Securing 20 acres of private, wooded land equipped with an existing water well and a dry cabin shell under $100,000 is an increasingly rare find in today’s rural real estate market. Located along Wells Drive near Clinton in Van Buren County, Arkansas, 113 Wells Dr presents an off-grid acreage package listed at $83,500.
Positioned in the scenic Ozark region of North-Central Arkansas, this 20-acre agricultural parcel combines raw natural terrain, a seasonal wet-weather creek, mature timber, and foundational infrastructure. Featuring a 20×32 cabin shell built “in the dry” with a wood-burning stove, an established private water well, dirt road access requiring four-wheel drive (4WD), and zero subdivision restrictions, the property caters directly to buyers seeking a hunting camp, off-grid homestead, or private weekend retreat.
However, purchasing off-grid acreage at a baseline price point of $4,175 per acre requires a clear understanding of site logistics. The parcel features a narrow, rough dirt access path that demands a 4WD vehicle, an unfinished cabin interior requiring complete utility and finishing work, and an un-serviced wastewater profile that necessitates septic investigation. This article provides an objective, deep-dive evaluation of 113 Wells Dr, analyzing its financial metrics, land footprint, cabin structure, utility profile, development comparisons, buyer suitability, and essential pre-offer due diligence requirements.
Property Overview and Core Specifications
Reviewing public land records, tax filings, and listing disclosures establishes the baseline parameters for evaluating this listing.
- Property Address: 113 Wells Dr, Clinton, Arkansas 72031
- County: Van Buren County
- Current Asking Price: $83,500
- Land Footprint: 20.0 Acres (871,200 square feet)
- Property Type: Agricultural / Unimproved Off-Grid Land
- Listing Class: Metes & Bounds (Not in a subdivision, No HOA)
- Price Per Acre: $4,175.00 per acre
- Primary Structure: 20 ft x 32 ft Cabin Shell (640 square feet footprint)
- Structure Condition: “In the Dry” (Enclosed weather-tight shell with roof and siding)
- Interior Living Area: Unfinished 640 square feet (0 Bedrooms, 0 Bathrooms official count)
- Existing Heating: Wood-burning stove installed in cabin
- Water Supply: Private water well installed on-site
- Wastewater System: Unspecified / None installed (Private septic system required)
- Topography: Combination of sloped and level wooded terrain
- Water Features: Wet-weather creek running through the parcel
- Access Road: Dirt road; narrow and rough path requiring 4WD
- Showing Requirements: Four-wheel drive mandatory; listing agent must accompany all showings
- County Tax Assessed Value: $29,550 (2025 assessment recorded at $5,910)
- Annual Property Taxes: $264 to $265 per year
- Listing Terms: Cash, Conventional Financing
- Parcel Identification Number: 0000071050100
- Date Listed on Market: June 21, 2026
The Numbers and Price Analysis
Evaluating a property that blends 20 acres of timberland with a cabin shell and a private well requires breaking down the price into individual metric components rather than relying on standard residential valuation models.
Price Per Acre Metrics
If a buyer evaluates 113 Wells Dr strictly as a land transaction—assigning zero monetary value to the 640-square-foot cabin shell, the wood stove, the well, and site clearing—the baseline cost per acre calculates as follows:
- $83,500 ÷ 20 acres = $4,175.00 per acre
In Van Buren County and the surrounding North-Central Arkansas region, raw, un-serviced rural land tracts ranging from 10 to 40 acres typically trade between $3,000 and $5,500 per acre depending on road access, timber quality, topography, and surface water. A price point of $4,175 per acre sits squarely within the fair market baseline range for acreage alone. Acquiring 20 acres with a drilled private well, cleared cabin site, and weather-tight shell at this rate provides a solid entry threshold.
Price Per Square Foot Context
Looking strictly at the 640-square-foot cabin footprint (20×32 feet), the $83,500 asking price translates to approximately $130.47 per square foot.
Applying a price-per-square-foot metric to an unfinished off-grid cabin shell can be structurally misleading. In traditional residential housing, price per square foot covers a fully finished, climate-controlled home connected to grid power and public utilities. At 113 Wells Dr, that $130.47 per square foot includes the entire 20-acre land mass, standing timber reserves, private well infrastructure, and wet-weather creek frontage.
Land Square Foot Valuation
Calculating the raw land cost per square foot illustrates the physical scale of the purchase:
- Total Square Footage: 20 acres × 43,560 sq. ft. = 871,200 square feet
- $83,500 ÷ 871,200 sq. ft. = $0.0958 per square foot (approx. 9.6 cents per sq. ft.)
Carrying Costs and Tax Efficiency
Public tax records indicate an annual property tax bill of $265 per year based on an assessed value of $29,550 (with recent tax assessments recorded at $5,910). This yields an ongoing holding cost of:
- $265 ÷ 12 months = $22.08 per month
For land-banking investors, weekend hunters, or homesteaders planning a phased buildout over several years, an annual tax liability under $270 eliminates the monthly financial overhead that usually accompanies property ownership.
Comparing Raw Land Development Against 113 Wells Dr
To evaluate whether the $83,500 asking price offers genuine value, it is helpful to compare purchasing 113 Wells Dr against the cost of buying 20 raw, unimproved acres in Van Buren County and installing equivalent infrastructure from scratch.
Hypothetical Raw Land Development Scenario (Van Buren County, AR)
Consider a buyer who purchases 20 acres of completely raw timberland lacking a well, driveways, or structures:
- Raw Land Purchase Price (20 acres @ $3,500/acre): $70,000
- Drilling a Private Water Well (casing, pump, pressure tank, and generator hookup): $9,500
- Site Clearing & Driveway Excavation (clearing a cabin pad and 4WD access drive): $4,500
- Constructing a 20×32 Cabin Shell “In the Dry” (framing, roof, siding, windows, door): $28,000
- Wood-Burning Stove & Flue Installation: $2,500
- Estimated Total Raw Land Buildout Cost: $114,500
Subject Property Scenario (113 Wells Dr)
- Listed Asking Price: $83,500
- Included Assets: 20 Acres + Drilled Water Well + 20×32 Weather-Tight Cabin Shell + Installed Wood Stove + Wet-Weather Creek + Cleared Site Pad
- Implied Savings: Approximately $31,000 below hypothetical replacement cost
This comparison demonstrates the cost efficiency of the subject property. Purchasing the site at $83,500 saves a buyer substantial capital and eliminates the time and contractor coordination required to drill a well and construct a weather-tight cabin shell in a remote location.
Land and Acreage Analysis
The 20-acre footprint surrounding 113 Wells Dr forms the primary asset of this listing. Understanding how the terrain lays, how water flows across the site, and how the acreage is legally structured is essential for prospective buyers.
Topography and Forest Cover
The listing describes the lot features as a mix of sloped and level wooded terrain. In the Ozark foothills surrounding Clinton, this combination typically creates diverse land utility:
- Level Benches: Flat areas on the parcel provide natural building zones for expanding the cabin footprint, placing outbuildings, parking trailers, establishing gardens, or constructing animal shelters.
- Sloped Ridges: Sloped sections offer natural drainage, preventing standing water around the cabin site while providing elevated vantage points across the forest canopy.
- Dense Timber: The acreage is heavily wooded with native Arkansas timber, offering privacy buffers, natural shade, windbreaks, and a long-term supply of firewood for the wood-burning stove.
Wet-Weather Creek Dynamics
The property features a wet-weather creek running through the terrain. A wet-weather creek (or ephemeral stream) flows during rainy seasons, winter snowmelts, and spring storms, drying up during dry summer months.
- Wildlife Magnet: Seasonal water channels serve as natural travel corridors for local wildlife. White-tailed deer, wild turkey, and small game naturally frequent creek bottoms.
- Aesthetic and Recreational Appeal: During active flow periods, the creek creates natural water features, scenic spots for relaxation, and opportunities for children or guests to explore.
- Site Planning Considerations: Buyers must ensure that secondary structures, outhouses, or future septic drain fields are positioned well away from the creek bed to comply with environmental setbacks and prevent seasonal runoff issues.
Absence of Subdivision Restrictions (Metes & Bounds)
The property is classified under a Metes & Bounds legal description and is not located within a residential subdivision. There is no Homeowners Association (HOA), no architectural review board, and no mandatory monthly dues.
Unrestricted agricultural land in Van Buren County grants the owner broad operational freedom:
- Complete flexibility regarding building designs, cabin modifications, and accessory structures.
- Freedom to park RVs, campers, or work equipment on-site without time limits.
- Permission for homesteading activities, including livestock, poultry, gardening, and solar power installations.
- Unrestricted hunting and recreational shooting privileges on private land, subject only to Arkansas Game and Fish Commission seasonal regulations.
The 20×32 Cabin Shell: Understanding “In the Dry”
The residential component at 113 Wells Dr is a 20×32-foot single-story cabin shell, providing 640 square feet of interior footprint.
What Does “In the Dry” Mean?
In rural construction terminology, a building that is “in the dry” means the structural shell is fully framed, sheathed, roofed, and fitted with exterior doors and windows. The building is weather-tight, protecting the interior framing and subfloor from rain, snow, and wind.
What Is Included in the Shell
- Exterior wall framing and exterior siding.
- Roof framing, decking, and metal/shingle roofing.
- Exterior entry doors and window units.
- Subfloor and basic floor joist system.
- Installed wood-burning stove with insulated chimney flue.
What Needs to Be Finished
- Interior Partition Framing: The 640-square-foot space is currently open, allowing the buyer to design a custom floor plan (e.g., 1 bedroom, 1 bath, open living/kitchen area, or a open bunkhouse layout).
- Insulation: Walls and ceiling require fiberglass batt, rockwool, or spray foam insulation before winter climate control is possible.
- Interior Wall Coverings: Drywall, tongue-and-groove pine, or plywood interior wall paneling.
- Electrical Wiring: Rough-in wiring, outlet boxes, switches, and connection panels for solar, battery, or generator power.
- Plumbing Rough-In: Water supply lines from the well and drain/waste/vent (DWV) piping.
- Flooring Finishes: Vinyl plank, sealed wood, or carpet over the subfloor.
Living Area Efficiency (640 Sq Ft)
At 640 square feet, the cabin offers a manageable floor plan. For a hunting cabin or weekend retreat, 640 square feet easily accommodates a full kitchen wall, a compact bathroom, a wood stove hearth, and a open living/sleeping area for 4 to 6 people using bunk beds.
A smaller footprint also keeps interior finishing costs low. Materials for drywall, insulation, and flooring across 640 square feet cost a fraction of what a 2,000-square-foot home requires, making it an ideal project for hands-on DIY builders.
The Wood-Burning Stove Asset
The cabin includes an installed wood-burning stove. In an off-grid Ozark setting, a wood stove provides critical operational advantages:
- Independent Heating: Provides high-BTU heat without drawing electricity from batteries or solar systems.
- Abundant Local Fuel: The surrounding 20 acres of hardwood timber offer a continuous supply of free heating fuel.
- Emergency Cooking Surface: The flat top of a cast-iron wood stove serves as a reliable cooking surface during winter power outages or off-grid stays.
Infrastructure, Water, and Site Access Realities
Navigating utilities and access is the most critical phase of evaluating off-grid rural land. 113 Wells Dr presents a distinct mix of existing infrastructure assets and physical access demands.
The Private Water Well Asset
The property includes an established private water well. Having a water well already drilled on an off-grid parcel is a major asset:
- Eliminating Drilling Uncertainty: Drilling a well in rocky Ozark terrain carries hydrological risks. Well depths can vary significantly, and finding potable water is never guaranteed. Having a working well eliminates that risk.
- Off-Grid Water Delivery: Because the property is off-grid, operating the well pump requires a power source. Buyers can connect a portable dual-fuel generator, install a solar-powered DC well pump, or wire a dedicated inverter/battery bank system to draw water into a pressure tank or elevated holding tank.
Wastewater and Septic System Requirements
The listing disclosures do not specify an active septic system on-site. Transforming the cabin into a fully plumbed residence requires establishing a legal wastewater disposal method:
- Conventional Septic Tank: Installing a standard septic tank and absorption drain field requires a soil percolation (“perc”) test approved by the Arkansas Department of Health.
- Alternative Off-Grid Options: For seasonal hunting camps or temporary weekend use, buyers may explore approved composting toilets, holding tanks, or outhouses permitted under local rural health guidelines.
Site Access Logistics: 4WD Required
Access to 113 Wells Dr represents one of the most critical physical constraints detailed in the property disclosures:
- Road Type: Dirt road access along a narrow, rough path.
- Vehicle Requirement: Four-wheel drive (4WD) is mandatory. Standard low-clearance passenger cars, two-wheel-drive sedans, or street crossovers cannot safely navigate the access road.
- Showing Rules: The listing agent must accompany all buyers during showings, reflecting the remote, rough nature of the access path.
Practical Access Considerations
- Seasonal Weather Impact: Heavy rain or winter conditions in the Ozarks can turn rough dirt paths into muddy ruts. High-clearance 4WD trucks, SUVs, or ATVs/UTVs are essential for year-round travel.
- Maintenance Responsibilities: Because the road is a private dirt path, maintaining the driveway, clearing fallen limbs, and grading ruts after severe storms is the collective responsibility of landowners along the drive.
Why This Property May Stand Out
Highlighting the primary strengths of this listing illustrates why it represents a notable opportunity in the North-Central Arkansas market:
- Low Total Entry Price: At $83,500, the property offers an accessible entry point into acreage ownership with installed site infrastructure.
- Installed Private Water Well: Drilled water well eliminates major upfront costs and site development risks.
- Weather-Tight Cabin Shell: A 20×32 frame “in the dry” with an installed wood stove provides an immediate weather-proof base for finishing or camping.
- 20 Unrestricted Wooded Acres: Zero HOA covenants or subdivision restrictions grant complete freedom for hunting, homesteading, camping, or building.
- Wet-Weather Creek Feature: Seasonal water channel adds aesthetic scenery, natural drainage, and wildlife attraction.
- Ultra-Low Holding Overhead: Annual property taxes of $265 per year ($22/month) keep ongoing ownership costs minimal.
- Abundant Wildlife: Excellent habitat for deer, turkey, and small game hunting right on your private land.
Potential Drawbacks and Risk Factors
An objective real estate evaluation must examine potential risks and property limitations so prospective buyers can prepare adequately.
- Rough 4WD Access Path: The narrow, rough dirt drive requires high-clearance 4WD vehicles and requires ongoing private road maintenance.
- Unfinished Cabin Interior: The 640-square-foot cabin is a raw shell requiring insulation, wiring, plumbing, drywall, and flooring before residential occupancy.
- Off-Grid Power Required: No municipal grid power is connected; buyers must install solar panels, battery banks, or generators to operate lights and the water well.
- Septic System Needed: No active septic system is disclosed, requiring soil testing and septic installation for full plumbing.
- Agent-Accompanied Showing Restriction: Buyers cannot visit the property independently and must coordinate schedules with the listing agent.
Who Is This Property Best For?
Matching property characteristics with buyer goals clarifies who will derive the highest utility from 113 Wells Dr.
Ideal Buyer Candidates
- Recreational Hunters and Outdoorsmen: Buyers seeking an affordable, private 20-acre hunting camp with a dry cabin shell to park gear, sleep comfortably, and hunt deer and turkey right out the back door.
- Hands-On Off-Grid DIYers: Individuals or couples with construction skills who want to finish a 640-square-foot cabin interior at their own pace while living off-grid using solar power and well water.
- Off-Grid Homesteaders: Buyers seeking unrestricted Ozark land to build a self-sufficient homestead with livestock, gardens, timber, and private water.
- Value-Driven Land-Banking Investors: Buyers looking to hold tangible acreage with minimal holding costs ($22/month taxes) as a long-term inflation hedge.
Who Should Consider Looking Elsewhere?
- Turn-Key Suburban Homebuyers: Anyone seeking a move-in-ready home requiring zero construction or finishing work.
- Buyers Driving Low-Clearance 2WD Vehicles: Individuals unwilling to own or drive 4WD trucks, SUVs, or ATVs on rough dirt roads.
- Buyers Requiring Grid Electricity: Anyone who does not want to manage solar panels, battery banks, or backup generators.
Off-Grid Living and Rural Arkansas Considerations
Living off-grid in Van Buren County offers independence, but requires practical preparation:
- Climate Conditions: Clinton, Arkansas experiences four distinct seasons. Summers are warm and humid, while winters bring freezing temperatures and occasional snowfall. Proper cabin insulation and a steady wood supply ensure winter comfort.
- Solar Potential: North-Central Arkansas receives adequate annual sunlight for off-grid solar systems. A 3kW to 5kW solar array with lithium battery storage can easily power the cabin’s LED lights, refrigeration, electronics, and well pump.
- Local Supplies: The town of Clinton sits roughly 15 to 20 minutes away, providing access to grocery stores, hardware supply centers, medical clinics, and local dining.
Strategic Investment and Value-Add Perspective
From a disciplined real estate perspective, 113 Wells Dr represents a multi-phase value-add project.
Sweat Equity Opportunity
Because the cabin shell is already framed and weather-tight, a buyer can build equity rapidly through personal labor. Investing $10,000 to $18,000 in insulation, wiring, plumbing, solar equipment, and interior wall paneling can transform an $83,500 raw property into a fully functional off-grid retreat valued significantly higher in the regional market.
Asset Stability and Low Overhead
Tangible land with private water reserves represents a durable financial asset. With annual taxes at $265 per year, an owner can hold the property for decades without financial strain while utilizing the land for recreation, timber, or family getaways.
What Buyers Should Verify Before Purchasing
Executing thorough due diligence protects buyers from unexpected expenses. Prospective buyers should complete the following technical verification steps prior to making an offer:
- Conduct an Agent-Accompanied Site Visit: Schedule a showing with the listing agent using a high-clearance 4WD truck or SUV to evaluate the access road firsthand.
- Test the Private Water Well: Hire a qualified well technician to inspect the well head, measure water flow rate (gallons per minute), test water purity/mineral content, and confirm static water depth.
- Inspect the Cabin Shell & Wood Stove: Have a contractor or home inspector evaluate the 20×32 framing, roof decking, subfloor, window seals, and the wood stove chimney clearance.
- Commission a Boundary Survey: Verify property corners, mark boundary lines across the 20 acres, and confirm the exact location of the dirt access road relative to deed records.
- Soil Percolation Testing for Septic Permitting: Consult with the Van Buren County Health Department or a certified septic installer regarding soil perc testing for a future septic drain field.
- Title Search & Access Easement Audit: Retain a title company or attorney to verify clear title, check for liens, and confirm recorded legal right-of-way access along Wells Drive.
- Evaluate Off-Grid Power System Requirements: Obtain quotes for solar equipment, battery storage, and generator hookups to power the well pump and cabin.
Final Verdict
113 Wells Dr represents a compelling entry-level opportunity in the North-Central Arkansas off-grid land market. Offered at $83,500 for 20 unrestricted acres ($4,175 per acre), a 20×32 dry cabin shell, an installed wood stove, and a private water well, its core value proposition is clear.
By providing a drilled well, a weather-tight structural shell, and cleared site pads, the property eliminates tens of thousands of dollars in site development costs and years of contractor delays. The absence of HOA restrictions grants total freedom, and the ultra-low $265 annual tax bill keeps holding costs negligible.
The primary trade-offs stem from its physical realities: access requires a high-clearance 4WD vehicle on a rough dirt path, the cabin interior requires complete electrical, plumbing, and drywall finishing, and an off-grid power setup is required.
For hunters, hands-on off-grid builders, homesteaders, or land buyers seeking an affordable 20-acre Ozark retreat under $90,000, 113 Wells Dr is well worth a 4WD site visit and technical due diligence review.
Listed on Zillow