Whispering Oaks Ranch, Missouri

Whispering Oaks Ranch is a new development located in the gorgeous Ozarks of Missouri.  The development is a community comprised of 19 large private acreage estates which encompass acres of rolling hills, forests, and abundant wildlife. The development is flat to rolling with numerous open areas, large oak trees, and wonderful natural hardwoods for this area. Located on 176 beautiful acres, the development is located just off of scenic Missouri State Highway Z which gives this development perfect and easy access to Houston or Fort Leonard Wood, MO.

The development was master planned to give each owner a private secure gated entrance to their lot and either county road frontage or dirt road frontage for every lot. Everything needed to build that perfect permenant home, retirement getaway, or just that family cabin in the breathtaking Ozarks!

Whispering Oaks Ranch is located just minutes from Montauk State Park, Mark Twain National Forest, Big Piney River and Houston, Missouri which resides in the Ozark Heritage Region of southwestern Missouri just a short 9 miles away.

Whispering Oaks Ranch has something to offer for everyone looking for the opportunity of living a casual country lifestyle.

View Maps, Pricing, and Tract Details

Tract	Acres	Price	Pond	Power	Well	Tract Information
12	6.65	$22,610				Tract Details
11	5	$17,500				Tract Details

Financing Options

Get Directions To Whispering Oaks Ranch

Do you think Whispering Oaks Ranch might be the property for you? Feel free to go and visit it in person! Some properties have locked gate access, so please contact us before making the trip!

Starting Address

1. WHERE IS THE PROPERTY LOCATED?
This development is located only 9 miles southwest from Houston, Missouri in Texas County.

2. WHAT IS THE AVERAGE ELEVATION OF THE PROPERTY?
The average elevation is approximately 1,287 feet.

3. WHAT IS THE AVERAGE TEMPERATURE THROUGHOUT THE YEAR?

Jan	Feb	Mar	Apr	May	Jun	Jul	Aug	Sep	Oct	Nov	Dec
42°	48°	58°	68°	76°	83°	88°	88°	80°	69°	57°	45°

4. WHAT DOES THE PROPERTY LOOK LIKE?
Surround yourself with rolling hills, beautiful hardwoods, and fabulous panoramic vistas and forest views. All are the perfect setting for the unspoiled countryside of Texas 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 9 miles southwest of Houston, Missouri, 85 miles east of Springfield, Missouri, and 30 miles southeast of Fort Leonard Wood, Missouri.

6. WHAT IMPROVEMENTS HAVE BEEN MADE?
All property corners were marked at one time and gated entrances were established for each parcel. County maintained roads 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 Houston 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; however we have been advised the well depth in this area runs about 250-350 feet. Contact a Licensed Missouri Well driller for further information and proposed costs.

9. WHAT ABOUT UTILITIES?
Currently, there is electric service readily available along the county road and also runs east from the county road to the east side of the development and then runs south along the back fence. Waste water disposal for is achieved by individual septic systems. Intercounty Electric Coop. Assoc., PO Box 209, Licking, MO 65542, (573) 674-2211 provides service outside of the city limits.

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, LLC. 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 Whispering Oaks Covenants.

15. WHAT WILL THE ROAD SURFACE BE LIKE?
Dirt county road access and private road frontage to the development.

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, LLC 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 972-649-6200 x102 and one of our friendly representatives will be happy to assist you.

Texas County, Missouri

Texas County, the largest of Missouri’s 114 counties, comprises 1179 square miles of Ozark Highland.  With the same name as the second largest of the fifty states, it exceeds the smallest, Rhode Island.

When formed in 1843, it was named for the first lieutenant governor of Missouri, William H. Ashley, but when formally organized on February 14, 1845, it was renamed for the Republic of Texas.

A seat of justice for the county was laid out in 1846 near the center of the county on Brushy Creek and named Houston for the first president of the Texas Republic.  The present courthouse, built in 1932, is the county’s sixth.  It was remodeled in 1977 and again in 2007.  The Texas County Justice Center built in 2007-08 is greatly appreciated.

Rugged hills, springs, creeks, rivers and caves abound in Texas County.  The Indians were here in 1826.  There have been many mounds found in the County as proof of Indian inhabitants.  Indian paintings remain upon various bluffs over ancient campsites.  The area was part of the 1808 Osage Indian land cession.

Pioneers came to Texas County in the 1820s from Virginia, Kentucky, Tennessee and the Carolinas and set up sawmills along the Big Piney River.  With plenty of water and among the pine timber, pioneers made a nice income rafting the timber down the Piney River toward St. Louis, Missouri.  Some 48,000 acres in the north and northwest part of the county is now part of the Mark Twain National Forest, along with several acres in the southeast part of the county being part of the Ozark National Scenic Riverways Park.  They homesteaded the fertile valleys and soon log cabins dotted various parts of the country.  Small family farms are still a major part of the landscape of the county.  The population of the first Federal Census of Texas County in 1850 was 2,312 citizens.  Life of the pioneer was happy and carefree, he knew nothing of food shortage, for he raised his own provisions, and with his trusty gun he could shoot various wild game.  He hunted, trapped and sold furs to traveling buyers.  Livestock was limited to razorback hogs and a few chickens.  Horses were few and nearly everyone possessed a yoke of oxen.  Farming has changed over the years.  In the early 1900s farmers grew crops such as corn, wheat, oats, hay, a few cattle, hogs, etc.  The 1990s found us to be a beef and dairy county along with the production of feeder pigs.

The Civil War period was a time of turmoil in Texas County.  The populace was predominantly southern.  The courthouse was occupied during the war by the Union Army as headquarters.  Houston was an important place on the route from federal headquarters in Springfield to headquarters in Rolla.  Some skirmishes were fought here.  Confederate soldiers, stormed the town, burning every building.  Before the courthouse burnt, the Confederate loaded up all the county records, hauled them to a cave on Arthurs Creek, and kept them there, returning all the books safely, after the conflict was over.

Early social activities were confined to church going when a preacher came to the community.  Among the younger set, the amusements were old time hoedowns, candy pulling, corn husking, barn warming, quilting bees, and log rolling.  Arts and crafts have and continue to enter into the lives of many.  People still gather for church activities, auctions, musicals, square dancing and sports of all kind.  Like the early pioneers today fishing and floating our rivers are very much a part of living in Texas County.  Hunting is still enjoyed by many and county is one of the leading counties statewide for deer and turkey.

Education has always been very important to Texas County residents.  No longer do we have the hundred plus rural one room school houses.  Students are transported to one of the ten school districts serving the county for their education.  College courses are offered in our towns and communities.

Incorporated communities include the Cities of Cabool, Houston, and Licking, part of the Cities of Summersville, part of Mountain Grove, the Village of Raymondville and the Village of Plato.  The 2000 Federal Census of Texas County was 23,003 citizens.  The present 23,556 people are enjoying the Ozarks.

Texas County with its generally mild climate has become a place many people come to retire.  With its rural environment, fine education systems, good churches, great hunting and fishing, community spirit, businesses that employ our citizens in Texas County are a different breed, the friendliest and caring people in God’s universe.

 

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.