• 4WD Access
• Off Grid
• No Mobile Homes
• Registered Professional Survey

This remote property is covered with big oaks and hickories, and we know from personal experience that it hasn’t been timbered in over fifty years. It’s a little hard to get into, being about two miles from pavement, but when you finally climb the last rocky slope into the parcel, it’s nothing but verdant forest serenity; 5.51 fully-surveyed acres of it, in fact. It’s a mountaintop of big trees that, we hope, reminds you of the long-term investment value of forested land. Own it and it only matures; you don’t have to do anything at all; it gets more valuable with each passing month.

This property has minimal restrictions as listed under Details. Both Willow Springs and Cabool, Missouri are about 14 miles away.

Size
5.51 acres, surveyed and staked.

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Legal Description
SHADY RIDGE PARCEL 3: All that part of the West Half of the East Half of the Northeast Quarter of the Northwest Quarter of the Southeast Quarter, and of the West Half of the Northeast Quarter of the Northwest Quarter of the Southeast Quarter of Section 9 Township 28 North, Range 9 West lying east of the center-line of the access road thereon.

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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 via deeded easement from Rainbow Drive (Texas County) to the property.

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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. 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
This parcel is off-grid. That is, electrical service has not been extended to the property. Commercial electricity is provided to the area by: Intercounty Electric Co-op, Licking, MIssouri, but lines have not been extended to the parcels. Intercounty charges 8 dollars per foot to extend electricity making them less competitive of private solar or wind installations.

Telephone and Internet
Telephone and internet services are provided to Shady Ridge by CenturyLink1-800-201-4099. http://www.centurylink.com/ For cell phone service, we recommend US Cellular and for internet, a satellite provider.

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 and composting toilets.

The Missouri Department of Natural Resources has given general approval for this usage of this site for individual sewage treatment systems.

In-ground septic systems must be constructed in accordance with County and State standards, and you must obtain permission from the Texas County Health Department to install a septic tank. The average cost of a septic tank and drain field is approximately $3500. Composting toilets are available from under $1,000 to more than $3,000 according to your tastes.

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 to Shady Ridge on Rainbow Drive. To establish a mailbox there, contact the postmaster at Cabool 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. We find that the typical state-approved septic system will cost upwards of $3,000 for labor and materials. 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
$100 (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.

Getting there: Begin in Willow Springs and go north on Highway 137. About 3 miles out of town, Highway HH turns north (left) and so should you. Follow HH through some very scenic country, crossing a number of small streams that flow east. After about 7 miles (or so) you'll come to where HH intersects with Highway U. You go straight, staying on HH, and turn right on the first county (unpaved) road beyond. That will be Jackson Road. Follow this about half a mile to the intersection with Rainbow Drive (sign missing) and take that to the left. When you come to the first fork in the road, take the right fork (marked " Shady Ridge Road"). This road, in turn, runs about 1 mile through a stand of young pines, then down into a steep hollow and to another fork where you go right, uphill. This is where you need 4WD. When you come to the top of this hill, you'll be in Shady Ridge, and Parcel 3 begins at the survey stake on your left.

Disclaimers: 1. These directions are accurate to the best of our knowledge but cannot be guaranteed. Visit this property at your own risk, we are not responsible for accidents. 2. We get the GPS coordinates from Google Earth. The likelihood of them being absolutely correct is minimal. Therefore... 3. Do not attempt to find this property without taking paper copies of our maps and directions.

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.

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