Quiet Country Living on 13.4 Acres Near Cabool
$395,000
No deed restrictions on 13.4 acres near Cabool is the starting point, but the bigger surprise on this Texas County property is the house: 3,232 square feet with 3 bedrooms and 2 baths — a size that rarely shows up alongside meaningful acreage at this price. Three heating systems cover the winters: propane forced-air, a wood fireplace, and an outdoor wood boiler, which together turn a long Missouri cold season into a logistics problem rather than a financial one.
At $395,000 for 3,232 square feet, no-restriction acreage, and triple heat backup in Texas County, the value case is hard to argue with.
Homestead Potential
Water & Infrastructure
Texas County properties of this kind typically rely on a private well — buyers should confirm depth, yield, and water quality before closing, and walk the full 13.4 acres for any seasonal creeks, springs, or low spots that could support a future pond.
Crop & Income Potential
At 13.4 acres, there's real room for a kitchen garden, a few fruit trees, and pasture for small livestock, scaling up to a genuine grazing or hay operation if the land and zoning support it. Buyers should walk the property to assess how much is open versus wooded.
Sustainability
A home of this size and age has its own heating and cooling profile worth asking the seller about directly. With 13.4 acres to work with, there's flexibility to add a wood-management plan, solar array, or rotational grazing system over time.
The Boundaries
Buyers should get a current survey to confirm exact property lines, especially on rural parcels where older deeds can be imprecise. Zoning should be confirmed directly with the county for any specific plans involving livestock, outbuildings, or further subdivision.
Beyond the Property Line
Local Flavor & Small-Town Character
Cabool is a small Texas County town anchored by local spots like The Feed Lot, a longtime burgers-and-ice-cream stop on Ozark Ave, with the Cabool Area Chamber of Commerce serving the wider stretch toward Houston, Mountain Grove, and Licking. It's quiet, Ozarks crossroads living.
Agricultural Resources & Neighbor Networks
South Central MFA Agri Services, the area's main agricultural cooperative, has a location in Houston (the Texas County seat) alongside its Mansfield, West Plains, Willow Springs, and Mountain Grove branches, with a Bomgaars store also in Houston for everyday farm supplies.
Outdoor Recreation & Natural Surroundings
Mark Twain National Forest reaches right up to Cabool's edge — Forest Service maps cover the Cabool SW and SE quads directly — with over 750 miles of trail and sections of the Ozark Trail running through the district. Montauk State Park, about 33 miles away, adds riverside camping and trout fishing on the Current River headwaters.
Listed on Zillow
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