Louisa Parcels

  • Louisa Parcels/Texas Co., MO.
  • $46,900 / $
  • 475.69
  • per mo.

Property Details

Louisa Parcels

** Parcel A is SOLD (pending contract)

I’ve recently discovered that some of you enjoy knowing some of the histories of our individual properties. I mention this because we’re about to announce two new parcels about which I know quite a bit of the history. I’ve always been fascinated, growing up here in the Ozark forest, to think about the generations that have wandered the woods before us, leaving a scant trace in the moist, temperate climate. I know the history of this particular location because my father’s family nearly starved to death here in the Great Depression.

I never knew my paternal grandfather (he died much too soon for that) but he was a sickly, rather slow fellow who married a domineering battle-ax of a woman. In an era where male offspring could bring a man wealth – or at any rate a shorter workday – he had seven daughters and two sons. They lived in a log cabin that’s now gone beside a shed that still stands a few yards to the west.

When looking at the location on Google Maps, you’ll see the notation “Post Office” on the neighboring property. In the early part of the 20th Century, my grandfather established a general store and U.S. Post Office near the point indicated. He named his homemade town “Louisa,” which is the name we’re using to designate this property since the name is all that’s left behind.

When I was a child, this valley was part of a 600-acre spread encompassing not only the valley, but the hills to the north, west, and south including part of the Ozark Divide. The whole tract was owned by a wiry, little, old man named Ed Porter who cleared much of the land with only an ax and dogged determination. You will see many large piles of rock on the property, in the neighborhood, and alongside the access road to it. Combined they’d make up many truckloads, but each one got there in the same pair of withered old hands. In the evenings, he liked to drink the homebrew which, along with a few other pungent aromas, permeated his clothes.

Those days are gone now, of course, but you, too, could live here, make your own beer, and smell funny.

Or at any rate, this would be a good place to make some of your own history. Both parcels are slightly over ten acres and both have about three acres of level, open bottomland and seven acres of big oaks and hickories on hilly terrain.

There’s a pretty little stream that runs through both parcels most of the year, possibly flooding slightly in the early spring and sinking into the gravel in late summer. Parcel A features an earth platform bulldozed into the hillside approximately thirty feet of elevation above the valley. A more recent owner had a strange fixation about making worthless things with concrete, so you’ll find a few pointless blocks of same, that were a bit too large for us to remove, laying about.

The access road has been in use well beyond the memories of anyone living today, and we’ve recently graded, ditched, and hardened the road for the half-mile back to county maintenance. There’s an electric line on the adjoining property. However, this road makes two water crossings on its way into the property. You can get here in your car, but if you plan to build and live on the property, your car isn’t going to last very long.
Size
  • Parcel A - 10.60 acres
  • Parcel B - 10.14 acres

Legal Desciption
  • PROPERTY DESCRIPTION TRACT A: A part of the East Half of the West Half of Lot 2 of the Northeast Quarter of Section 3, Township 28 North, Range 9 West of the 5th P.M., described as follows: Commencing at the Northeast corner of the West Half of Lot 2 of the Northeast Quarter of said Section 3; thence S 00°39'53" W 1462.37 feet along the East line of said West Half of Lot 2 of the Northeast Quarter to the centerline of the existing road, as located April, 2018; thence N 61°32'33" W 95.71 feet, and N 68°41'15" W 72.70 feet, and N 73°49'38" W 130.56 feet, and N 70°12'03" W 38.59 feet, all along said centerline for the true place of beginning; thence continuing N 70°12'03" W 28.75 feet, and N 64°25'44" W 81.33 feet, and N 59°07'20" W 202.98 feet, and N 61°56'07" W 98.72 feet, all along said centerline to the West line of said East Half of the West Half of Lot 2 of the Northeast Quarter; thence N 00°34'52" E 1174.21 feet along said West line to the North line of said Section 3; thence S 87°34'32" E 364.87 feet along said North line; thence S 00°37'23" W 1354.25 feet to the true place of beginning. Subject to all easements of record. Subject to existing road right of way. Description as per Survey C-8444 made by Carmack Surveying, Inc.


  • PROPERTY DESCRIPTION TRACT B: A part of the East Half of the West Half of Lot 2 of the Northeast Quarter of Section 3, Township 28 North, Range 9 West of the 5th P.M., described as follows: Beginning at the Northeast corner of the West Half of Lot 2 of the Northeast Quarter of said Section 3; thence S 00°39'53" W 1462.37 feet along the East line of said West Half of Lot 2 of the Northeast Quarter to the centerline of the existing road, as located April, 2018; thence N 61°32'33" W 95.71 feet, and N 68°41'15" W 72.70 feet, and N 73°49'38" W 130.56 feet, and N 70°12'03" W 38.59 feet, all along said centerline; thence N 00°37'23" E 1354.25 feet to the North line of said Section 3; thence S 87°34'32" E 316.11 feet along said North line to the place of beginning. Subject to all easements of record. Subject to the existing road right of way. Description as per Survey C-8444 mode by Cormack Surveying, Inc.

Title
  • We will pass Fee Simple Title  to the purchaser conveying 100% of the ownership of the property including all timber, mineral and water rights.
  • We own this property free and clear of all tax liens, judgments mortgages or other encumbrances.  As purchaser, you are not assuming any existing liens.
  • We will record a Warranty Deed to the property in your name after you have made six monthly payments.

Access
    • Frontage on a deeded easement

Utilities:
  • Water:
    • We do not supply water or water systems to any of these properties. Purchasers of these parcels need to arrange to drill their own private water well. For information on drilling procedures you should contact local well drillers which are listed in the yellow pages of local phone books or we will recommend some to you. Current prices charged by local well drillers run around $8 per foot to drill and $9-13 per foot to install a 6 inch casing. Missouri law requires a minimum of 80 feet of casing in all locations and more in some. The estimated cost of a complete well, casing and pump system in this area is $7,500. Permits are not required to drill water wells for single family dwellings; however you are required to hire a state-licensed well driller.
  • Electric:
    • Commercial electricity is provided to the area by: HOWELL-OREGON ELECTRIC CO-OP www.hoecoop.org 6327 N US Hwy 63 West Plains, MO 65775 (888)HOE-POWER (1-888-463-7693)
  • Telephone and Internet:
  • Septic:
    • We do not provide any means of sewage disposal for these properties. Being in a rural area, the most common methods of sewage disposal are by individual on-site septic tanks, however composting toilets and out-houses are permitted.
    • The Missouri Department of Natural Resources has given general approval for this usage of this site for individual sewage treatment systems.
    • Septic systems must be constructed in accordance with County and State standards, and you must obtain permission from the Texas County Health Department, 950 N. Highway 63, Houston, MO 65483, (417) 967-4131 to install a septic tank. The average cost of a septic tank and drain field is $3500.
  • Gas:
    • Propane gas is available from local dealers.
  • Mail Delivery:
      • Mail is delivered to Louisa on Shelton Rd..  To establish a mailbox there, contact the postmaster at the Willow Springs Post Office.

Deed Restrictions:
  • There are no deed restrictions on these properties.

Taxes
  • $70.00 (estimate)

Building codes and/or permits:
  • Texas County does not issue building permits and no building codes are in effect. The County Health Department must approve your septic system.
From Shelton Road to the property. At about 0.9 mile down Shelton Road, you'll see three mailboxes on your left, and a road turning back to the right at a very sharp angle. Take this road. About a quarter-mile later, you'll come to the first creek crossing. Beyond that, you'll see a house and yard straight ahead of you - look for where the road takes a sharp bend to the left and follow that. First you'll have another smaller creek crossing, then the road forks. Don't take the fork going up-hill, which has a gate on it anyway, take the right fork into the open area. A couple dozen feet after the fork to your right is the southeast corner of Parcel B. We have put T-posts in place.

CLICK HERE TO BUY THIS PARCEL B

  • House
  • 475.69 Bedrooms
  • 46900 Bathrooms
  • 10.60 acre