Finding a 20-acre private land parcel in the Missouri Ozarks equipped with a modern 1,200-square-foot shell, private water supply, and installed lagoon system for $104,900 represents a compelling value-add entry point for homesteaders, off-grid builders, and recreational land buyers. Located at 1789 County Road 226 near Alton, Missouri (ZIP 65606, Oregon County), this property offers a rural footprint situated near the Eleven Point River and thousands of acres of Mark Twain National Forest land.
Offered at $5,245.00 per acre or $87.42 per square foot of living space, the 2021-built single-family home operates as a 3-bedroom, 1-bathroom “fixer-upper” shell. While the structure features double-pane windows and a pillar/post/pier foundation, it lacks active heating or cooling systems and requires complete interior mechanical and cosmetic finishing. Carrying property taxes of just $13.00 per year ($1.08 per month), the property provides an exceptionally low-overhead foundation for creating an off-grid retreat, small-scale farmstead, or seasonal hunting camp.
Property Overview and Specification Summary
Evaluating public listing disclosures, tax records, and site parameters provides the baseline for assessing this Oregon County asset.
| Property Parameter | Official Listing Disclosures & Public Records |
| Street Address | 1789 County Road 226, Alton, MO 65606 |
| County / Regional Market | Oregon County / Southern Missouri Ozarks |
| Parcel Identification Number | 178.02700000003.01000 |
| Current Asking Price | $104,900 (Reduced from $109,900 on May 6, 2026) |
| Original List Price (2021 Launch) | $129,999 (For-Sale-By-Owner Launch) |
| Total Land Footprint | 20.00 Acres (871,200 Square Feet) |
| Price Per Acre | $5,245.00 per acre |
| Price Per Square Foot of Land | $0.120 per sq. ft. |
| Structure Living Area | 1,200 Sq. Ft. (Finished Above Ground: Unfinished Shell Basis) |
| Price Per Building Square Foot | $87.42 per sq. ft. |
| Bedrooms / Bathrooms | 3 Bedrooms / 1 Full Bathroom |
| Year Built | 2021 (5-Year-Old Structure Shell) |
| Foundation Type | Pillar / Post / Pier Foundation |
| Heating & Cooling Systems | None Installed (Requires HVAC Retrofit) |
| Water Supply & Wastewater | Private Water Source / Lagoon Sewer System |
| Exterior & Features | Wooded/Cleared Combo Lot; Double-Pane Windows |
| Annual Property Taxes | $13.00 per year ($1.08 per month) |
| Homeowners Association (HOA) | None ($0.00 / month) |
| Listing Terms & Conditions | Cash, Conventional |
The Numbers and Detailed Price Analysis
Evaluating a 20-acre fixer-upper parcel requires separating baseline land value from structural replacement costs while examining local tax holding efficiency.
Per-Acre and Building Footprint Calculations
Offered at $104,900 across 20.00 acres and 1,200 square feet of structure, the mathematical indicators calculate as follows:
- Price Per Acre:$104,900 ÷ 20.0 acres = $5,245.00 per acre
- Total Land Area in Square Feet: 20.0 acres × 43,560 sq. ft. = 871,200 square feet
- Price Per Square Foot of Land: $104,900 ÷ 871,200 sq. ft. = $0.120 per sq. ft.
- Price Per Building Square Foot: $104,900 ÷ 1,200 sq. ft. = $87.42 per sq. ft.
In rural Oregon County, unimproved, unserviced 20-acre timber parcels typically trade between $3,000 and $4,500 per acre. Assigning a conservative baseline land value of $3,500 per acre to the 20.0-acre footprint ($70,000 land allocation) leaves the residual purchase price attributed to the 1,200 sq. ft. structure shell, pier foundation, private water supply, and installed lagoon system at just $34,900—or $29.08 per square foot for the building infrastructure.
Historical Price Trajectory & Market Context
Tracking the public listing history reveals two distinct sales cycles between 2021 and 2026:
| Date | Listing Event / Status | List Price | Price / Sq. Ft. | Cumulative Adjustment |
| October 19, 2021 | Initial FSBO Launch | $129,999 | $108 / sq. ft. | Baseline Launch Price |
| November 22, 2021 | Agent Listing Adjustment | $110,000 | $92 / sq. ft. | -$19,999 (-15.38%) |
| December 7, 2021 | Price Reduction | $99,900 | $83 / sq. ft. | -$30,099 (-23.15%) |
| February 16, 2022 | Sold | Confidential | — | Prior Transaction |
| January 9, 2026 | Relisted for Sale | $109,900 | $92 / sq. ft. | New Listing Launch |
| May 6, 2026 | Price Reduction | $104,900 | $87 / sq. ft. | -$5,000 (-4.55%) |
Key Market Takeaways:
- Prior Price Discovery: The property previously adjusted from an ambitious $129,999 launch down to $99,900 in late 2021 before closing.
- Current Repricing Strategy: After relisting in January 2026 at $109,900, the seller executed a $5,000 price drop on May 6, 2026, bringing the listing to $104,900.
- Low Holding Overhead: Property taxes are listed at $13.00 per year ($1.08 per month).This ultra-low tax burden is typical for rural Missouri land classified under agricultural or timberland use, eliminating holding cost pressure for a builder undertaking a multi-year project.
Land Topography, Acreage, and Access Dynamics
The 20.0-acre footprint surrounding 1789 County Road 226 provides privacy, mixed timber, and proximity to regional natural features.
- Wooded & Cleared Combo Lot: The 20 acres offer a balanced mix of mature Ozark timber and cleared ground surrounding the home site. The cleared area provides immediate space for gardens, outbuildings, livestock pens, or solar arrays.
- Road Surface & Ingress/Egress: Accessible via County Road 226, a maintained gravel county road. A long private drive sets the home back from the road, enhancing seclusion.
- Proximity to Public Recreation: Located minutes from the Eleven Point River (a federal Wild and Scenic River renowned for smallmouth bass and trout fishing) and thousands of acres of the Mark Twain National Forest.
Home Structure, Condition, and Utility Infrastructure
The residential structure is a 1,200-square-foot, single-story 3-bedroom, 1-bathroom building constructed in 2021.
Physical Structure and Foundation
- Pillar/Post/Pier Foundation: Built over concrete piers or timber posts. While pier foundations offer cost-effective, elevated framing suited for sloping Ozark terrain, buyers must inspect pier footings for level settlement, adequacy of cross-bracing, and sub-floor insulation/skirting.
- Double-Pane Windows: Fitted with modern double-pane energy-efficient window units.
- Floor Plan Layout: Configured for 3 bedrooms, 1 bathroom, an open main living area, and main-level laundry hookups.
Mechanical & Utility Infrastructure Audit
- Heating & Cooling (“None”):The listing confirms zero HVAC equipment. A buyer must install a heat source, such as a high-efficiency wood stove, propane furnace, or multi-zone ductless mini-split heat pumps.
- Wastewater Lagoon System: Served by an on-site septic lagoon. Lagoons are common and compliant wastewater options in rural Missouri, relying on solar evaporation and natural aerobic breakdown. Buyers should inspect berm stability, fence enclosures, and intake pipe slopes.
- Private Water System: Relies on a private water supply (typically a drilled groundwater well or deep spring).Well pump mechanics, pressure tank health, and water portability must be verified.
Comparative Value Analysis: Subject Property vs. Raw Land Buildout
To measure the value proposition of $104,900, consider a cost comparison between acquiring 1789 County Road 226 and developing a raw 20-acre parcel in Oregon County from scratch.
| Development Component | Raw Land New Build (Est.) | 1789 CR 226 (Subject Property) |
| 20-Acre Land Acquisition | $70,000 ($3,500/acre) | Included ($104,900 list price) |
| Site Excavation & Gravel Driveway | $8,500 | Included (Driveway & pad prepped) |
| Drilling Private Water Well & Pump | $10,500 | Included (Private water on site) |
| Installing Permitted Septic Lagoon | $6,500 | Included (Lagoon system installed) |
| 1,200 Sq. Ft. Framing & Shell ($65/sq ft) | $78,000 | Included (2021-built 1,200 sq ft shell) |
| Pier Foundation & Framing | $12,000 | Included (Pier foundation in place) |
| ESTIMATED TOTAL CAPITAL Outlay | $185,500 | $104,900 |
| IMPLIED CAPITAL SAVINGS | — | $80,600 (43.45% Capital Savings) |
Acquiring the subject property at $104,900 delivers established acreage, private water, a lagoon system, and a 1,200 sq. ft. building shell at a ~$80,000 discount compared to developing raw Ozark land from scratch.
Key Advantages and Potential Drawbacks
Key Advantages
- Low Total Acquisition Cost: Offered at $104,900 ($5,245/acre) for 20 acres with a 2021 building shell.
- Ultra-Low Holding Costs: Annual property taxes total just $13.00 per year ($1.08/month) with $0 HOA fees.
- Established Site Infrastructure: Features an installed lagoon system, private water supply, and gravel driveway already in place.
- Prime Ozark Location: Secluded setting close to Eleven Point River and Mark Twain National Forest.
- Modern Shell Baseline: 2021 construction featuring double-pane windows and a 1,200 sq. ft. footprint.
Potential Risk Factors & Drawbacks
- Total Interior Renovation Required: Lacks heating/cooling, requiring complete electrical, plumbing, insulation, and drywall finish work.
- Pier Foundation Inspection Needed: Post/pier foundations require verification of footing depth and soil stability.
- Gravel Road Access: Requires 1.5+ miles of unpaved county road travel.
Target Buyer Profiles
| Buyer Profile | Compatibility Profile | Fit Assessment |
| Off-Grid Homesteaders & DIY Builders | Buyers seeking a private 20-acre parcel with water, septic, and a 1,200 sq ft shell to custom-finish off-grid. | Ideal Fit |
| Recreational Hunters & Outdoorsmen | Buyers wanting a low-cost basecamp near Mark Twain National Forest and Eleven Point River. | Ideal Fit |
| Long-Term Land Speculators | Investors looking to bank 20 acres at $5,245/acre with $1.08/month holding costs. | Ideal Fit |
| Turnkey Homebuyers | Purchasers requiring move-in-ready conditions, central HVAC, and paved city street access. | Unfavorable Fit |
Investment Perspective and Renovation Scope
To transition 1789 County Road 226 into an operational primary residence or vacation rental, a buyer should budget for the following baseline capital outlays:
- Property Acquisition Cost:$104,900
- HVAC Installation (Wood Stove + Mini-Split Heat Pumps): $8,500
- Electrical Service Completion & Panel Wiring: $6,500
- Plumbing Fixtures, Water Heater & Kitchen/Bath Fit-Out: $12,000
- Insulation, Drywall, Flooring & Paint: $14,000
- Lagoon & Well System Servicing/Inspection:$2,500
- ESTIMATED ALL-IN CAPITAL INVESTMENT:~$148,400
At an all-in cost basis around $148,400 ($123.67 per sq. ft. total), acquiring 20 acres with a fully finished 1,200 sq. ft. home near national forest land remains competitive within the Southern Missouri market.
Essential Buyer Due Diligence Checklist
- Inspect Pillar/Post/Pier Foundation: Hire a licensed inspector to evaluate pier footing depth, post alignment, and moisture barrier integrity.
- Audit Water Well & Pump Performance: Test private well flow rate (gallons per minute) and conduct a water quality potability panel.
- Inspect Wastewater Lagoon: Verify lagoon berm integrity, safety fencing compliance, and inlet pipe slope.
- Confirm Boundary Lines & Survey Pins: Review county GIS maps and locate physical survey markers across the 20-acre perimeter.
- Evaluate Solar & Off-Grid Feasibility: Measure southern exposure for solar arrays if planning an off-grid electrical setup.
Final Verdict
1789 County Road 226 in Alton, Missouri, offers a value-add acreage purchase. Offered at $104,900 ($5,245 per acre) for 20 acres, its primary strengths include its 1,200 sq. ft. 2021 building shell, installed lagoon and private water, ultra-low $1.08/month taxes, and proximity to Mark Twain National Forest.
The main trade-offs center on its fixer-upper status and the need for HVAC and interior finish work.For homesteaders, DIY builders, or hunters seeking a secluded Ozark property with established utility infrastructure, this listing represents a solid value proposition.
Listed on Zillow