SORRY, THIS PROPERTY HAS BEEN SOLD!
Heavily wooded property with great access on the County Road and DIRECT access into the Mule Shoe Conservation Area!
This heavily wooded 8 acre tract at “The Mule Shoe Project” offers DIRECT access into the Mule Shoe Conservation Area which is directly across the County Road from the property. The Conservation Area includes access to over a mile of river frontage on the Little Niangua River. This means you can enjoy your private acreage and still take advantage of the THOUSANDS of acres of additional land for hunting, camping, fishing, swimming and recreation.
Please check out all of the pictures and videos in this listing to get a good look at this special property and the enormous Mule Shoe Conservation Area!
This property is accessed by a well-maintained, gravel county road (Hickory County Road 96) along its entire south side, giving you good road access throughout the entire year. The property appears to be basically all wooded (except for possibly some small natural clearings and trails). There is no “driveway” into this property so you would need to have one created/cleared in order to pull your truck onto the property. This gives you the opportunity to choose your driveway location and to add additional value to your acreage. This private tract has about 300 feet of direct frontage on the County Road along its entire south side and the huge Mule Shoe Conservation Area is DIRECTLY across the road from the south side of this property, giving you access to over 2,000 acres of additional public land for recreation and hunting.
In the photo above we are facing west on County Road 96, which borders the south side of the property. The property is on the right and the Mule Shoe Conservation Area is on the left.
This top quality acreage is brought to you by our Sales Partner “Outcast Land Inc”. 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. All Outcast Land tracts are buildable but they can not be used as a residence until after the owner financed loan has been paid in full (please see the “Homesteader Friendly” category if you are looking for a place on which to live in the near future). Because this tract is offered to you through our website at www.InstantAcres.com, the sales process is identical to the other tracts that we sell ($1,500-$5,000 Down Payment, Owner Financing, etc.). 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 Mule Shoe Project”, which are some of the HIGHEST QUALITY hunting and recreation tracts in the nation. This area is consistently ranked as one of the top hunting areas in Missouri (and in the nation). Several of these private tracts offer DIRECT FRONTAGE on the Mule Shoe Conservation Area. The Conservation Area gives you over 2,000 acres of ADDITIONAL acreage for hunting, camping, fishing, canoeing and recreation.
The Mule Show Conservation Area offers multiple camping areas (free use) which may be a convenient place to camp for a few days while you explore the options on your new property. We have been told that you can camp in the Conservation Area for up to 14 days in a 30 day period, for no charge (you will want to verify this before making plans to camp in the Conservation Area).
If you have not already seen the full “Information Page” for The Mule Shoe Project (which includes a ton of information and videos), please feel free to click on the link below. It is the page that has the “Tract Map” with the availability of the various tracts, so it is likely you have already visited that page in order to get the the page that you are currently on.
Click Here For The Main Page Of “The Mule Shoe Project” (if you have not already seen it)
This area has a PROVEN track record for huge white-tail deer and enormous wild turkeys. In addition to being able to hunt and camp on your private acreage, you can also venture into the enormous Mule Shoe Conservation Area for additional hunting, fishing, camping and recreation.
The information (below) is the specific information about this tract, which is Tract 8 at The Mule Shoe Project. It is 8 acres in size.
The aerial photo above gives you a “bird’s eye view” over part of this heavily wooded acreage. In this aerial photo, the drone is over about the north end of the property and we are looking westerly. The road you can see (kind of) toward the bottom of the photo is County Road 525 (close to the property). As we look across that County Road we are looking into the Mule Shoe Conservation Area and toward the Little Niangua River which flows through the Conservation Area. In this photo we are only seeing a small part of the Conservation Area, which totals about 2,800 acres in size.
In the aerial photo above we are looking down toward the little creek bed which crosses over the property. Although we are certain that this is a seasonal creek (wet-weather creek) it was running both times that we visited the property. It’s hard to see it from the air but it is toward the center of the photo (with the sun reflecting off of it).
In the next aerial photo (above), we are now looking west from over the south side of the property. At the bottom of the photo you can see the red truck which is parked at about the middle of the road frontage on County Road 96. The property is on the right and the Conservation Area is directly on the left side of the road. We If you look a few hundred feet in front of the truck, the Conservation Area is on both sides of the County Road (check out the maps to see how this special tract is situated). In this spring-time photo you can see that this property has a beautiful mixture of timber.
In the aerial photo above we are now facing southerly, and we are over about the middle of the property. In this photo you can see the “valley” on the property and the little creek bed is at the bottom of the valley. You can not see County Road 96 in this photo because of the large trees, but it is straight ahead of us in the distance (with the Conservation Area across the County Road).
In the photo below we are checking out some of the beautiful mature timber on this property (from the south side of the property).
The full sales price for this very rare acreage with direct Conservation Area frontage AND direct County Road frontage at “The Mule Shoe Project” is $49,500 and we offer INSTANT owner financing with just $1,500 down.
With your $1,500 down payment you will automatically get our reduced annual interest rate of 7 3/4% and the monthly payments will be $461.82. This is about a 15 year amortization schedule.
With a $2,500 down payment the interest rate drops to 6 3/4% and the payment drops to $425.91 a month. With a $5,000 down payment the interest rate drops to 5 3/4% and the payment drops to $379.54 a month. These payments are all based on about a 15 year amortization schedule. Property taxes will be about $120 a year and this is already included in the monthly payment amount. 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 $4,950 for an early payoff!
The tracts at The Mule Shoe Project are sold through our partner company which is Outcast Land Inc. – The sales process is the same as you see on the InstantAcres website, but the paperwork will show Outcast Land Inc. as the “seller”.
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 we can take your payment over the phone. Also, please feel free to email us at [email protected] and we can answer your questions via email.
In the photo above we are facing west on County Road 96, which borders the entire south side of the property. The property is on the right and the Mule Shoe Conservation Area is on the left.
This particular tract has direct frontage on County Road 96 along its entire south side. It appears that Hickory County does a nice job maintaining their roads but this is still a gravel road and a four wheel drive is always recommended.
Although it is likely that you could drive to the property in just about any vehicle, in order to drive onto the property you would need to create/clear some type of driveway. This is something that many folks can do themselves but you may want to view the property before deciding what type of driveway you wish to clear. The most simple “driveway” may consist of just clearing out some of the smaller trees and using your four wheel drive to pull into the property. A more “complex” driveway may involve moving some dirt and hauling in some gravel so that you can pull onto your property with a car.
Everyone has a different idea about what type of driveway they require (if any) and we will leave that up to you! Because this property is not too far from several major cities (Camdenton, Springfield and others) there are generally people or companies who would be able to do a driveway, site and almost anything else you desire.
The winter-time aerial photo above shows how this private acreage is situated. This special tract directly borders the County Road along its entire south side for about 300 feet with the Conservation Area directly across the County Road (the map above makes it appear like the Conservation Area does not quite touch the County Road, but it does). From the County Road, the property goes back to the north for about 1,320 feet. The blue “dashed line” on the map above shows the approximate location of the little creek bed that was running when we visited the property.
These tracts have not been surveyed so the dimensions and sizes are approximate. Although a survey is not required, if you decide to survey your property we will give you our recommendation for a surveyor in the area.
Please see the interactive map (farther down on this listing page) to explore the property as well as the Conservation Area and the surrounding area. On all tracts there is a setback distance from the County Road as a privacy buffer and as a utility easement area. All buildings, parking, structures, storage, etc. must be at least 100 feet back from the center-line of the County Road.
The topographic map below shows the “lay of the land”. This property is Tract 8 and it is about 8 acres in size.
The topo map above shows that the property (Tract 8) appears to slope down as you go north from the County Road (toward the creek bed). After you cross the creek bed it appears to slope back up and then levels off once you get north of the center of the property. The topo shows that there is also a small valley area at the far north end of the property. The topo seems to indicate that there may be some type of fairly level area toward the southwest corner of the property (but we have not checked this out in person).
On the topo map above, the “contour lines” each indicate an elevation change of about 10 feet. In general, when the contour lines are close they indicate steepness and when the lines are spaced far apart they indicate flatness. The map appears to show that it slopes down steeply as you go north toward the creek but then rises up less steeply once you get across the creek bed.
While we were on the County Road, we noticed at least one area where it appeared that a driveway could be cleared without having to do any “dirt work” (especially if you were going to use a four wheel drive to drive onto the property). This is simply our opinion, and as we mentioned earlier it seems like everyone has a different idea about what makes an acceptable driveway. You are certainly not required to clear any type of driveway on your property, but it would be convenient if you wish to pull onto your property to camp, explore, etc.
The topo map indicates that the highest area on this tract would be to the north of the center of the property, with an elevation of about 880 feet above sea level (nice and high, in case weather patterns drastically change in the future). The “lowest” area on the property appears to be the creek bed which the map indicates are about 800 feet above sea level.
VIDEOS!
Below, you will see a few videos which will help you to “explore” the property. First, we have a drone video showing the property from the air:
$1,500 Down Owner Financed Land in Ozarks w/ little creek & bordering 2,000 Acres State Land ID#MC08
The next video is a “ground video” where we check out a small part of the south side of the property (from County Road 96).
Video Ground MC08 Done
In the next video (below) we use the “MapRight” interactive mapping program to explore the property and the area. It is not as exciting as a drone video but it does have a ton of good information:
Video Intro MC08
As you may already know, the deer hunting in this area is some of best in the nation. Turkey hunting is excellent as well. On this tract you can hunt, camp, ride your four wheeler, shoot your gun(s) and generally just relax and enjoy life. This tract is definitely buildable, subject to the basic property covenants which are the same for all Outcast Land tracts. If you wish to use this property as a residence, your home/cabin must be at least 600 square feet on a concrete foundation and the owner-financed loan 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 right away, if you choose to do so. 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).
The rest of the Property Covenants are very similar to the standard covenants that you may be familiar with on many of the InstantAcres.com tracts EXCEPT that on the Outcast Land tracts (including this tract) 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 (for hunting purposes) 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 Mule Shoe Project then you have probably already seen the list of property covenants. For your convenience, we have also added a link to the Property Covenants below:
To see the Outcast Land Property Covenants please click here.
If you are looking for a property for “Homesteading” or living in a tiny home/shipping container/portable building then we can help you (but not with this tract or any tract within The Mule Shoe Project) – just go back to the InstantAcres.com home page and click on the category for “Homesteader Friendly Tracts”. But, if you are a serious hunter or recreational user (who may want to live on the property some day) then you are already looking at the correct listing! 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/cabin on this tract 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, disturbed 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, contact us for details on this).
In the aerial photo above, we are facing southwest from over about the north side of the property.
We took the photo above from the County Road at the south side of the property. Having the Conservation Area directly across the road is like having a 2,000 acre backyard that you can use for additional hunting, camping and recreation (including swimming and fishing).
This property has a gorgeous mixture of timber. It appears to be primarily hardwood trees which could include: red oak, white oak, hickory, black walnut, pecan, sycamore and more. In the photo above we are looking down at some of the beautiful timber on the property. We are facing northerly over the property.
In the photo above we are checking out some of the timber on the south side of the property.
In the aerial photo above we are looking toward the Conservation Area and Little Niangua River from near the north side of the property.
This property is located in an excellent location within the Ozarks. These private tracts are located about 25 miles west of Camdenton and the wildly popular Lake Of The Ozarks. The tracts are only about 1 1/2 hours north of Springfield, Missouri (which is the largest city in southern Missouri). The Mule Shoe Conservation Area (which directly borders several of the tracts) offers THOUSANDS of acres of additional land for hunting, camping, fishing, swimming and recreation.
The “MapRight” interactive map (below) is useful for exploring the property and the area. You may have to “zoom in” in order to see this specific tract. You can also move the map around and even use different “base layers” to view the property (the property is Tract 8 on the Interactive Map):
Please refer to our interactive map above (MapRight Map) for additional property views and information. The MapRight boundaries are approximate but they will be helpful for exploring your property and the area.
About the free “MapRight” app that you can use to help check out this property:
To watch a short video that details how to use the free “MapRight” app to locate the property, as well as the property’s approximate 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). If you have questions about MapRight please feel free to call us in the office at (417) 767-2223 and we can assist you. MapRight seems to be constantly updating their program so it can be a little confusing when you first get started.
What can you do on your new property at “The Mule Shoe Project”?
These tracts are NOT subject to the zoning regulations that you will find in most areas of the country! This property is within a Rural Development and does have basic property covenants BUT almost all of the Outcast Land buyers find that these covenants simply do NOT limit what they plan to do with their property. In fact, most Outcast Land buyers that we speak to would simply NOT buy a property without basic covenants in place to protect their investment!
On your property at The Mule Shoe Project you can:
- Hunt (most buyers will buy a tract with deer and turkey hunting in mind)
- Camp
- Build a cabin or a home (subject to property covenants)
- Have a portable building or shipping container (for camping, hunting, recreation and storage)
- Use your camper or RV for camping, hunting and recreation
On your property at The Mule Shoe Project you can not:
- No commercial businesses
- Can not live on the property until the owner financed loan has been paid in full
- No cutting of the timber until the property has been paid for in full (we can often make written exceptions for clearing a building site or driveway/trail)
- No junkyards of any kind
All of the tracts at The Mule Shoe Project have setback distances from the County Road for privacy and to maintain the natural “feel” of the area. These setback areas are also designated as potential utility easements. Power is already directly on several of the tracts within this development, and having the easements in place makes it a possibility for all tracts to have access to power (obtaining and extending power would be at buyers’ expense). All buildings, homesites, parking areas, storage areas, etc. must be at least 100 feet from the centerline of the County Road (this area acts as a privacy setback as well as a utility easement). A few of the tracts may already have a private driveway and a clearing in place and the clearing would generally be beyond the setback distance, so that it can be used for camping, parking, building, etc. (measure it if you are unsure).
Fences/gates may not be placed within 50 feet of the centerline of the County Road, as this area is a designated road easement area and privacy buffer.
These tracts represent an excellent potential opportunity for building your own home or hunting cabin, as there are no building permits required in this area! You and your friends/family can build your own cabin without permits or inspections.
DIRECTIONS from Springfield, MO: To get to “The Mule Shoe Project” from Springfield, just go north on Highway 65 for about 50 miles to the tiny town of Preston and then go east onto Highway 54. Head east on Highway 54 for a little over two miles and then go north onto Highway F. Now go northerly on Highway F for about four miles and then turn right (go east) onto County Road 96, which is a gravel road. Head east on County Road 96 for a little over three miles and you will be at the south side of “The Mule Shoe Project”. If you come in on County Road 96 then the last mile or so of your trip will take you right past the Little Niangua River and through the Conservation Area.
You can also come in from the north by staying on Highway F until it intersects with Highway P. Then go right (east) onto Highway P and continue heading east until it turns into County Road 66 (gravel road). This County Road will take you to the north side of “The Mule Shoe Project”.
Please be sure to print out the maps/directions from this listing page when you visit the property. Additionally, if you watch the video on our “F.A.Q.” page it will explain how you can download the free “MapRight” app which can be very useful for getting to the tracts, as well as exploring the tracts and the area.
The map below shows The Mule Shoe Project relative to Springfield, MO and Camdenton, MO:
The next map gives you a closer look at the last couple of miles of the drive to the property:
The map below is similar to the one above, except that it shows a closer view of the area and roads:
These tracts do not have a specific “street address” (because there has not been a residence on them) – but if you would like an approximate address to put into your G.P.S you can use:
14023 County Road 525
Cross Timbers, MO 65634
The address above should take you to about the northwest corner of these tracts, at the intersection of County Road 525 and County Road 66. From this location, you can use the maps within this listing page to locate your specific tract.
After your property has been paid for in full (or you have paid off the owner financed loan) then you would be able to contact the local post office to apply for a street address for your property.
As land prices continue to rise, many smart folks are realizing that by owing a property near Public Land (the Mule Shoe Conservation Area) they are able to use thousands of acres of land for hunting and recreation without having to purchase an enormous property. Many of the hunters that we speak to tell us that they are looking for at least a few hundred acres of land OR for a smaller tract that is adjacent to Public Land. By having a 5-10 acre tract close to the Conservation Area, they are able to focus their resources on their own private acreage while still having excellent access into thousands of acres of additional land for hunting, fishing and recreation!
Good quality hunting and recreation land in the Ozarks has been a proven investment for many years and demand for property near Public Land is growing by the day! As the demand for the top quality tracts continues to grow, the values will tend to continue to rise. This tract may represent an excellent opportunity for hunting, camping, building, recreation and investment. If you live or work in the Ozarks then you already know that our land values have been steadily climbing for years. Lock in your property now, before our land prices catch up with the rest of the nation!
The full sales price for this very rare acreage with direct Conservation Area frontage AND direct County Road frontage at “The Mule Shoe Project” is $49,500 and we offer INSTANT owner financing with just $1,500 down.
With your $1,500 down payment you will automatically get our reduced annual interest rate of 7 3/4% and the monthly payments will be $461.82. This is about a 15 year amortization schedule.
With a $2,500 down payment the interest rate drops to 6 3/4% and the payment drops to $425.91 a month. With a $5,000 down payment the interest rate drops to 5 3/4% and the payment drops to $379.54 a month. These payments are all based on about a 15 year amortization schedule. Property taxes will be about $120 a year and this is already included in the monthly payment amount. 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 $4,950 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 we can take your payment over the phone. Please feel free to contact us by email at [email protected] as well.
