Josie Ranch, MO Josie Ranch, MO Josie Ranch, MO Josie Ranch, MO Josie Ranch, MO

Josie Ranch, Missouri

  • Each tract has county road frontage.
  • Each tract has electricity and phone.
  • Each tract has stream that runs through the property.
  • Each tract is staked and GPS coordinates are provided.
  • Each tract has great access to Ava, MO only 15 miles away.
  • Financing Available!

Josie Ranch

is one of the most gorgeous properties we've owned. We are new to the Missouri area, but it has really grown on us. This is one of the prettiest areas of the country. It's incredibly green, and has great hills, as one of our employees put it, "it looks like something from a movie". This area is full of deer, quail, and wild turkeys, and other types of wildlife, and is common for bird watching. The nearby town, Ava, is known for being a friendly city with a laid back atmosphere.

This property is close to the Mark Twain National Forest and has a creek that runs through it after it rains. There are interesting rock formations, and great views of the hills offered from certain areas. The property slopes down from the county road and rises back up from the creek, where there is a small road in the back.

The surrounding area is very beautiful with gorgeous views, lush foliage, and large oak and pine trees. The weather in the area is WONDERFUL, just enough rain to keep everything green and cool. The elevation contributes to the great weather as well. Average highs in the summer reach a max of 88, and a low of 60 (in July), and winters reach around a high of 44 and a low of 20 in the coldest month (January).

Access to the property ultra easy by well maintained County Road 76-114 and is just a short drive from paved Highway SH 76 and is 10 miles to State Highway 5, a huge highway that will take you across the country from North to South. Highway 5 will take you through Ava, the county seat and most nearby city, which is only about 15 miles away.

It is easy to see why this property is ideal as an investment for the future or for just owning a fantastic piece of property for you and your family to enjoy.

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Property Map


Tract
Acres
Price  
Road
Stream
Power
PDF Downloads
1
16.29
 Sold
On Existing Road
Creek 
Power Access 
Description
Plan
2
16.29
 Sold
On Existing Road
Creek 
Power Access 
Description
Plan
3
16.29
 Sold
On Existing Road
Creek 
Power Access 
Description
Plan

Down Payment Options

Down Payment
Interest Rate
$299.00
  
10.99%
  
5%
  
9.99%
  
10%
  
8.99%
  
20%
  
7.99%
 
30%
  
6.99%
  
50%
  
5.99%
 

Cash Payment Options

Payment
Discount
Cash
  
10%
  
 

Loan Calculator

Numbers Only, No $ or % Symbols
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Number of Payments: 
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Property Information

Parcel Size:
Tracts from 16.29 Acres Each
Property Taxes:
Less Than $25 Per Year & Current
Legal:
T27N, R14W, Parts of Section 28, 29 & 32
Location:
Douglas County, Missouri
Electricity:
Along County Road 76-114 (At Buyer's Cost)
Waste: Septic (At Buyer's Cost)
Water: Storage or Well (At Buyer's Cost)
Association Fees: None
Access:
County Road on SE side of Property. Pavement Only 1 Mile Away!
Time-Limit To Build: None
Zoning: Residential/Agricultural
Covenants: Josie Ranch Covenants
Liens & Judgments: None
Deed Type: Warranty Deed

Additional Notes:

 This property will be conveyed via a warranty deed guaranteeing free and clear title.


Driving Directions from Ava, Missouri

Head West on MO-14/MO-5 BR
1.4 miles
Turn right on MO-5/MO-76
2.3 miles
Turn right on MO-76
8.0 miles
Turn left on CR 76-114
 2.7 miles
Continue on CR 76-121
 1.1 miles

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Actual Photos From Josie Ranch

Actual Photos From Surrounding Area

Frequently Asked Questions

1. WHERE IS THE PROPERTY LOCATED?
This section is located only 16 miles northeast from Ava, Missouri in Douglas County.

2. WHAT IS THE AVERAGE ELEVATION OF THE PROPERTY?
The average elevation is approximately 1,279 feet.

3. WHAT IS THE AVERAGE TEMPERATURE THROUGHOUT THE YEAR?

Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec
43° 49° 59° 70° 77° 85° 90° 89° 81° 71° 57° 46°

4. WHAT DOES THE PROPERTY LOOK LIKE?
Surround yourself with gorgeous views, lush foliage, and large oak and pine trees. All are the perfect setting for the unspoiled countryside of Douglas County. With every breath of fresh, clean air, you'll know this pristine unspoiled property is for you - especially since it has been thoughtfully master-planned to exist in harmony with nature and wildlife.

5. WHAT TOWNS ARE CLOSEST TO THE PROPERTY?
This scenic property is approximately 16 miles northeast of Ava, Missouri, 64 miles east of Springfield, Missouri, and 206 miles southwest of St. Louis, Missouri.

6. WHAT IMPROVEMENTS HAVE BEEN MADE?
All property corners are clearly marked. In addition, all roads are of upgraded construction including recorded easements which provide you permanent, legal access to your property.

7. WHAT ARE MOST PEOPLE PLANNING TO DO WITH THEIR LAND?
Most property owners feel that it is a good opportunity to own a nice lot, yet affordable piece of Missouri. The unique proximity of this property to Ava will allow owners to enjoy a country lifestyle while living just minutes away from the amenities a city has to offer. Some owners plan to make their property into a second home, while others plan to move to their property after retirement. Many plan to pass it down to their children or grandchildren, while others plan to possibly subdivide the property at a later date, keeping some acreage and selling the rest. Many of the property owners also plan to utilize the property as a permanent home or a recreational retreat or getaway from the hustle and bustle of the big city. These lots are ready for you to build your dream home or just enjoy the good feeling of land ownership.

8. WHAT ABOUT WATER?
You are entitled to drill a domestic well on your property at your own cost. Water is not guaranteed to be available at any specific depths, quantity, or quality. Contact a Licensed Missouri Well driller for further information and proposed costs.

9. WHAT ABOUT UTILITIES?
Currently, there is electric service readily available along CR 76-114. However, utility easements have been established to allow for the future extension of electricity along the parcel boundaries. Waste water disposal for is achieved by individual septic systems. Further information about utilities and who to contact can be provided upon request.

10. WHAT IS THE PROPERTY ZONED AND WHAT ARE THE PROPERTY TAXES FOR A PARCEL?
The zoning is Residential. Currently, the approximate annual property taxes calculate to approximately $25 per year.

11. IF I FINANCE THE PROPERTY, TO WHOM DO I MAKE MY PAYMENTS AND HOW WILL I KNOW I HAVE RECEIVED PROPER CREDIT FOR MY PAYMENTS?
Your payments will be made to Classic Country Land. We have our own in house financing available.

12. MAY I USE THE LAND WHILE I'M PAYING FOR IT AND WHEN DO I RECEIVE A DEED TO MY PROPERTY?
Yes, beginning the very day you sign the purchase contract, the land is yours to use and enjoy.

13. CAN I RESELL MY PROPERTY IN THE FUTURE AND MAKE A PROFIT?
While there is no guarantee of profit from any land sale, history has proven that the prices of all our properties have always increased every year. We believe there are many reasons for this upward trend, including inflation, population growth, a decreasing supply of land, the public's desire for a more natural environment, trend toward movement away from urban areas and the increasing popularity of outdoor recreational activities. We believe the sales prices will continue to increase due to supply and demand for this type of property.

14. IS THERE A PROPERTY OWNERS ASSOCIATION OR ANY RESTRICTIONS ON THE PROPERTY?
There is no property owners association however we do have Josie Ranch Covenants.

15. WHAT WILL THE ROAD SURFACE BE LIKE?
County maintained dirt road access.

16. DOES A BUYER HAVE TO BUILD A HOUSE WITHIN A CERTAIN TIME FRAME?
A buyer is never obligated to a timeframe to build on their property.

17. WHY ARE SOME PROPERTIES MORE EXPENSIVE THAN OTHERS?
The properties have been priced according to our "A B C" analysis and consideration of the proximity of the parcels to existing electric. "A B C" stands for Access, Beauty and Character. In other words, how good, quick or easy is the access to the property from the main highway or county road, etc. The beauty of the property mainly pertains to the vegetation and scenic views etc. The character of the property refers mainly to its topography. For example: Is the parcel flat, rolling, steep, etc.

18. IS THERE A PENALTY FOR PAYING OFF MY LAND EARLY?
There is absolutely no prepayment penalty. Your monthly payment is applied to your account balance using simple interest on the unpaid balance. Any and all extra monthly payments will be applied directly to the principal. All extra payments will directly lower your balance, reducing the overall interest you pay on your purchase.

19. CAN I MAKE AN OFFER AND WHAT KINDS OF DISCOUNTS ARE AVAILABLE?
Offers are discouraged as the properties are priced for immediate sale under our "No Haggle" pricing policy.

20. WHAT IS THE LEAST AMOUNT I CAN PUT DOWN AND HOW DO I KNOW I QUALIFY TO BUY?
A minimum of $299 down payment is required for our no-qualifying, guaranteed financing and there is no further qualifying involved.

21. WILL I BE PRESSURED TO BUY?
Absolutely not! At Classic Country Land our "no pressure" policy is always in effect. Our prime properties practically sell themselves. We won't be hounding you to buy. However, our friendly ranch representatives are always available to take your call and answer any questions you might have and we welcome those calls. Be assured you'll always be treated with respect and there will be absolutely no pressure to buy. References are also available upon request. If you have any further questions about Classic Country Land, please don't hesitate to give us a call at 972-649-6200x102 and one of our friendly representatives will be happy to assist you.


The Following Pictures Are Of The Town Of Ava and douglas County
(16 Miles From The Property)

Douglas County, Missouri

Douglas County is a county located in the U.S. state of Missouri. As of 2000, the population is 13,084. Its county seat is Ava. Previously, the county seat was located at Red Bud (later Vera Cruz) on Bryant Creek, which flows through the middle of the county. After the Civil War, during a period of general chaos, a group from the western part of the county broke into the Vera Cruz courthouse and removed the records to a new town site, present-day Ava. The county was organized in 1857 and is named after Illinois U.S. Senator Stephen A. Douglas. Locally known as "Booger County", the history of Douglas County and the surrounding area has been colorfully described in the book "In Search of Booger County - Ozark Folk Histories" by Sandy Ray Chapin (2002) as well as in "Baldknobbers - Vigilantes on the Ozarks Frontier" by Mary Hartman and Elmo Ingenthron (1988).

Ava, Missouri, "The Treasure of the Ozarks".
Ava is nestled in the heart of the Southern Missouri Ozark Mountains, an area abundant with the riches of forests, fields and streams. Hunting and fishing are popular pursuits for many of the residents. Visitors also enjoy the flash of the whitetail deer and the opportunities to encounter wild turkey or a covey of quail. The area offers terrific fishing in local streams as well as easy access to lake fishing nearby. Hunter, fisherman and nature lover alike are at home here.

Three designated "scenic highways" meet in Ava. Missouri Highway 5 connects points such as Missouri's Lake of the Ozark country to the north and Arkansas to the south. State routes 14 and 76 merge in Ava and cover some of the most beautiful areas in the entire state. To those traversing the major interstate highways, Ava proclaims their roads the Scenic Route to Branson!

The world headquarters of the Missouri Fox Trotting Horse Breeders Association is located just outside the city limits. In 2002, the Missouri Fox Trotting Horse officially was designated the State Horse of Missouri. The Association's one hundred fifty acres include stables, arenas and 300 full-service campsites.

Citizens of Ava and the surrounding area are known for their friendliness, kindness and neighborly customs. Some customs dating back to "the old country" still linger in the culture of the Ozarks.

Montauk state park

Just down the road, and offering some of the finest trout fishing in the Midwest, Montauk State Park is located at the headwaters of the famed Current River. The park's springs combine with tiny Pigeon Creek to supply 43 million gallons of water to the river each day. The cool, clear stream is an ideal home for rainbow trout, and the scenic valley is the perfect setting for camping, hiking and other outdoor pursuits.

Anglers descend on Montauk State Park from March 1 to Oct. 31 for the official trout season, and on winter weekends for a catch-and-release season. After a day of fishing, you can tour the park's trout hatchery, managed by the Missouri Department of Conservation. Early settlers first established Montauk as a self-sufficient community in the early 1800s. A gristmill, built in 1896, is open seasonally for tours.

 

For visitors wishing to spend a night or more in the park, Montauk offers a wide variety of choices. The large campground, equipped with modern restrooms, hot showers and dump stations, features both basic and electric sites. The park offers rental cabins with kitchens, modern fourplex cabins and motel rooms for guests choosing to spend the night indoors. A modern dining lodge opens daily during the trout season and on weekends during the catch-and-release season.

Mark Twain National Forest

Mark Twain National Forest is just down the road.

Missouri's only national forest, the Mark Twain, encompasses roughly 1.5 million acres, mostly within the Ozark Highlands. Located across southern Missouri and northern Arkansas, the Ozark Highlands are an ancient landscape characterized by large permanent springs, over 5,000 caves, rocky barren glades, old volcanic mountains and nationally recognized streams. Portions of the Ozarks were never under oceans, nor were the areas glaciated.

A trademark of the Mark Twain is plant and animal diversity. The area is described by The Nature Conservancy as a “biologically rich ecological resource.” The eastern upland oak hardwood and southern pine forests converge here with the drier western bluestem prairie of the Great Plains, creating a distinctive array of open grassy woodlands and savannas. This rich mixture of unique, diverse and ecologically complex natural communities (some 65 in all) provides a home for nearly 750 species of native vertebrate animals and over 2,000 plant species. The number of species that are endemic or restricted solely to the Ozarks eco-region (almost 200 species) rivals those found in the tropics or glacial eco-regions.

Geologic features associated with the karst terrain and igneous outcroppings of the Ozarks provide a wide variety of interest to the landscape. There are sheer rock faces, underground caverns, natural bridges, sinkholes, knobs and caves throughout the Forest. Caves provide habitat for unique animals like cave salamanders and southern cave fish. Shut-in creeks, whose enormous rock boulders restrict flow, create nationally renowned white water kayaking and canoeing opportunities.

Due to the karst topography, there is an abundance of natural springs found in the area. The Ozarks are home to the world's largest collection of “first magnitude” springs (those with over 65 million gallons of water daily flow). Almost 3,000 springs feed rivers and streams that flow year round. Many of these streams are so clear that ten feet of depth appears to be only one foot deep.

Greer Spring, the second largest in Missouri, is considered to be the most pristine and scenic in the state. Discharging an average of 222 million gallons of water per day, Greer Spring more than doubles the flow of the Eleven Point River. The importance of the water resource of the Mark Twain is exemplified by the designation of the Eleven Point Scenic River, one of the first Wild and Scenic Rivers in the nation. These natural features are a destination for many visitors to Missouri.

Today the Forest's large land base is many things to many people, containing some of Missouri's most beautiful and desirable landscapes and providing natural settings critical for the tourism industry. The diverse Ozark topography is the keystone of many recreational opportunities. The Forest provides hiking, hunting, mountain biking, horseback and OHV riding areas that complement other agencies. Over 45 million people are within a day's drive of its unique features and recreation opportunities.

Is This The Property For You?
Contact Us Today!