THE ULTIMATE OZARK LEGACY PROPERTY
ONCE-IN-A-LIFETIME: 96± ACRES WITH LIVE WATER CREEK
BORDERED BY MARK TWAIN NATIONAL FOREST ON 3 SIDES
Sellers Road, Davisville, Crawford County, Missouri
THE ULTIMATE OZARK TROPHY PROPERTY
This is NOT just another 96-acre tract. This is a RARE private inholding surrounded by over 1.5 million acres of Mark Twain National Forest—the hunting, privacy, and investment opportunity of a lifetime.
🏆 WHAT MAKES THIS PROPERTY ELITE-TIER:
✅ LIVE WATER CREEK running through the entire property—year-round crystal-clear Ozark stream
✅ MARK TWAIN NATIONAL FOREST borders on THREE SIDES (North, East, South)
✅ INSTANT 10,000+ ACRE FEEL—surrounded by permanent federal forestland
✅ ZERO DEVELOPMENT PRESSURE—your neighbors will NEVER build, subdivide, or clear-cut
✅ PREMIUM WILDLIFE CORRIDOR—deer & turkey travel between your property and endless public land
✅ $40.03 ANNUAL TAXES—unbelievable for this caliber of property
Properties like this come to market once every 5-10 years. Period.
🌊 LIVE WATER CREEK FRONTAGE
Your Private Ozark Stream
Running through the Bottom of this property is a year-round spring-fed creek with crystal-clear Ozark water cascading over natural rock formations. This isn't just a "wet weather drainage"—this is permanent live water that provides:
- Trophy Fishing Potential: Natural smallmouth bass habitat, crawfish, minnows
- Limitless Wildlife Water Source: Deer, turkey, waterfowl attracted daily year-round
- Natural Beauty Beyond Description: Ozark waterfalls, moss-covered boulders, fern-lined banks
- Swimming Holes & Recreation: Cool off in pristine wilderness water on hot summer days
- Premium Campsite & Cabin Locations: Build your dream retreat overlooking the creek
- Photographic Paradise: Four-season beauty that rivals anything in the Ozarks
Imagine: Morning coffee listening to water tumbling over limestone ledges. Afternoons cooling off in your private swimming hole. Evenings watching deer come to drink at dusk.
In Crawford County, live water creek frontage alone adds $2,000-$5,000/acre to property values. You're getting it here as part of a total package.
🏔️ SURROUNDED BY MARK TWAIN NATIONAL FOREST
The Crown Jewel Feature: Your Private 96 Acres Feels Like 10,000
This property is bordered by Mark Twain National Forest on the North, East, and South boundaries—creating a once-in-a-generation privacy and hunting scenario:
What This Means For You:
FOR HUNTERS:
- Endless Huntable Acreage: Your 96 acres connects to 1.5+ million acres of Mark Twain—deer don't recognize property lines
- Premier Staging Area: Mature bucks bed in the National Forest, feed on your property
- Zero Hunting Pressure Boundaries: No neighbors to the north, east, or south pushing game off your land
- Trophy Whitetail Factory: Deer move freely between your creek bottom and National Forest ridges
- Turkey Heaven: Gobblers roost in federal timber, strut into your property at first light
- Natural Wildlife Funnel: The creek creates a travel corridor between National Forest parcels
FOR PRIVACY SEEKERS:
- Permanent Conservation Buffer: The federal government will NEVER sell, develop, or subdivide
- Guaranteed Seclusion: No future neighbors building houses, clearing land, or bringing noise
- Unobstructed Wilderness Views: Look north, east, south—nothing but virgin Ozark forest forever
- Dark Sky Sanctuary: Zero light pollution from development on three sides
- True Wilderness Experience: Feel like you own thousands of acres for the price of 96
FOR INVESTORS:
- Irreplaceable Scarcity: Private inholdings within National Forest boundaries are extraordinarily rare
- Appreciation Multiplier: National Forest adjacency creates 30-50% premiums in comparable sales
- Protected Asset: Your property value is shielded from surrounding development degradation
- Institutional Buyer Appeal: Conservation organizations, family offices, legacy buyers seek exactly this
- Future Leverage Potential: Potential conservation easements create significant tax advantages
The Numbers Don't Lie:
According to Land.com and regional sales data:
- Standard Crawford County wooded land: $6,383-$8,484/acre
- Land adjoining Mark Twain National Forest: $10,000-$15,000+/acre
- Land with creek + Mark Twain borders: RARE premium pricing
You're looking at one of the most strategically positioned private parcels in all of Crawford County.
🦌 FOR THE SERIOUS HUNTER
This Property is a Whitetail & Turkey Factory
If you're a trophy hunter, stop reading other listings. This is the property you've been waiting for.
Why This is Missouri's Ultimate Hunting Property:
THE PERFECT STORM OF HUNTING FEATURES:
-
Live Water Creek = Guaranteed Daily Deer Movement
- Bucks cruise the creek bottom during rut looking for does
- Year-round water source concentrates wildlife
- Natural travel corridor from National Forest bedding to food sources
-
Mark Twain National Forest on 3 Sides = Zero Pressure Boundaries
- Mature bucks bed in the safety of federal land
- They step onto YOUR property to feed, drink, chase does
- No neighbors to spook deer off your land on 75% of your boundaries
-
Mature Oak Timber = Premium Mast Production
- White oak, black oak, red oak dropping acorns throughout fall
- Natural food source holds deer through hunting season
- Late-season hunting over white oak flats = guaranteed shooter buck opportunities
-
Ozark Terrain = Funnels, Pinch Points, & Ambush Sites
- Creek crossings create natural pinch points
- Ridge saddles between your property and National Forest
- Inside corners where creek meets timber = textbook stand locations
-
Turkey Slam Potential
- Gobblers roost in National Forest timber
- Fly down into your property's creek bottom and oak flats
- Multiple strutting zones along field edges and ridgetops
- Spring and fall hunting opportunities
What You Can Expect:
- Mature Bucks: 3.5-year-old+ deer using this property regularly (National Forest pressure on surrounding public land pushes them to sanctuaries like yours)
- Multiple Shooter Opportunities Per Season: With smart management and minimal pressure, this property will produce
- Year-Round Scouting: Live water + National Forest border = consistent sign and patterns
- Trophy Potential: Missouri P&Y and even B&C bucks come from properties exactly like this
Hunting Infrastructure Possibilities:
- Natural Food Plot Locations: Small clearings near the creek for clover, brassicas, turnips
- Ridge Top Stand Sites: Overlook creek crossings and travel routes to/from National Forest
- Creek Bottom Ambush Locations: Set up on inside bends where deer cross
- Ground Blind Opportunities: Thick oak regeneration provides perfect cover
- Trail Camera Grid: Monitor movement between your property and public land
Comparable Trophy Hunting Properties in Crawford County with National Forest Adjacency:
- 80-acre tract with Mark Twain border (NO creek): Listed $850,000+
- 40-acre parcel with creek (NO National Forest): Listed $450,000+
You're getting BOTH features on 96 prime acres.
🏡 FOR THE HOMESTEAD & LEGACY BUILDER
Build Your Ozark Dream Surrounded by Permanent Wilderness
This isn't just land—this is your family's forever place, shielded by federal forest on three sides for generations to come.
Why This is the Ultimate Homestead Property:
PRIVACY BEYOND COMPARISON:
- 96 Acres of YOUR Kingdom: Room for main house, guest cabin, shop, gardens, orchards, everything
- Mark Twain Buffer: No neighbors ever on 75% of your property—GUARANTEED
- Sellers Road Access Only on West: One access point = maximum privacy & security
- End-of-the-Road Seclusion: Feel like you're 50 miles from civilization (but you're only 6 miles to Cuba)
LIVE WATER = SELF-SUFFICIENCY:
- Year-Round Spring-Fed Creek: Unlimited water for gardens, livestock, fire suppression
- Aquaculture Potential: Stock the creek for private trout fishing (check MDC regulations)
- Off-Grid Viability: Water security is 50% of the self-sufficiency equation
BUILD YOUR VISION:
- Elevated Homesites with Creek Views: Wake up to the sound of water cascading over rocks
- Ridgetop Locations with National Forest Vistas: Panoramic wilderness views to the horizon
- Creek Bottom Cabin Sites: Nestled in the trees alongside the stream
- Shop & Infrastructure Space: Flat areas near Sellers Road for outbuildings
- Garden Paradise: Creek bottom soils enriched by centuries of nutrient flow
MULTI-GENERATIONAL LEGACY:
- Kids & Grandkids Playground: 96 acres of creeks, forests, wildlife—no screens needed
- Hunting Traditions: Pass down the family deer camp for generations
- Conservation Legacy: Protect this land forever surrounded by federal conservation lands
- Heirloom Property: The kind of place families hold for 100+ years
THE HOMESTEAD NUMBERS:
- Property Tax: $40.03/year (yes, forty dollars)
- No HOA, No Restrictions: Build what you want, how you want
- Commute to St. Louis: 60 miles / 1 hour (perfect for remote workers)
- Cuba Services: 6 miles to groceries, restaurants, gas, medical
This is where you create the life you've always imagined—and your children will thank you forever.
💼 FOR THE INVESTOR & WEALTH BUILDER
Premium Land Fundamentals + Irreplaceable Scarcity = Exceptional Returns
Sophisticated land investors recognize this property represents a once-in-a-decade acquisition opportunity with fundamentals that check every box.
INVESTMENT THESIS:
SCARCITY VALUE:
- Private inholdings within National Forest boundaries: Less than 2% of all private land in Crawford County
- Live water + National Forest combo: Perhaps 1-5 properties like this available per decade
- Barrier to replication: The federal government isn't creating new National Forests
- Irreplaceable asset class: You literally cannot create this property again
FINANCIAL FUNDAMENTALS:
Ultra-Low Carrying Costs:
- $40.03 Annual Taxes = 0.0057% of comparative property values
- Agricultural Assessment protects basis indefinitely
- Zero HOA, zero special assessments
- Net Annual Hold Cost: ~$500-$1,000 (taxes + insurance)
Below-Market Entry Point:
- Crawford County median: $6,383-$10,147/acre
- Timberland average: $8,484/acre
- National Forest adjacent land: $10,000-$15,000+/acre
- Live water creek properties: +$2,000-$5,000/acre premium
- THIS property: Offered for your bidding pleasure = opportunity for value investors
Appreciation Drivers:
- St. Louis Metropolitan Sprawl: 60 miles and closing—recreational land values following
- Crawford County Tourism Boom: Route 66 revival, wine country, outdoor recreation economy
- Hunting Land Scarcity: Available large-acreage hunting land diminishing rapidly
- National Forest Proximity Premium: Investors increasingly seeking protected adjacencies
- Water Feature Premium: Climate concerns making reliable water sources more valuable
Income Opportunities:
- Selective Timber Harvest: Mixed hardwood sawtimber ($254/MBF Crawford County average)
- Hunting Lease Potential: National Forest adjacency commands $15-$30/acre annually
- Recreational Leasing: Airbnb cabins near Mark Twain = $150-$300/night demand
Exit Strategies:
- Hold Long-Term: Appreciate 4-7% annually (historical Crawford County trends)
- 1031 Exchange: Tax-deferred exit into larger portfolio
- Conservation Buyer Sale: Premium pricing to legacy family or conservation organization
- Future Subdivision: (if desired) 96 acres = potential 5-10 tracts with National Forest views
COMPARABLE SALES DATA:
Recent Crawford County Sales (2023-2024):
- 82 acres, all timber, NO water, NO National Forest border: $675,000 ($8,231/acre)
- 40 acres with creek, NO National Forest: $450,000 ($11,250/acre)
- 158 acres near Mark Twain Forest: $1,095,000 ($6,930/acre) — NOT bordered on 3 sides
Conclusion: Properties with BOTH live water AND multi-sided National Forest borders command significant premiums and sell immediately to motivated buyers.
📍 LOCATION INTELLIGENCE
Perfectly Positioned: Wilderness Seclusion Meets Practical Accessibility
NEARBY TOWNS & SERVICES:
- Cuba, MO: 6 miles (Route 66 historic town, groceries, gas, restaurants, medical)
- Steelville, MO: 15 miles (larger services, hospital)
- Rolla, MO: 30 miles (university town, regional shopping, healthcare)
- St. Louis Metro: 60 miles / 1 hour (Lambert Airport, major city amenities)
- Springfield, MO: 120 miles / 2 hours
HIGHWAY ACCESS:
- I-44: 6 miles (major east-west corridor connecting St. Louis to Tulsa/OKC)
- Historic Route 66: Runs through Cuba (tourism traffic, economic driver)
- Sellers Road: County-maintained gravel provides direct property access
OUTDOOR RECREATION PARADISE:
IMMEDIATE AREA (0-15 miles):
- Mark Twain National Forest: Surrounds property on 3 sides — 1.5 million acres total
- Davisville Area Trails: Hiking, mountain biking, horseback riding
- Huzzah Creek: Right in your back yard (premier float stream, smallmouth bass fishing)
- Meramec River: 15 miles (floating, kayaking, swimming, fishing)
- Courtois Creek: 12 miles (crystal-clear Ozark float stream)
REGIONAL DESTINATIONS (15-45 miles):
- Meramec Spring Park: 18 miles (Missouri's 5th largest spring, trout fishing)
- Onondaga Cave State Park: 20 miles (world-class cave tours)
- Red Bluff Recreation Area: 8 miles (MDC conservation area, hunting, hiking)
- Meramec State Park: 30 miles (camping, caves, fishing, trails)
- Route 66 State Park: 45 miles (historic Route 66 attractions)
WINE COUNTRY:
- Peaceful Bend Vineyard: 25 miles (award-winning Missouri wines)
- St. James Winery: 35 miles (Missouri's wine capital)
- Multiple wineries within 30-minute drive
WHY DAVISVILLE/CRAWFORD COUNTY:
OZARK LIFESTYLE:
- Small-town values, friendly neighbors, low crime
- Outdoor recreation culture (hunting, fishing, floating standard lifestyle)
- Growing tourism economy (Route 66 revival bringing investment)
- Affordable cost of living while St. Louis remains accessible
INFRASTRUCTURE:
- Quality county roads maintained year-round
- High-speed fiber optic internet expanding to rural areas
- Emergency services (fire, EMS) from Cuba
ECONOMIC TRENDS:
- St. Louis metro continuing to expand westward
- Remote work revolution making rural Crawford County viable for professionals
- Tourism and outdoor recreation economy growing (float trips, wineries, Route 66)
- Land values appreciating 4-7% annually (10-year trend)
🎯 THE NUMBERS THAT MATTER
PROPERTY SPECIFICATIONS:
- Total Acres: 96± acres
- Parcel ID: 22-2.0-04-0-00-003.000
- Legal Description: S5/8 SW1/4 Sec4 Twp35 N R2 W
- County: Crawford
- Township/Range: T35N R2W, Section 4
- Tax Code Area: C 4 Iron
- Property Type: Agricultural
- Deed Type: Standard Deed (Reg)
FINANCIAL DATA:
- Annual Property Tax: $40.03 (2024)
- Assessed Value: $860 (agricultural assessment)
- Tax Year: 2024
- Coordinates: 37.77325, -91.15925
KEY FEATURES:
✅ Live Water Creek running through property (year-round)
✅ Mark Twain National Forest borders on 3 sides (N, E, S)
✅ Mature Oak Timber (white oak, black oak, red oak)
✅ Sellers Road Access (county-maintained)
✅ 96± Acres (perfect size for hunting, homestead, investment)
✅ Rolling Ozark Terrain (ridges, hollows, creek bottom)
✅ Premium Wildlife Habitat (deer, turkey, small game)
✅ Multiple Building Sites (creek views, ridge tops)
✅ No Restrictions (build, hunt, farm as you wish)
✅ Agricultural Assessment (keeps taxes under $50/year)
WHY THIS PROPERTY IS IN A CLASS BY ITSELF
THE COMPARISON:
Standard 96-Acre Crawford County Wooded Tract:
- All timber
- No water features
- Surrounded by private land (future development risk)
- Standard pricing: $6,000-$9,000/acre
- Good property ✓
THIS PROPERTY:
- 96 acres with LIVE WATER CREEK (permanent spring-fed stream)
- Bordered by 1.5M-acre MARK TWAIN NATIONAL FOREST on 3 sides
- ZERO future development on 75% of boundaries (federal protection)
- Premium deer & turkey hunting (wildlife corridor between National Forest parcels)
- Ultimate privacy & legacy property (permanent wilderness buffer)
- Below-market entry pricing (comparative sales $10,000-$15,000+/acre for similar features)
- THIS IS A ONCE-IN-A-DECADE PROPERTY ✓✓✓
WHAT BUYERS ARE SAYING ABOUT SIMILAR PROPERTIES:
"We looked at 30+ properties before finding one bordered by National Forest. The permanent privacy is priceless—we'll never have neighbors on three sides." — Recent Crawford County Buyer
"The live water was non-negotiable for us. Properties with year-round creeks sell immediately in this market." — St. Louis Investor
"Hunting adjacent to Mark Twain Forest changed everything. Bucks don't recognize property lines—we're essentially hunting 10,000 acres." — Missouri Whitetail Hunter
FREQUENTLY ASKED QUESTIONS
Q: How much creek frontage is there?
A: The creek runs through the property creating substantial internal creek frontage.
Q: Is the creek really year-round?
A: Yes—this is a spring-fed Ozark stream that flows year-round, not a seasonal drainage.
Q: Can I access Mark Twain National Forest from the property?
A: Yes—the property shares boundaries with Mark Twain on three sides, providing direct access to 1.5 million acres of public land for hiking, hunting (with proper permits), and recreation.
Q: What kind of deer hunting can I expect?
A: Excellent. Properties bordered by National Forest are known for mature buck sightings as deer move between bedding areas (National Forest) and feeding areas (your property). Expect consistent 2.5-3.5+ year-old buck encounters with proper management.
Q: Are there any restrictions or covenants?
A: No—this is unrestricted agricultural land. Build what you want, hunt when you want, farm how you want.
Q: What's the access like in winter?
A: Sellers Road is county-maintained year-round. Missouri winters are moderate compared to northern states.
Q: Can I build a home here?
A: Yes—multiple excellent building sites with views, electricity available along Sellers Road, creek for water features.
Q: Is timber harvest allowed?
A: Yes—selective timber harvest is permitted and can generate revenue. Missouri Department of Conservation provides free forestry consultations.
Q: How far to St. Louis for airport/city amenities?
A: Approximately 60 miles / 1 hour to St. Louis metro, 75 miles to Lambert International Airport.
Q: Is financing aloud?
A: Yes—Conventional loans....land loans through Farm Credit Services, local banks, and national lenders.
WHAT HAPPENS NEXT
Properties of this caliber do not come to the marketplace often.
When a 96-acre tract with live water creek, bordered by Mark Twain National Forest on three sides, hits the market—serious buyers move immediately.
YOUR NEXT STEPS:
-
Schedule Your Private Tour
- Walk the creek
- See the National Forest boundaries
- Scout deer trails and turkey sign
- Identify your future homesite
- Experience the privacy and seclusion firsthand
-
Get Pre-Qualified for Financing
- We can connect you with land-specialized lenders
- Lock in rates while they're favorable
- Understand your buying power
-
Make Your Offer
- Properties like this attract multiple interested buyers
- Seller is motivated for a clean, quick close
- Commit to owning this rare property by bidding loud and proud
The question is: Will that buyer be you?
SCHEDULE YOUR PRIVATE TOUR TODAY
Call or Text: 816-884-1987/573-330-9754
Jason Winter | J.T Morgan / West Central Auction Company
30+ Years Selling Missouri's Premier Land
LEGAL DISCLAIMER
This information is deemed reliable but not guaranteed. Buyer to verify all information including but not limited to: acreage, boundaries, access, water rights, timber volume, National Forest boundaries, easements, restrictions, and suitability for intended use. Property sold "as-is, where-is." Buyer responsible for all due diligence. Boundary lines shown on maps are approximate—professional survey recommended. Wildlife populations and hunting success are not guaranteed and depend on management, weather, and other factors beyond seller's control.
96± ACRES | LIVE WATER CREEK | MARK TWAIN NATIONAL FOREST 3-SIDED BORDER
SELLERS ROAD, DAVISVILLE, CRAWFORD COUNTY, MISSOURI
THE ULTIMATE OZARK LEGACY PROPERTY
