We are excited to bring you the largest tract we have ever offered (as far as anyone in the office can remember)! This 408 acres is located about 40 miles east of Springfield, Missouri. It is south of Seymour, Missouri and is located in southern Webster County as well as northern Douglas County.
This is a VERY private tract of land that is suitable for hunting, trail riding, camping, recreation and even for building a cabin. You will definitely want a four wheel drive to access this private acreage. It is accessed via an easement road/trail that comes off of the County Road and goes northerly onto the property.
PLEASE NOTE: The road to the property is currently impassable due to the creek (Beaver Creek) having overflowed its banks and reshaping the terrain. This appears to be a recurring event and we are working with the County Road Commissioner to find a solution, which could potentially involve relocating the road. PLEASE DO NOT view the property without someone from our office present, because of the situation with the access road. Thank you!
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 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 packed a TON of information into this listing so please be sure to watch all fo the videos and check out all of the maps and photos.
In the photo above we are over about the middle of the property and we are looking to the south.
This huge tract of land has a proven track record for very large white-tail deer as well as wild turkeys. This tract has been hunted privately by the same few people for many years (decades) and it has an extensive trail system as well as several elevated hunting “shacks”.
This huge tract is loaded with gorgeous features and some nice surprises! The photo above was taken in a creek bed on the property. We are looking at a clear pool of water at the base of a small rock waterfall. This section of the creek was running (just barely) when we were at the property but it is probably not a “year around” creek.
We discovered several elevated hunting stands on the property (and there may be more). In the photo above, we are looking at one of the elevated hunting shacks which was specifically designed to give an excellent view of one of the hillsides on the other side of a private valley on the property (where the deer love to roam).
If you have been searching for a VERY private tract of large acreage than you may want to take a good look at this property! With 408 acres and miles of trails you could have hundreds of private spots for camping, hunting or potentially building.
In this listing we have included numerous videos as well as quite a few photos and maps. Please do feel free to call or email us any time with questions about the property. Although we have not explored the entire property we have seen quite a bit of it, and we will be happy to answer any questions you may have.
The aerial photo/map below shows the property:
The photo above shows the 408 acres. The northern portion of the property (240 acres) is in Webster County and the southern portion of the property (168 acres) is in Douglas County. The property is almost all wooded other than a few open meadows. You will find a large assortment of timber but the main trees are likely to be red oak, white oak, hickory and other hardwoods including walnut and chestnut (although we did see a few cedar trees and pine trees as well).
Although this property may be ideal for hunting and recreation, it can also be used for building a cabin or a home. There are no utilities on the property (that we have seen) but power is in the area, as well as phone. We did have cell phone service on much of the property (not so much in the valleys) and the property would certainly be suitable for solar power.
The property is accessed via a gravel easement road/trail that starts at a gate coming off of the County Road and goes northerly to the property. You definitely do want a four wheel drive to get to this property as the easement road has several spots that are rough. The easement road does not appear to have not been updated/maintained for many years. If you wanted to do update/maintain the easement road it would be at your expense (but it would certainly add value to the property). Some people prefer that an easement road stays “rough” as it keeps a property private, but if you plan on driving to the property often then it may make sense to spend some time/money on fixing up the road easement.
As you probably already know, land in the Ozarks has been a popular investment for quite a few years. The land here is gorgeous, the hunting is excellent, we are known for a mild climate with four distinct seasons AND we are priced well below almost anywhere else in the nation. Land within an hour of Springfield (by far the largest and most popular city in southern Missouri) has been steadily increasing in value for many years and the last few years it has been extremely difficult to find ANY reasonably priced land near Springfield.
We have priced this land well below other properties that have sold recently in southern Missouri. Although the land could certainly be worth substantially more if it were split into smaller tracts, we have decided to leave the 408 acres all together so that someone will have the opportunity to own this entire unique property. This special property is a piece of land that can be used, enjoyed and passed down to future generations.
We have priced this land at UNDER $2,400 an acre (and even less if you pay off the property within 5 years). We feel that this is a unique opportunity to own a remarkable property that can be used and enjoyed for many generations. As always, we will provide complete OWNER FINANCING on this large tract. Although often our Down Payments generally range from $1,500-$5,000 on smaller tracts, on this 408 acres we require a minimum down payment of $20,000. If the property is still available then you can make a partial down payment of $5,000 by clicking on the “Buy Now” button on this listing page. The remaining down payment of $15,000 will be due within 72 hours of making your $5,000 deposit. We will accept a check, money order or a wire transfer for the remaining down payment of $15,000.
The full sales price on this 408 acres is $974,500. We require a minimum down payment of $20,000 on this property.
With your minimum down payment of $20,000 you will automatically get our lowest annual interest rate of 5 3/4% and your monthly payment will be $7,966.27. This payment is calculated on about a 15 year amortization schedule. There are NO prepayment penalties and NO hidden fees.
Property taxes total only about $480 a year on the entire 408 acres, and this is already included in the monthly payment (at the rate of $40 per month).
PLEASE NOTE, 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 will save you $97,450 for an early payoff!
If you wish to purchase the property then you can make a partial down payment of $5,000 by using the “Buy Now” button in this listing page or by calling us in the office at (417) 767-2223. The remaining down payment of $15,000 (for a total down payment of $20,000) will be due within 72 hours. We will accept a check, money order or wire transfer for the remaining down payment.
As always, please feel free to email us at [email protected] or call us at (417) 767-2223 and we will be happy to answer any questions you may have about the property.
Our standard Owner Financing consists of a Contract for Deed whereby both buyer and seller maintain a signed copy of the paperwork for the purchase. Then, once the property has been paid for in a full a Deed is recorded in buyer’s name with the appropriate County. If you require an owner financed situation that involves a recorded document (Deed of Trust, etc.) then a larger down payment would be required, typically around 20% of the purchase price of the property.
Please Note: This tract does contain mature timber, 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). Grab your wooded property now and let those trees continue to grow as you plan your home or cabin…
Hunt, camp, build and ride the miles of trails on this huge tract of land! The elevated deer “shack” above is known as the “Tin Can” (at least that is what the sign by its door said…). It was built about 10-15 feet in the air and stands on top of four massive treated posts.
With over 400 acres of land you could spend a lifetime scouting out the best sites for hunting, camping or building. We have discovered at least two ponds on the property and there are several areas that might be suitable for building a large pond or even a lake.
Although we were able to drive a full sized pickup on most of the trails that we found on the property, if you bring a side-by-side then you can really do some exploring! The winter-time photo above was taken near one of the elevated hunting shacks/stands on the property.
In the main part of the listing below, we have numerous videos, maps and pictures showing this property. We also have an Interactive Map (MapRight map) toward the bottom of this listing page. The interactive map is very useful, as you can zoom in and out, and also change the “base map” which can be helpful while exploring the property and the area.
VIDEOS: Below, we have several videos that show the property, the area, and the drive in to the property starting at the gate on the easement road. We also have a very long “Intro Video” in which we check out the property and the area while using the MapRight interactive map:
The first video is a drone video showing part of this huge property. This video was taken in the late summer and you will notice that some of the leaves have started to change color on the trees:
Owner Financed 400+ Acres for Sale in Missouri! Creeks, timber & BIG deer! InstantAcres.com -ID#SM99
This next video shows a tiny rock “waterfall” that we found in one of the creek beds on the property:
Rock Waterfall on 400 Acres of Owner Financed Land For Sale (NO CREDIT CHECK) -InstantAcres- ID#SM99
This next video is the “Intro Video” where we use the MapRight interactive map to explore the property and the area. This is a VERY long video (almost 40 minutes) but it does have quite a bit of useful information:
408 Acres – Intro Video – ID#SM99
The next video is a drone video that was taken in the winter (no leaves on the trees). In this video we check out part of the north side of the property:
408 Acres Drone Video (Winter) – Part of North and South Sides – ID#SM99
In this next video we begin at the gate which is at the start of the easement road. We then drive in to the southwest corner of the 408 acres. While you watch this video you will definitely see that the easement road is in rough shape. It could be improved by spending a few hours/days trimming back some of the tree limbs and moving some of the larger rocks:
Driving in from the gate to the 408 acres (winter) – ID#SM99
The next video is a winter-time drone video where we start at the gate (at the start of the easement road) and fly in to the southwest corner of the property:
408 Acres Drone Video from Gate to Property (Winter) – ID#SM99
This last video is a fairly short drone video that was taken toward the end of the summer. In this video we are checking out one of the elevated hunting “shacks” on the property. This particular “shack” is toward the southwest side of the 408 acres and is known as the “Tin Can”:
408 Acres – Drone Video of "Tin Can" Hunting Shack – Late Summer – ID#SM99
MAPS: Below, we have several maps showing how the property is situated.
The map above is a “road map” that shows the property which is located south of Seymour, Missouri. To get to the property from Seymour you take either Highway K or Highway BB to the south. We generally take Highway K and then go west onto a gravel County Road but it actually may be quicker to take Highway BB.
The map above shows Springfield, Missouri on the left side and the 408 acres on the right side (south of Highway 60). Springfield is the largest and most popular city in southern Missouri and land near Springfield tends to be VERY desirable (especially to the east of Springfield).
The map above shows the easement road/trail that leads into the property. There is a locked gate which you go through and then you head north toward the property. On the map above, you will see an area where the white dashed line comes to a “Y”. We talk about this in several of the videos. Before purchasing the property, we drove out to it numerous times to look it over and we always went left (stayed straight) at that “Y” in the road since the map that we had showed it was the old County Road. But, on the day we purchased the property we talked to the seller and he told us that the old County Road went right at the “Y” and came into the southwest corner of the property. This seems to be an easier way to access the property so now when we drive to the property we generally go right at the “Y” in the road. We do not know which way the old County Road actually goes (whether it is left or right at the “Y”), but the property does have legal access (we made sure of that at the title company when purchasing the property).
When visiting the property please be respectful of the neighbors and be sure not to drive through any meadows or pastures (until you are on the 408 acres). Also, please remember to close the gate behind you when you enter the easement road.
Above, we have a topo map which shows the “lay of the land”. The property is a nice mixture of ridges, valleys and everything in between. The blue dashed lines are small creek beds. Although the creek bed toward the middle of the property did have water in it when we were out there, it is probably not a year around creek. We found several small springs in various locations while we were exploring the property but we have no idea if they run year around.
The map above shows the property as well as some of the roads in the area. When we visit the property we generally take Highway K south from Seymour and then go west on County Road 546 (gravel road). We then take County Road 546 until it runs into County Road 533 and then go north (right). Then proceed north on County Road 533 for about two miles to the start of the easement road. When you are on County Road 533 you will cross over Beaver Creek on a “low water bridge” which is basically a large concrete slab. After you cross over Beaver Creek you continue to the north on County Road 533 for about half a mile to the gate at the start of the easement road.
In the photo above we are driving to the property on County Road 533 and we are just about to cross the “low water bridge” which goes across Beaver Creek. After you cross over the “low water bridge” you continue for about another 1/2 mile on the County Road and then you will see the gate at the beginning of the easement road. The gate will likely be closed and locked so please contact us for entry instructions before driving to the property.
The map above gives you another look at the property as well as some of the roads in the area. You can also get to the property from the west by taking Highway BB southerly out of Seymour. To do this, take Highway BB south to Highway 14 and go east on Highway 14. Then, go north onto County Road 533 off of Highway 14. Stay on County Road 533 and cross over Beaver Creek (on the “low water bridge”) and then continue for another 1/2 mile to the gate at the start of the easement road. If you take this route to the property there is a little less “gravel road” than if you take Highway K from the east.
The map above shows the excellent location of this huge tract. Springfield, Missouri is toward the bottom of the map and the property is about 40 miles east of Springfield (it is shown as the little “blob” to the south of Highway 60 on the map). Springfield does have a nice airport although you can also fly into St. Louis or Kansas City and be at the property in just a few hours.
In the winter time photo above, we are looking at some of the hardwood trees on the property. It is heavily wooded.
In the aerial photo above we are looking at a pond near the southwest side of the property. It is holding water nicely, but it looks as though it has not been cleaned out (cleaned of the reeds) for quite a few years. This photo was taken in the late fall so most of the pond is covered with lily pads.
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 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 and call us if you have questions).
Property Covenants
The white-tailed deer and wild turkey hunting in this area are some of best in the nation. On this large 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 generally the same for all Outcast Land tracts.
If you wish to use this property as a full-time residence then 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 while you are paying us). You could also use a portable building for a hunting/vacation cabin, if you choose to do so (although it would likely be hard to get a portable building onto the property).
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 not already seen the Outcast Land Property Covenants, 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. It’s possible that you could use one of the elevated hunting “shacks” as a place to camp but you would definitely want to spend some time cleaning them up first. We did not see any utilities on the property. Power and phone are at the County Road but do not appear to be on the property.
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).
SPECIAL NOTE REGARDING PROPERTY COVENANTS ON THIS 408 ACRE PROPERTY (after payoff):
Normally, the Property Covenants are permanent and continue to “run with the property” after it has been paid for in full BUT on this large tract since we own no adjoining properties and since it is not part of a rural subdivision the Property Covenants will not apply after the Owner Financed loan (loan to us) has been paid in full.
This is not something we are able to offer very often, but on this large private tract it gives you the opportunity to own a huge tract of land without Property Covenants (after the loan to us has been paid in full). The property would at that point still be subject to County guidelines but since there is no rural zoning in Webster County or Douglas County then these guidelines would be very minimal.
Please note that although the property itself could be used for commercial purposes (after the loan to us has been paid in full) that the recorded road easement to the property appears to contain language that would limit the usage of the easement to non-commercial traffic.
DIRECTIONS TO THE PROPERTY: From Springfield, Missouri go east on Highway 60 to the town of Seymour. When you get to the stoplights on Highway 60 (at Seymour) take a right (go south) and take Highway K through town and then southerly out of town (there are other ways to go that you can explore at your leisure).
Take Highway K south from Seymour for roughly 8 miles and then go west onto County Road 546 (gravel road). Then take County Road 546 to the west for about 4 miles until it runs into County Road 533. Now go north (right) onto County Road 533 for about two miles to the start of the easement road. When you are on County Road 533 you will cross over Beaver Creek on a “low water bridge” which is basically a large concrete slab. After you cross over Beaver Creek you continue to the north on County Road 533 for about half a mile to the gate at the start of the easement road.
As we mentioned earlier in this listing page, the MapRight app will be VERY useful for finding the property and for doing some exploring once you are on the property! 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. Please remember that you definitely do need a four wheel drive truck or suv to get to this property and that the easement road does have the potential to scratch the paint on a vehicle. The brush and limbs on the easement road could be trimmed back but we have not done so.
Good quality hunting and recreation land in southern Missouri has been a proven investment for many years. As the demand for land in this area continues to grow, the values will likely continue to rise. We feel that this large tract represents an excellent opportunity for hunting, camping, building an off-grid cabin or home, 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 about an hour of Springfield is VERY popular with the demand growing all of the time. Lock in your property now, while you still can!
We have priced this land at UNDER $2,400 an acre (and even less if you pay off the property within 5 years). We feel that this is a unique opportunity to own a remarkable property that can be used and enjoyed for many generations. As always, we will provide complete OWNER FINANCING on this large tract. Although often our Down Payments generally range from $1,500-$5,000 on smaller tracts, on this 408 acres we require a minimum down payment of $20,000. If the property is still available then you can make a partial down payment of $5,000 by clicking on the “Buy Now” button on this listing page. The remaining down payment of $15,000 will be due within 72 hours of making your $5,000 deposit. We will accept a check, money order or a wire transfer for the remaining down payment of $15,000.
The full sales price on this 408 acres is $974,500. We require a minimum down payment of $20,000 on this property.
With your minimum down payment of $20,000 you will automatically get our lowest annual interest rate of 5 3/4% and your monthly payment will be $7,966.27. This payment is calculated on about a 15 year amortization schedule. There are NO prepayment penalties and NO hidden fees.
Property taxes total only about $480 a year on the entire 408 acres, and this is already included in the monthly payment (at the rate of $40 per month).
PLEASE NOTE, 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 will save you $97,450 for an early payoff!
If you wish to purchase the property then you can make a partial down payment of $5,000 by using the “Buy Now” button in this listing page or by calling us in the office at (417) 767-2223. The remaining down payment of $15,000 (for a total down payment of $20,000) will be due within 72 hours. We will accept a check, money order or wire transfer for the remaining down payment.
As always, please feel free to email us at [email protected] or call us at (417) 767-2223 and we will be happy to answer any questions you may have about the property.
Our standard Owner Financing consists of a Contract for Deed whereby both buyer and seller maintain a signed copy of the paperwork for the purchase. Then, once the property has been paid for in a full a Deed is recorded in buyer’s name with the appropriate County. If you require an owner financed situation that involves a recorded document (Deed of Trust, etc.) then a larger down payment would be required, typically around 20% of the purchase price of the property.
If this property is still available you may purchase it 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 that we do require a minimum down payment of $20,000 on this large tract. You may pay your $5,000 partial down payment through this listing page (if the property is still available) with the remaining $15,000 down payment due within 72 hours.
Please select your desired down payment amount in the box below (the corresponding interest rate is automatically selected). Then click "Buy Now" and you will be taken to our secure online server where you may make payment with a Visa, Mastercard or Discover Card.
Please select your desired down payment amount in the box below (the corresponding interest rate is automatically selected). Then click "Buy Now" and you will be taken to our secure online server where you may make payment with a Visa, Mastercard or Discover Card.
