Wagon Wheel Ranch

Important Documents:

Wagon Wheel Ranch Covenants
Wagon Wheel Ranch Survey
Wagon Wheel Ranch Coordinates

Location & Utilities:
• WHERE IS THE PROPERTY LOCATED?
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.

• WHAT IMPROVEMENTS HAVE BEEN MADE?
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.

• WHAT ABOUT UTILITIES?
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.

• WHAT WILL THE ROAD SURFACE BE LIKE?
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.

Financing:
• WHAT IS THE MINIMUM DOWN PAYMENT AMOUNT TO PURCHASE AND ARE THERE CLOSING COSTS?
A minimum of $199 down payment is required for purchase. Closing costs are currently a nominal $199.00 for us to prepare all of the legal documents required for the contract for deed. Note: Our Basic Package ($199 Down) only applies to properties up to $49,999.

• 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?
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 portal or sign up for Autopay. Note: There is an $18 monthly servicing fee on all contracts; this fee can be waived if the buyer elects easy monthly automated payments.

• 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. You will receive your Warranty Deed once you pay off your property.

• 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. 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.

• 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.

• CAN I RESELL MY PROPERTY IN THE FUTURE AND MAKE A PROFIT?
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.

• 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. Discounts are based on the finance plan that you choose.

• 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 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.

Elevation & Weather:
• WHAT IS THE AVERAGE ELEVATION OF THE PROPERTY?
The average elevation is approximately 1,250 feet.

• WHAT IS THE AVERAGE TEMPERATURE THROUGHOUT THE YEAR?

Zoning & Taxes:
• WHAT IS THE PROPERTY ZONED AND WHAT ARE THE PROPERTY TAXES FOR A PARCEL?
The zoning allows Residential/Recreational. The approximate annual property taxes are less than $50 per acre per year and are current.