• 44 Scenic Miles to Branson
• Grid Electricity
• Drilled Well Required Before Residence
• No Mobile Homes

Whiteoak Shores Parcel D is a 2.6-acre tract of oaks and cedars above Bull Shoals Lake in western Ozark County, Missouri. It’s a great place to build and will make a really convenient place from which to experience the Ozarks because, in the dramatic hills and valleys of this part of the country, traffic moves pretty slowly, so, being fairly close to things is a benefit. Besides being a mere 44 miles from the bright lights of Branson, this property is only 5.4 miles from the Peel Ferry which takes Highway 125 into Arkansas, and 7 miles from the hamlet of Protem, Missouri.

The parcel has grid electricity and frontage on Pine Hollow Road which is maintained by Ozark County, and it’s been fully surveyed and staked. The terrain varies from fairly level in the south and west to rugged and dramatic in the northeast corner which is in a narrow hollow leading down to the lakeshore.

All the amenities one might need for a weekend at the lake can be found less than 15 minutes away at Buck Creek Marina. Their website says they "offer Arkansas and WRL fishing licenses, boat rentals, water sport equipment rentals, non-ethanol fuel, yearly or daily slip rentals, bait & tackle, camping supplies, apparel, snacks, drinks, and convenience items...everything you need for boating, fishing, camping, and swimming." We think you will find Bull Shoals Lake every bit as beautiful as the popular Table Rock Lake, but much less congested and commercialized.

The “neighborhood”, that is, this peninsula of the lake, is 99% woods, but there is just a handful—missing a finger or two—of middle-class homes, mostly built in the last 20 years.

Size

• 2.6 fully surveyed acres

---

Legal Description

• Whiteoak Shores PARCEL D: All of the West half of the Northeast Quarter of the Southeast Quarter and the Southeast Quarter of the Southeast Quarter Section 7, Township 21 North, Range 16 West except two parcels of fractional acreage.

---

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

• • Access is by Pine Hollow Road which is maintained by Ozark County, Missouri.

---

Utilities:

• Water:
  • You agree not to begin construction on the property until you have drilled a state-approved well.
  • 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:
  • Electric service for Whiteoak Shores comes from White River Valley Electric Cooperative, Gainesville, Missouri, 65655, 417-335-9333.
• Telephone and Internet:
  • Telephone and internet services are provided to Whiteoak Shores by CenturyLink, 800-201-4099. http://www.centurylink.com/
• Septic:
  • You agree not to begin construction on the property until you have provided state-legal 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 Ozark County Health Department, 370 Third St, Gainesville, MO 65655, (417) 679-3334 to install a septic tank. The average cost of a septic tank and drain field is approximately $3500. Composting toilets are available for from under $1,000 to more than $3,000 according to your tastes.
• Gas:
  • Propane gas is available from local dealers.
• Mail Delivery:
  • Mail is delivered to Whiteoak Shores on Pine Hollow Road. To establish a mailbox there, contact the postmaster at the Theodosia Post Office.

---

Deed Restrictions:

Here’s a summary of the six deed restrictions on the property.

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 landowners.

   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.



6. No mobile homes.

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. This does not mean that our contract, which expires when you no longer owe us money, does not contain certain requirements in addition to these.

---

Taxes

• $25.00 (estimate)

---

Building codes and/or permits:

• Ozark County does not issue building permits and no building codes are in effect. The County Health Department must approve your septic system.

Driving Directions:

Whether you’re coming from the Arkansas or the Missouri side of Bull Shoals Lake, you need to get onto scenic Missouri 125 east of Branson. Take this just past the hamlet of Protem, Missouri about 3.4 miles to Pine Hollow Road, where you turn left, but it will appear to you as straight ahead.

For the next couple of miles, you can glide along on a cloud of downy asphalt provided by the largess of wealthy Taney County, after that, more modest Ozark County, where simple folks can’t afford to pay such outlandish taxes, provides a good-quality county-maintained roadway. At around 3.4 miles on Pine Hollow, look for the survey ribbons and graveled access road on the left, or south side of the road, and you’ve arrived.

Print out these directions and the map below, and take them with you. GPS devices, especially cell phones, frequently suck in these sorts of rural environs. Don’t risk spending your afternoon wandering around lost.

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.