• State highway frontage
• MoDOT-approved driveway
• 4 Miles to town
• Wild terrain
• No mobile homes

This is a wild, jungle of a parcel perched on a ridgetop just four miles from the picturesque little Ozark village Centerville, which is the County Seat of Reynolds County.

The terrain of the parcel is quite varied: while the highway frontage is on the crest of a long ridge, the parcel slopes downward to the north so that, in the winter-time when the leaves have fallen, you have a pretty long view in that direction, and should you be interested, there’s a steep hollow in the back of the parcel that would produce a large pond or small lake with the appropriate machine work.

The vegetation is typically Ozark, with lots of mature oaks and hickories as well as other native species of nuts, berries and other forbs.

There’s a sort of open area just off the pavement that you’ll probably want to conquer before you start on the back five acres.

So, if you're looking for a nice, quiet place to build, hunt, photograph, enjoy the wonders of nature, or guide alien spaceships to a docking point, you can do it here for a measley $405 per month.

Electricity has been extended to about 600 feet from the property, and we get pretty good cell phone service there. Our Five Basic Restrictions apply.

Size
6.9 acres by county calculation

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Legal Description
UPLAND MISTS PARCEL J: All of the South Half of the Northeast Quarter of the Northeast Quarter of the Southwest Quarter of Section 6, Township 31 North, Range 1 East.

UPLAND MISTS PARCEL L: All that part of the East Half of the West Half of the Southeast Quarter of the Northeast Quarter of the Southwest Quarter of Section 6, Township 31 North, Range 1 East, lying north of Missouri Highway #72.

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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
The Parcel fronts on Missouri State Highway 72.

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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
Electrical service is currently located at the nearest neighbor to the southeast 400ft away. Electricity is provided to the area by: BLACK RIVER ELECTRIC CO-OP www.blackriverelectric.com P.O. Box 31, Fredricktown, MO 63645 (800)392-4711 provides electricity to Upland Mists.

Telephone and Internet
Telephone and internet services are provided to Upland Mists by CenturyLink1-800-201-4099. http://www.centurylink.com/

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 to Upland Mists on Missouri State Highway 72. To establish a mailbox there, contact the postmaster at the Centerville 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
Reynolds 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 PARCEL JL: From Centerville, drive south on Highway 21 to Highway 72 where you turn right or west. From that intersection, Upland Mists Parcel JL is about a mile on your right (north side of the highway).

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.