Ozark Land for sale

Nomad · #21 01/06/12, 01:28 PM

Here are some links to real estate in MO. Some may be older links.

http://www.bakerealty.com/index.htm

http://www.onlineoml.com/

http://www.grit.com/

http://www.regionslandcompany.com/index.html

http://starlakeinvestments.com/

This is a local paper called Ozark Horse trader. There should be some listings in there.

http://www.ozarkhorsetrader.com/arch...0512/index.php

Nomad

Mark Twain · #22 01/06/12, 08:09 PM

Quote:

Originally Posted by big rockpile

Oh I might add if you are willing to look you can find Owner Finance much cheaper.We looked one day found our present place.3 Bedroom,1 bath,Family room,and living Room,Barn on 5 Level,cleared acres.2 miles from Truman Lake for $50K on County Maintained Gravel Road,1 mile from State Paved Road.

big rockpile

A good recommendation if I ever heard one, we got to know the folks that have the farm that borders our place before we made an offer to the seller of our farm. Our neighbors helped introduced us into the community and have been a wealth of information about who to deal with.
We didn't do a owner financed deal but we were able to negotiate armed with knowledge about the property and the area.

Old Vet · #23 01/06/12, 08:58 PM

I bout a place from Ozarks Reality in Flippen AR. 20 acres and was promised that they would not sell less than 10 acres. In about a year I went to check out the place and there were many trailers parked all over the place and the road was about 25 feet from one to our place. I went to the realtor and pitched a fit and told him he was shyster and gave him the money that I payed to get rid of it. I should have know better when he shoaled me his pardon from White Water. His name is Chris Wade and would not buy from him again.

salmonslayer · #24 01/07/12, 07:55 AM

I dont know anything about this company but they have a small parcel for sale about 4 miles from my place and its a decent little piece of land; its just a bit expensive. I think that if you dont have cash to buy (I am not aware of any banks lending for raw land unless your an established land owner) land outright you pay an opportunity cost and for some people this would be a realistic option.

mnn2501 · #25 01/07/12, 08:16 PM

Quote:

Originally Posted by FarmBoyBill

Cant remembver the name of his outfit in 75, but, we went down there to look at property. He finally showed us a nice place and we were interested. We thought we had it. I quit my job, and we moved all our household stuff down threre plus hand tools ect. when we got down there, we found it haed just been sold.

Why would you think you had it before you closed on it?

grandma12703 · #26 02/01/12, 07:55 AM

I guess I am confused about the companies taking the land back and putting it back for sale. If you don't pay your bill, what are they supposed to do with it? We have a land on contract with someone in MO and although we always pay there was one month we were pretty late, I called and just like most mortgages we have had with anyone, including large mortgage companies, he was grateful we called and set up the payment. All good if you just let them know and most will work with you.

Qhorseman · #27 02/01/12, 08:03 AM

Contact the Missouri Attorney General. Then Make your decisions. You can buy land in MO for a whole lot cheaper than he sells it for.

Qhorseman · #28 02/01/12, 02:27 PM

Quote:

Originally Posted by grandma12703

I guess I am confused about the companies taking the land back and putting it back for sale. If you don't pay your bill, what are they supposed to do with it? We have a land on contract with someone in MO and although we always pay there was one month we were pretty late, I called and just like most mortgages we have had with anyone, including large mortgage companies, he was grateful we called and set up the payment. All good if you just let them know and most will work with you.

There was a real estate company in Willow Springs that had one parcel of land sold to 10 people at the same time.

ceresone · #29 02/02/12, 08:35 AM

Thats interesting,Qhorseman, I live outside WS and Neil has land near me--was it the same people?

Alice In TX/MO · #30 02/02/12, 09:04 AM

There are some shyster real estate agents in Oregon County, too. Not naming names. Just a warning.

grandma12703 · #31 02/02/12, 09:14 AM

Qhorseman, maybe the folks on here should know what company that is. I think if that is true folks should be warned. That is different than getting the land back for non-payment and resaling.

big rockpile · #32 02/02/12, 07:46 PM

Quote:

Originally Posted by ceresone

Thats interesting,Qhorseman, I live outside WS and Neil has land near me--was it the same people?

Thats one thing I never heard of Neil doing and I don't think he would.I have seen some confused as to where their land was and begin to clear and or build on property that wasn't theirs.But this is not Neils fault.

big rockpile

TheMartianChick · #33 02/03/12, 12:29 PM

I don't know Neil personally, though he did publish an article that I wrote awhile back. He was very professional in his dealings with me and I am grateful for that.

Many times, when people enter into land purchases where the owner is financing, it is because they are unable to get financing elsewere. When most people buy a home (as an example), they usually end up paying almost double for it by the time that the mortgage runs its course. The higher the interest rate and the longer you drag out the payments, the more that you end up paying.

In the case of Ozarkland.com or other companies like it. The company is taking a risk that many banks won't take due to poor credit or an unwillingness to hold a note on bare land. When someone defaults, the company is rightfully entitled to receive the land back and they can then dispose of it by selling it again. If the buyer had honored the original contract, then it wouldn't be an issue.

When a company takes a risk with a buyer that might not have tier 1 credit, the price is going to be higher. If the buyer had the cash to buy it outright then they could do that, too. They could also find another (cheaper) parcel down the way and they wouldn't have to worry about whether or not the land was a bargain.

Just reading here at HT has taught me that many folks have been through negative life experiences before deciding to homestead. I can imagine that for people who have lost a home to foreclosure or suffered a job loss, a company like Ozarkland might be just the right opportunity for starting over without having to wait years for credit issues to clear up.

This type of thing isn't for everyone, but then again...neither is homesteading. I'd love to know how many people have purchased land in this manner and learned that homesteading just wasn't the right fit for them and decided to abandon the land?

davidj · #34 02/03/12, 01:32 PM

Quote:

Originally Posted by pen

we have been looking at some of the listings from the realtor ,when the ad says cistern and lagoon, what exactly do you have? Thanks for your help!

I'd say donsgal is right on the cistern. We had one in Illinois. It was a tile-lined hole about 25ft deep and 4ft diameter. We never used though. We had a well and city water.

We have a place in Dallas County Missouri that we're selling. It has a lagoon. A lagoon is just like a small pond where all your septic waste goes. The bacteria thrive and digest the waste to prevent the smell. The stuff is piped in from the house on one end and the excess water drains out the other end. It's a great, natural system. All you have to do is keep the trees away from it and put a fence around it if you have farm animals or small children. Our lagoon didn't smell at all.

ClubMike · #35 02/05/12, 11:26 AM

I bought land from Neil at Ozarkland back in the 90's. It was an ok deal. Sure I was a city boy then so I thought it was a great deal. I bought 3 parcels and spent many summers camping and teaching my boys about the woods. I have since sold the land, however, I do not regret buying it. I often wonder who is camping on it now and if they are having the same dreams I had for years. I have bought a few acres elsewhere in Missouri ( this is a great place to retire to ) Just my two cents worth.

Freya · #36 02/05/12, 08:33 PM

Quote:

Originally Posted by TheMartianChick

I don't know Neil personally, though he did publish an article that I wrote awhile back. He was very professional in his dealings with me and I am grateful for that.

Many times, when people enter into land purchases where the owner is financing, it is because they are unable to get financing elsewere. When most people buy a home (as an example), they usually end up paying almost double for it by the time that the mortgage runs its course. The higher the interest rate and the longer you drag out the payments, the more that you end up paying.

In the case of Ozarkland.com or other companies like it. The company is taking a risk that many banks won't take due to poor credit or an unwillingness to hold a note on bare land. When someone defaults, the company is rightfully entitled to receive the land back and they can then dispose of it by selling it again. If the buyer had honored the original contract, then it wouldn't be an issue.

When a company takes a risk with a buyer that might not have tier 1 credit, the price is going to be higher. If the buyer had the cash to buy it outright then they could do that, too. They could also find another (cheaper) parcel down the way and they wouldn't have to worry about whether or not the land was a bargain.

Just reading here at HT has taught me that many folks have been through negative life experiences before deciding to homestead. I can imagine that for people who have lost a home to foreclosure or suffered a job loss, a company like Ozarkland might be just the right opportunity for starting over without having to wait years for credit issues to clear up.

This type of thing isn't for everyone, but then again...neither is homesteading. I'd love to know how many people have purchased land in this manner and learned that homesteading just wasn't the right fit for them and decided to abandon the land?

Well said!

grandma12703 · #37 02/06/12, 02:14 PM

I think you are right on the money Freya, however some of us decided to use owner financing because of how easy it was and less hassle. We have always had our home loans through large mortgage companies and banks and were lucky after the economy fell that we were able to sell our home for a little more than we owed. We also knew raw land was not going to be as easy to finance as a home and property. We just decided we were ready for a change and this fit perfectly.