Louisa 20.74 Acres

• Road Frontage
• Professionally Surveyed
• Elevated Building Pad
• Wet-weather Creek
• No Mobile Homes

The following history of This Week’s Feature Property was written by our beloved founder, the late Neil Shelton. Neil grew up in the area and was particularly fond of this little piece of Earth we call Louisa. We think it best to let him tell you its story.

“I’ve recently discovered that some of you enjoy learning about the histories of our individual properties. I mention this because we’re announcing a property 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.

In the early part of the 20th Century, my grandfather established a general store and U.S. Post Office on a neighboring property. 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 a homebrew that, along with a few other pungent aromas, permeated his clothes.”

Old Man Porter is long gone, but the most recent owner lived there for many years, and when we obtained it, we had to do quite an extensive cleanup job. This requires a lot of time and heavy equipment, and also isn’t a perfect solution. This means you’ll likely find little bits of inorganic matter on or in the ground during your exploration of the parcel.

This is a rare offering from us because this is a large parcel of nearly 21 acres. The front third or so is level, open bottomland, and the rest is covered in a forest of big oaks and hickories on hilly terrain. There’s a pretty little stream that runs through the property most of the year, possibly flooding slightly in the early spring and sinking into the gravel by late summer. The east side of Louisa features a platform bulldozed into the hillside approximately fifty feet of elevation above the valley. The platform has a circular concrete pad that is roughly forty feet in diameter and would be an ideal spot for a house or maybe your helicopter. Just south of the platform, next to the driveway, is a concrete block structure which could be used as a cellar or just for storage.

There’s an electric line on the adjoining property, and the access road has been in use well beyond the memories of anyone living today. However, this road makes two water crossings on its way into the parcel. You can get here in a car, but if you plan to build and live there, your car isn’t going to last very long.

Go check it out this weekend, and you, too, can start living a lifestyle of making your own beer and smelling funny.

Size
20.74 acres fully surveyed and staked as two properties being sold as one; Louisa Parcel A = 10.60 Acres and Louisa Parcel B 10.14 Acres.

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Legal Description
LOUISA PARCEL 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.

LOUISA PARCEL 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 Carmack Surveying, Inc.

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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.

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Access
Access from Missouri State Highway Y via Shelton Road (county maintained) is by a single-lane gravel road. You should be prepared to maintain this road yourself.

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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. Missouri law requires a minimum of 80 feet of casing in all locations and more in some. Permits are not required to drill water wells for single-family dwellings; however, you are required to hire a state-licensed well-driller.

Electric
Electricity has not been extended to the property. Parcel is off grid. Howell-Oregon Electric Cooperative, West Plains, Missouri, 65775, 417-256-2131 provides electricity to the area.

Septic
You may not take up occupancy until you provide sewage disposal for your property in the form of either:

(A.) a septic tank and leach field, or (B.) a commercially manufactured composting toilet system.

The State of Missouri says that any septic tank and leach field on less than three acres must be installed to Missouri Department of Natural Resources specifications. You can get information on these by speaking to the Health Department in your respective County Seat.

Since they do not endanger the ground-water, properly operated and maintained composting toilets are not restricted, and thus are permitted at all locations.

Garbage Disposal
Open dumping is illegal in the state of Missouri. Before occupying the property, you must make arrangements with a State-approved garbage collection company.

Gas
Propane gas is available from local dealers.

Mail Delivery
Mail is delivered Louisa via Shelton Road(county maintained). To establish a mailbox there, contact the postmaster at the Elk Creek post office.

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Deed Restrictions
1. No buildings shall be constructed closer than 100 ft. from a roadway or 30 ft. from a boundary. (This may be adjusted in certain locations.)

Explanation: buildings placed closer can cause situations that interfere with road maintenance and utility transmission.

2. No refuse, debris, unused building materials nor derelict vehicles shall be allowed to collect on the premises.

Explanation: piles of junk are not only unsightly, but tend to spread to adjoining vacant parcels. Dead cars and junk make it harder for us to sell adjacent properties, or for you to sell yours.

3. You may keep whatever livestock or pets you wish so long as they are not allowed to create a nuisance to neighboring land owners.

Explanation: this probably means that if you want to keep pigs in the most common fashion, you need a parcel of at least 5 acres with a back corner located away from anyone else's home. Lots of barking dogs may also cause you problems depending on the size of your parcel and how you locate your facilities.

4. No parcel shall be further subdivided.

Explanation: you may build more than one residence on a single parcel, but you may not deed away a part of the parcel to someone else.

5. All wastewater treatment facilities shall be constructed in accordance with applicable state water quality standards.

Explanation: if you plan to construct an in-ground septic system, it must meet state standards. Additionally, the state says that any septic system on less than three acres be built to Missouri Department of Natural Resources specifications. Parcels of 5 acres or greater are virtually unrestricted. Since they do not endanger the ground-water, composting toilets are not restricted.

Deed restrictions are restrictions on this property which have been recorded with the county, and which will remain in effect even when the property changes hands. Our contract, which expires when you no longer owe us money, contains certain requirements in addition to these.
Click HERE to see a Sample Contract

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Taxes
$200 (estimate)

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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.

Driving Directions to Locate Louisa 20.74 Acres

From Cabool, Missouri, take US Highway 63 northeast 5.1 miles to State Highway H. Continue on Highway H for 7.5 miles to State Highway Y, where you will turn right. Continue on Highway Y for 3.1 miles, then turn right onto Shelton Road, a gravel county-maintained road. Follow Shelton Road for 0.9 miles down a long hill. At the bottom of the hill, there will be a sharp right turn. Follow this single-lane gravel road for 0.4 miles, crossing two separate creeks. Approximately 460 feet past the second creek crossing, you will see a t-post marking the southeast corner of the Louisa 20.74 Acres.

Click HERE for Google Maps directions from Cabool, Missouri.

No Down Payment - Warranty Deed after Six Months

Welcome to OzarkLand.com where, since 1982, we have dedicated ourselves to making Ozark Mountain land available to anyone who sincerely wants to own it, on a first-come, first-served basis. You don’t need to make a sizeable down payment, or any down payment at all—just start making the monthly payments.

All of the properties we sell are owned by us, free and clear. That means that when we pass title to you, you don't need to worry that some disinterested third party—such as a bank—may own an interest in the property. This is frequently not the case in the real estate world at large.

We give you a Warranty Deed guaranteeing the title—no lease-options, no long-term land contracts, but fee-simple title to the property after only six months' timely payments.

All of the properties featured in our inventory are available to you via our very liberal financing plan. In fact, we’ll finance your whole land purchase with less paperwork and frustration than you'd experience buying a used car, and with no hidden expenses and one low-interest rate that’s remained unchanged since 1982.

We'll set up a contract with you in return for one monthly payment. After six monthly payments, we give you a Warranty Deed to the property, and we hold a Deed of Trust and Quit-Claim Deed as security. We record the deeds at the county courthouse at our expense, and we pay all closing costs.

There are no penalties for pre-payment.

Terms are 9% simple interest for 15 years.

You may consider moving to the property after you have paid a $1,000.00 deposit. You must receive approval from us before moving any personal items to the property.

Requirements expected to be completed prior to moving, include:

1. Sign up with a local trash collector. Proof of paid invoice will be required.

2. Provide a septic tank and leach field approved by the County Health Department OR a commercially manufactured composting or incinerating toilet. Proof of paid invoice will be required.

3. Payments on all accounts with us must be current.

4. If placing a portable building on the property, provide us with the name and address of the vendor.

Check out the "How It Works" page for more information.