Two tracts, totaling 22 acres of premium quality land in an excellent location in the Missouri Ozarks! This “top-shelf” acreage offers a gorgeous natural creek, mature timber, creek, a long private driveway (with a cleared site tucked behind a small pond) and excellent opportunities for hunting, building, camping, recreation and investment.
Outcast Land is known for focusing on the highest quality hunting and recreation land in the United States. Every tract sold by Outcast Land is hand-picked for its hunting, recreation and investment appeal. Also, all Outcast Land tracts are guaranteed buildable but they can not be used as a residence until after the loan (from Outcast Land) has been paid in full. This tract can be purchased from this listing page if it is still available.
We have a very limited number of these tracts at the Jesse James Project, in Pulaski County, Missouri. These tracts are some of the HIGHEST QUALITY deer and turkey hunting tracts in the nation. Pulaski County is consistently ranked as one of the top deer hunting areas in Missouri (and in the nation). These tracts are also within about three miles of the famous Gasconade River and within about 20 miles of the Mark Twain National Forest which gives you over 50,000 acres of ADDITIONAL land for hunting, camping, fishing, trail riding and recreation (public land).
If you have not already seen the full “Information Page” for The Jesse James Project (which includes a ton of information and videos), please fell free to click on the link below which contains some great general information about the area:
Click Here For More Info On The Jesse James Project (if you have not already seen it)
This area has a PROVEN track record for huge white-tail deer and enormous wild turkeys. There has been very little hunting pressure at The Jesse James Project for many decades AND the land itself has been managed under the guidelines of the QDMA (Quality Deer Management Association) which has led to the growth of a large and healthy population of white-tailed deer and wild turkey.
This particular listing is for TWO tracts of land within The Jesse James Project – Tract H (which is 8 acres in size) and Tract 16 (which is 14 acres in size). Together, these properties total 22 acres in size.
The photo below shows the two tracts:
In the photo above you can see Tract H (8 acres) and Tract 16 (14 acres). You can drive to Tract H in your truck or your suv. To get to Tract 16 you will want to use your four wheeler or your side-by-side. We are selling these tracts together so that you can set up your cabin/campsite/home/camper/etc on Tract H (since you can drive to it with a truck/suv). Then to get to Tract 16, take your four wheeler or your side-by-side (or your hiking boots) and you can do some SERIOUS hunting, camping and relaxing!
Although these two tracts are separate properties, we feel that they make a perfect “match” and that your experience at The Jesse James Project will be enhanced by owning both of these stunning properties.
Tract H is 8 acres and features a long private driveway with a cleared site for camping and/or building, mature timber AND a beautiful stream along its entire north side.
Tract 16 is 14 acres and features a beautiful stream/creek along its entire south side. It also has mature timber and a nice mixture of level areas as well as steep areas with a huge level area on its north side.
The photos/maps on the right side of the screen (or the very bottom of the listing, depending upon how you are viewing the website) show each of the two tracts. We start with Tract H (8 acres with creek/stream, private driveway and cleared site) and then we show Tract 16 (14 acres with stream/creek and mature timber).
If these tracts were listed for sale separately on our website, Tract H (8 acres w/ creek, driveway, cleared site and timber) would be $69,500 and Tract 16 (14 acres w/ creek, timber and privacy) would be $66,500. So, the normal “combined sales price” would be $136,000.
But, since we have decided to sell these two tracts together, we are temporarily offering a 20% DISCOUNT off of that price, which brings the total combined sales price for BOTH tracts down to $108,800.
With your minimum down payment of $1,500 you will automatically get our reduced annual interest rate of 7 3/4% and your monthly payment will be $1,079.99.
With a $2,500 down payment, the annual interest rate will drop to 6 3/4% and the monthly payment will drop to $1,010.66. With a $5,000 down payment, the annual interest rate will drop to 5 3/4% and the monthly payment will drop to $931.97. Property taxes and maintenance fees total only about $35 a month on each tract, and this is already included in the monthly payments amount(s). The above payments are calculated on about a 15 year amortization schedule. There are NO prepayment penalties and NO hidden fees.
PLEASE NOTE that you have a TWELVE MONTHS to ADD to your down payment in order to reduce your interest rate and payment amount! We want to give ALL of our buyers the opportunity to achieve the lowest interest rate and payment amount possible!
ALSO, if you pay off your property (your loan to us) at any time within the next 5 years you will get a 10% DISCOUNT off of the purchase price of the property! On this property that would save you an ADDITIONAL $10,880 for an early payoff!
If this property is still available you may purchase it instantly through the “Buy Now” link on this page or you can call us in the office at (417) 767-2223 and we can answer any questions you may have or take your payment over the phone. Also, please feel free to email us at [email protected] and we will be happy to answer any questions you may have about the property.
Please Note: Both of these tracts do contain a large amount of mature timber, generally including white oak, red oak, walnut, hickory, sycamore and many other species. The timber may not be cut, sold or removed until the property has been paid for in full (we can often make written exceptions if you are clearing for a driveway or for a building/camping site). Timber prices were already on the rise BEFORE the pandemic, and over the last year we have seen OVER a 100% increase in lumber prices! Lock in your wooded property now and let those trees continue to grow as you plan your home or cabin…
In the main part of the listing below, we will have maps/pictures/videos of Tract H as well as separate maps/pictures/videos of Tract 16. To see the approximate dimensions of each tract, check out the “MapRight” Interactive Map further down in this listing (it has a measurement feature built into it). We have just one Interactive Map but it does show both of the tracts.
We also have an “Intro Video” that shows the two properties at the same time.
In fact, the “Intro Video” showing both properties can be found just below:
Video Intro JJ16H
In this next section, we will show the pictures/videos/info for Tract H, which is 8 acres in size and has the long private driveway and cleared site (as well as the creek/stream on the north end).
The aerial map above shows Tract H which is 8 acres in size. It is accessible with a truck or an suv and it borders the easement road along its entire south end and the little creek along its entire north end. There is a private driveway that starts at the easement road on the south end and goes north (through the timber) and leads to a cleared site which might be ideal for camping or building. The dashed line on the map shows the approximate location of the driveway and the circular part shows the approximate location of the clearing. There is a small pond on part of the southeast corner of the property.
The “topo map” above shows how Tract H is situated. It is the highest at its south side and it slopes down as you move to the north. As you go north from the clearing (toward the creek) the property gets steep.
Below, we have a drone video showing Tract H:
$1,500 Down Owner Financed Land w/ Creek, Pond & MORE! ID#JJH (JJ16H) – InstantAcres.com
Next, we have a “ground video” showing part of the property. In this video we start on the easement road by the south side of the property, and we drive into the cleared site:
Video Ground JJH Done
Also, we have a short video taken while standing in the creek on the north side of the property:
Video Ground JJH Creek Done
Below, we have a few photos showing Tract H:
In the drone photo above we are looking northerly at Tract H. The easement road is toward the bottom of the screen and you can see the start of the private driveway on the far left side of the photo. The driveway leads to the cleared site which is behind the pond.
Looking down at the cleared site on the property. This was recently cleared (with grass seed planted).
In the aerial photo above we are looking down on the little creek (James Creek) which borders the north side of Tract H.
Tract H is accessible with a truck or an suv via the gravel easement road which comes off of Cactus Road, possibly making it an ideal destination for hunting, camping, building, recreation and investment.
Now let’s take a look at Tract 16 which is 14 acres in size and it directly on the other side of the creek from Tract H:
In the photo above we are looking down at James Creek on the south side of Tract 16.
The aerial map above shows Tract 16 which is basically all wooded except for the cleared power line. Tract 16 is accessed via the easement trail which comes in at the northeast side of the property. The “easement trail” to Tract 16 is designed for four wheelers and side-by-sides. We did drive a full sized pickup onto the property in order to get our videos, but the truck did get a few scratches (and possibly a dent). This tract borders the creek along its entire south side.
The “topo map” above shows how the property is situated. It is the highest on its north side, where you will find a large level area. The property slopes down steeply as you go south toward the creek.
Tract 16 is generally accessible only with a four wheeler or a side-by-side by using the easement trails which lead into the property. We drove a full-sized truck to the property, but our truck was “pre-scratched” so we were not worried about a few additional scratches.
Below, we have a drone video showing Tract 16:
Video Drone JJ16 Narrated
Next, we have a “ground video” where we look at part of the property. Please keep in mind, this trail in the video is for four wheelers and side-by-sides (even though we are in a full-sized truck):
Video Ground JJ16 Done
And then we have a short video where we check out the creek at the south side of the property:
Owner Financed 22 Acres With Creek in the Ozarks! – $1,500 Down – InstantAcres.com – ID#JJ16H
Below, we have a few photos showing Tract 16:
In the aerial photo above we are looking easterly at the north side of Tract 16. This tract is loaded with mature timber. The north side of this property is where you will find the large, level area.
In the photo above we are parked on the easement trail on Tract 16.
In the aerial photo above, we are looking down on the creek which borders the south side of Tract 16.
In the aerial photo above we are looking west over the north side of Tract 16. There is quite a bit of mature timber on this large property.
Tract 16 is an amazing property, and even by itself it could make a dream property for a hunter or a camper. With this listing, not only are you getting Tract 16, you are also getting Tract H (which has the cleared site and private driveway). You will want a four wheeler or side-by-side to drive to Tract 16 and it offers a large amount of additional acreage and privacy, as well as a huge amount of additional creek frontage.
MapRight Interactive Map
The “MapRight” interactive map (below) is very useful for exploring the property and the area. You can zoom in and out and also move the map around and even use different “base layers” to view the property:
Please refer to our interactive map above (MapRight Map) for additional property views and information. The property boundaries are approximate but it should be very helpful for exploring the property.
About the free “MapRight” app that you can use to help check out this property:
To read a detailed description about how to use the free “MapRight” app to locate the property as well as the property’s boundaries, please click on the link below:
Click Here To See A “MapRight” Tutorial
You will want to download the “MapRight” app to your phone or tablet before you visit the property, as it will make things go smoothly on your first trip (just follow the directions in the tutorial).
Property Covenants
As you may already know, the deer and turkey hunting in this area is some of best in the nation. On these tracts you can hunt, camp, ride your four wheeler, shoot your gun(s) and generally just relax and enjoy life. These tracts are definitely buildable, subject to the basic property covenants which are the same for all Outcast Land tracts.
Please keep in mind that although Tract H (the 8 acre tract w/ cleared site and private driveway) could be suitable for a cabin or a home, Tract 16 (the 14 acre tract) is generally only accessible with a four wheeler or a side-by-side which makes it a questionable choice for a year-around home – Tract 16 would be best used for hunting, camping and recreation while you use Tract H as your main campsite/cabin/home.
If you wish to use any of these tracts as a full-time residence, your home/cabin must be at least 600 square feet on a concrete foundation and the loan (to Outcast Land Inc.) must be paid off. The land does not have to be “free and clear” in order to live on the property but the Owner Financed loan to Outcast Land Inc. must be paid off (so if you “refinance” through your bank or another lending institution then the “owner financed” loan would be paid off).
You can build a hunting cabin (or even a house) right away, if you choose to do so (so long as it is not used as a residence). A hunting cabin would not have to be on a concrete foundation or be 600 square feet in size (those are requirements for a residence, not a hunting/vacation cabin). You could also use a portable building for a hunting/vacation cabin, if you choose to do so.
You have a full 90 days for camping in a 12 month period, which is twice as long as the standard 45 days a year. Also, your camping is never limited during deer season (rifle season) or spring and fall turkey season. Outcast Land never wants to limit your hunting opportunities!
If you have already seen the information page for The Jesse James Project than you have probably already seen the list of property covenants. If you have not, then please click on the link below to see them:
To see the Outcast Land Property Covenants please click here.
You can definitely have a portable building or a camper/RV on this property for camping and hunting (just not as a residence). In fact, we know many people who have built a small hunting cabin in a weekend, with materials that fit in the back of a suburban or a pickup truck. Remember, you can definitely build a home and/or hunting cabin on the property at any time, it just can not be used as a residence until after the Owner Financed loan has been paid in full.
Please note that timber with a stump diameter larger than 8 inches may not be cut, sold or removed until the property has been paid for in full (we can often give written exceptions for creating a building site or a driveway/trail).
Location of The Jesse James Project
These special tracts are in an amazing location. Located about 15 miles west of Rolla, Missouri, which puts you only about two hours from St. Louis. Springfield, Missouri is about 1 1/2 hours to the southwest and Lake of the Ozarks is about 30 miles to the northwest.
As the map above shows, these tracts are within about 5 miles of the VERY popular Gasconade River and within about 10 miles of the Mark Twain National Forest which gives you THOUSANDS of acres of additional land for hunting and exploring as well as virtually unlimited access to numerous rivers, creeks and trails. Although it is hard to see on the map above, the little town of Dixon, Missouri is only about 5 miles northwest of this property which gives you a convenient place for gas and groceries.
As the map above shows, these tracts are less than 10 miles from the main four lane highway in Missouri (Interstate 44) but are still VERY private! Mill Creek and James Creek cross through The Jesse James Project and flow about two miles into the Gasconade River.
The map above shows the route to The Jesse James Project, starting at Highway D (which comes off of I44).
DIRECTIONS: To get to The Jesse James Project from Rolla, Missouri just go west on Interstate 44 for about 12 miles and then take the exit for Highway D going north. Stay on Highway D for about 8 miles and then go north (right) onto Columbia Road. Go about half a mile on Columbia Road and then take your first right onto Cactus Road. Take Cactus Road for just under a mile (about 8/10th’s of a mile) and then go left onto the start of the easement road that will take you into The Jesse James Tracts. The easement road will go for about half a mile through some beautiful pastures and then you will enter the property.
As we mentioned earlier in this listing page, the MapRight app will be VERY useful for finding The Jesse James Project and also for exploring any of the individual tracts! Call or email us with any questions and we will be happy to help you with MapRight (be sure to check out the video at the top of our F.A.Q. page as well).
Also, it may be helpful to print out the maps/directions from this listing page, especially the first time you visit the property. Although main easement road at The Jesse James Project is a low-maintenance road, you will be able to get to the “lettered” tracts with a truck or an suv. In order to explore the “numbered” tracts you will need a four wheeler or a side-by-side.
Good quality hunting land in Missouri has been a proven investment for many years. As the demand for the top quality hunting tracts continues to grow, the values will continue to rise. These tracts represents an excellent opportunity hunting, camping, building a cabin or home (on lettered tracts), recreation and investment. If you live or work in Missouri then you already know that our land values have been steadily climbing and that land within two hours of St. Louis or Springfield is VERY popular with the demand growing every day. Lock in your property now, while you still can!
If these tracts were listed for sale separately on our website, Tract H (8 acres w/ creek, driveway, cleared site and timber) would be $69,500 and Tract 16 (14 acres w/ creek, timber and privacy) would be $66,500. So, the normal “combined sales price” would be $136,000.
But, since we have decided to sell these two tracts together, we are temporarily offering a 20% DISCOUNT off of that price, which brings the total combined sales price for BOTH tracts down to $108,800.
With your minimum down payment of $1,500 you will automatically get our reduced annual interest rate of 7 3/4% and your monthly payment will be $1,079.99.
With a $2,500 down payment, the annual interest rate will drop to 6 3/4% and the monthly payment will drop to $1,010.66. With a $5,000 down payment, the annual interest rate will drop to 5 3/4% and the monthly payment will drop to $931.97. Property taxes and maintenance fees total only about $35 a month on each tract, and this is already included in the monthly payments amount(s). The above payments are calculated on about a 15 year amortization schedule. There are NO prepayment penalties and NO hidden fees.
PLEASE NOTE that you have a TWELVE MONTHS to ADD to your down payment in order to reduce your interest rate and payment amount! We want to give ALL of our buyers the opportunity to achieve the lowest interest rate and payment amount possible!
ALSO, if you pay off your property (your loan to us) at any time within the next 5 years you will get a 10% DISCOUNT off of the purchase price of the property! On this property that would save you an ADDITIONAL $10,880 for an early payoff!
If this property is still available you may purchase it instantly through the “Buy Now” link on this page or you can call us in the office at (417) 767-2223 and we can answer any questions you may have or take your payment over the phone. Also, please feel free to email us at [email protected] and we will be happy to answer any questions you may have about the property.
