Question 1

Where is the property located?

Accepted Answer

This property is located in Dent County, approximately 10 miles north of Licking, Missouri, 160 miles northeast of Springfield, Missouri, and 140 miles southwest of St. Louis, Missouri.

Question 2

What improvements have been made?

Accepted Answer

This property has been professionally surveyed. All corners have been staked and pinned. Unmaintained dirt mountain roads have been established for access to all existing lots. Note: For road maintenance, please see covenants.

Question 3

What about utilities?

Accepted Answer

There are power lines established for some lots on this property. Intercounty Electric Cooperative provides power in the surrounding area, and power can be further extended to the property at the buyer's expense. This property is very rural and located in the mountains. 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.

Question 4

What will the road surface be like?

Accepted Answer

Maintained county road frontage to the property entrance and unmaintained dirt mountain roads to existing lots. Note: Roads can be a bit steep throughout; a 4WD vehicle is helpful, but not required.

Question 5

What is the minimum down payment amount to purchase and are there closing costs?

Accepted Answer

A minimum of $999 down payment is required for purchase. Closing costs are currently a nominal $249.00 for us to prepare all of the legal documents required for the contract for deed.

Question 6

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?

Accepted Answer

We do not do credit checks and you are instantly qualified to purchase. We have our own in-house financing available. Your payments will be made to Classic Country Land, LLC. You can choose to make your monthly payments online on our Make A Payment (https://www.classiccountryland.com/payment/card/) portal or sign up for Autopay.

Question 7

May I use the land while I'm paying for it and when do I receive a deed to my property?

Accepted Answer

Yes, beginning the very day you sign the purchase contract, the land is yours to use and enjoy. You will receive your Warranty Deed once you pay off your property.

Question 8

Is there a penalty for paying off my land early?

Accepted Answer

There is absolutely no prepayment penalty. Your monthly payment is applied to your account balance using simple interest on the unpaid balance. 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.

Question 9

Does a buyer have to build a house within a certain time frame?

Accepted Answer

A buyer is never obligated to a timeframe to build on their property.

Question 10

Can I resell my property in the future and make a profit?

Accepted Answer

While there is no guarantee of profit from any land sale, historically land prices have increased in value. We believe there are many reasons for this upward trend, including inflation, population growth, a decreasing land supply, the public’s desire for a more natural environment, the trend toward movement away from urban areas, and the increasing popularity of outdoor recreational activities.

Question 11

Can I make an offer and what kinds of discounts are available?

Accepted Answer

Offers are discouraged as the properties are priced for immediate sale under our “No Haggle” pricing policy. Discounts are based on the finance plan that you choose.

Question 12

Why are some properties more expensive than others?

Accepted Answer

The properties have been priced according to our “A B C” analysis and consideration of the proximity of the parcels to existing electricity. “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. The beauty of the property mainly pertains to the vegetation and scenery. The character of the property refers mainly to its topography, for example: Is the parcel flat, rolling, steep, etc.

Question 13

How does the contract-for-deed process work?

Accepted Answer

Once you and CCL agree on a property and payment plan, we send you a contract for deed to sign. After both parties sign, the land is yours to use while you make payments directly to us — no bank, no middleman. We hold the deed until the contract is paid in full, then convey it to you, completing your ownership.

Question 14

What is the average elevation of the property?

Accepted Answer

The average elevation is approximately 1,250 feet.

Question 15

What is the average temperature throughout the year?

Accepted Answer

Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec; 45° 50° 60° 70° 78° 85° 90° 89° 81° 71° 59° 46°

Question 16

What zoning applies to the property, and what are the property taxes for the parcel?

Accepted Answer

The zoning allows Residential/Recreational. Property taxes on rural, undeveloped land are generally very inexpensive; however, the amount can vary based on location and the value of surrounding properties. Please ask your sales associate if you need a more accurate estimation of a given tract.

Question 17

Are mineral rights included?

Accepted Answer

By default, Classic Country Land retains the mineral rights where we hold them, so they don't automatically transfer with the land. But here's the good news: on many of our properties we do hold the mineral rights — and we're happy to sell them with your tract. If owning the minerals under your land matters to you, ask us: we'll tell you exactly what's available for this property and what it would add.

Question 18

Is there an hoa or poa?

Accepted Answer

Not every property in our inventory carries the same restrictions. Many of our tracts have no HOA or POA at all, while some developments do include a property owners' association with its own dues and covenants. The recorded restrictions for your specific property control here — check the Restrictions document on this page, or give us a call and we'll walk you through exactly what applies to the parcel you're looking at.

Question 19

Can I camp or park an rv on my land?

Accepted Answer

Yes. Every development Classic Country Land developed allows RVs, campers and tiny homes, so you can camp on your land now and build later, or not build at all. There's no deadline to build. Many of our tracts don't have electricity on site, so check the utilities answer above; plenty of owners use solar or a generator. Counties set their own rules on things like septic and full-time occupancy, so a quick call to the county is worth it before you move in full-time.

Question 20

Are mobile or manufactured homes allowed?

Accepted Answer

Yes. Mobile and manufactured homes are allowed on the developments Classic Country Land developed. Counties set their own rules for placing a home, such as permits, septic and foundation requirements, so check with the county before you move one in. The Restrictions document on this page lists the details for your specific property.

Question 21

Is hunting allowed?

Accepted Answer

Many of our rural tracts are well suited to hunting, and plenty of owners use their land that way. Some developments' recorded restrictions do limit it, though, so this varies property to property. Check the Restrictions document on this page for your specific tract, or call us and we'll tell you exactly what's allowed.

Wagon Wheel Ranch

About Wagon Wheel Ranch

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Map

Lots for sale

Wagon Wheel Ranch Tract 28

Wagon Wheel Ranch Tract 37

Wagon Wheel Ranch Tract 50

Wagon Wheel Ranch Tract 31

Wagon Wheel Ranch Tract 20

Frequently Asked Questions

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