A wooded mountain retreat near Talihina offers 40.26 acres, a large pond, and two rustic cabins—but buyers should look closely at access, utilities, and building conditions.
Finding a rural property with more than 40 acres of wooded land, mountain scenery, and an existing pond can be appealing to buyers searching for privacy and outdoor recreation.
One property currently advertised near Talihina, Oklahoma, brings several of those features together at an asking price of $149,000.
Located along RR Road near the Latimer and Le Flore County line, this 40.26-acre tract includes a large pond described as stocked, two old cabins, and a forested landscape with trails and surrounding mountain views.
The property may interest recreational land buyers, hunting enthusiasts, or people considering a remote weekend retreat. However, its classification as unimproved land and the condition of its existing structures make careful due diligence essential.
Property Overview
| Feature | Listing Information |
|---|---|
| Location | RR Road, Talihina, OK 74571 |
| Asking price | $149,000 |
| Land area | 40.26 acres |
| Property classification | Unimproved land |
| Existing structures | Two old cabins, according to the listing |
| Water feature | Large pond described as stocked |
| Landscape | Wooded hills and mountain views |
| Tree cover | Pine, oak, and hickory, according to the listing |
| Bedrooms and bathrooms | 0 listed |
| HOA | None reported |
| Annual property tax | $125 reported |
| Original listing date | May 22, 2026 |
The listing also reports a price reduction of approximately $30,900 on October 1, 2026. Prices and availability may change, so buyers should confirm the current details with the listing agent.
What Makes This 40-Acre Oklahoma Property Interesting?
The biggest attraction is the combination of acreage, woodland, and water.
Unlike a small rural residential lot, 40.26 acres provides a substantial area for exploring the outdoors. Aerial photographs show extensive tree coverage across rolling terrain, with a pond and a small cluster of structures near a clearing.
The surrounding landscape appears heavily forested, and the listing describes pine, oak, and hickory trees throughout the property.
For someone interested in recreational land, this setting may provide opportunities for walking trails, wildlife observation, and spending time away from more developed areas.
The land is not necessarily flat or easy to develop. Its wooded and hilly character is part of the appeal, but it can also increase the difficulty and cost of construction, driveway maintenance, and utility installation.
A Large Pond Adds Another Dimension
One of the most noticeable features is the pond.
According to the listing, the property includes a large stocked pond. Aerial photographs show a substantial body of water surrounded by trees, with existing structures nearby.
A pond can make rural acreage more attractive for recreational use and wildlife observation. It may also provide a pleasant setting for a future outdoor gathering area, subject to local requirements and site conditions.
However, buyers should verify several details before placing value on the water feature.
The listing does not establish the pond’s exact size, depth, water quality, year-round reliability, or fish population. The description of it as stocked should be confirmed independently.
It is also important to determine whether the pond lies entirely within the legal property boundaries and whether any maintenance responsibilities, drainage issues, or water-related restrictions apply.
A pond is a meaningful feature, but it should not be treated as a guaranteed fishing resource or reliable domestic water supply without further investigation.
Two Old Cabins: Existing Improvements or Major Projects?
The listing states that there are two old cabins on the land.
Photographs show rustic structures with metal roofing, wooden siding, and porch areas. Their appearance contributes to the property’s remote woodland character.
However, there is an important distinction between having existing cabins and having legally habitable residences.
Zillow categorizes the property as unimproved land and reports zero bedrooms, zero bathrooms, and zero finished square footage.
This means buyers should not assume either cabin qualifies as a permitted residence or is suitable for immediate occupancy.
Before making plans to use or renovate the structures, a buyer should investigate:
- Structural stability, including foundations, framing, and porches.
- Roof condition and signs of moisture intrusion.
- Electrical wiring and any existing power connections.
- Water supply and wastewater disposal.
- Building permits and legal status of the structures.
- Whether repairs or reconstruction would require additional approvals.
The cabins might offer a starting point for a restoration project, but their actual value depends on inspections, documentation, and the cost of making them safe and usable.
In some cases, repairing an old rural structure can cost more than expected. Buyers should compare renovation costs with the cost of constructing a new permitted building.
Access Is One of the Most Important Questions
Remote wooded acreage can be attractive, but access often determines how practical the property will be.
The listing provides directions from US Highway 82 onto RR Road, describing a route over cattle guards, through wooded terrain, down toward a creek, and farther along to the property’s driveway.
It also mentions another entrance through a ranch gate.
Photographs show gravel and dirt road sections, wooded approaches, and gated access.
These features make it especially important to investigate the property’s legal and physical access.
A buyer should confirm whether the access route is public, private, or supported by a recorded easement. The existence of a visible road does not automatically guarantee permanent legal access.
The road should also be evaluated for vehicle clearance, steep grades, drainage, and travel during heavy rain.
Questions worth asking include who maintains RR Road, whether gates are shared with neighboring landowners, and whether emergency vehicles and construction equipment can reach the property.
For a remote tract, reliable access may matter just as much as the acreage itself.
Wildlife and Recreational Possibilities
The property description mentions black bears, whitetail deer, and wild turkeys in the surrounding forest environment.
This could interest buyers looking for wildlife viewing, nature photography, or a recreational getaway.
The listing also describes a trail leading toward views of the surrounding mountains.
Still, wildlife sightings are never guaranteed, and recreational activities are subject to applicable regulations and property restrictions.
Anyone considering hunting should check current Oklahoma hunting laws, licensing requirements, seasons, and safe shooting conditions.
Similarly, buyers planning ATV riding or other trail activities should confirm that the land, terrain, and any shared access routes permit those uses.
The Oklahoma Department of Wildlife Conservation provides official information at wildlifedepartment.com.
What Does $149,000 Mean for 40.26 Acres?
At the advertised price, the property works out to approximately:
$149,000 ÷ 40.26 acres = $3,701 per acre.
This calculation is useful as a starting point, but it does not establish whether the property is fairly priced.
The asking price includes the land, pond, existing cabins, and other improvements. It should not be compared directly with the per-acre price of vacant land without accounting for differences in access, topography, utilities, timber, and usable acreage.
The property was previously advertised at a higher price, with a reported $30,900 reduction on October 1, 2026.
A price cut can attract attention, but it does not automatically make a listing a bargain. Buyers should review comparable rural land sales in the surrounding area and investigate any issues that may affect value.
Property Taxes and Ongoing Costs
The listing reports annual property taxes of approximately $125.
That is a relatively small reported annual amount compared with the asking price, but buyers should not assume the same tax bill will continue after a sale.
Tax assessments can change with ownership, improvements, land classification, and applicable exemptions.
The property’s ongoing costs may also include road maintenance, brush clearing, tree removal, pond maintenance, property insurance, and repairs to existing structures.
If a buyer intends to develop the land, additional expenses could include surveying, site preparation, electrical service, a well, a septic system, and construction permits.
These costs can materially affect the total investment.
Utilities and Future Development: What Needs Verification?
The supplied listing information does not confirm a complete set of functioning residential utilities.
That makes utility verification a priority.
Buyers should determine whether electrical service is available at the property, how far a connection would need to be extended, and what installation might cost.
Water availability is another key consideration. The presence of a pond does not mean the property has a potable water supply.
If a private well is needed, local groundwater conditions, drilling costs, and water quality should be investigated.
Wastewater disposal is equally important. A proposed home or cabin may require an approved septic system, and the suitability of the soil and site should be evaluated before construction.
The Oklahoma Department of Environmental Quality is a useful starting point for wastewater-related guidance, while local authorities can clarify permitting and land-use requirements.
Because the terrain is wooded and hilly, buyers should also assess slope, erosion, drainage, and suitable building locations.
Seven Questions to Ask Before Buying
Before making an offer on this property, a serious buyer should obtain clear answers to these questions:
- Is access legally recorded? Request documentation showing permanent access rights from a public road.
- What is the condition of the cabins? Arrange professional inspections and check whether the structures are permitted.
- Are utilities installed or available? Confirm electricity, drinking water, and wastewater arrangements.
- Is the pond entirely on the property? Review the survey, boundaries, and any water-related restrictions.
- How much land is usable? Determine which areas are steep, difficult to access, or unsuitable for construction.
- Are there deed restrictions or easements? Have a title professional review restrictions, mineral interests, and recorded rights affecting the land.
- What would development actually cost? Obtain local estimates for access improvements, site preparation, utility connections, and any planned building work.
A boundary survey and title review are particularly important because aerial property outlines are illustrative and should not be relied upon as legal boundary evidence.
Who Might Consider This Property?
This property may appeal most to buyers who place a high value on privacy, wooded acreage, and outdoor recreation.
A recreational land buyer could be interested in the pond, forest, and trails. Someone looking for a weekend retreat might appreciate the existing rustic structures, provided their condition and legal status are verified.
A buyer considering a future cabin or rural home may also find the acreage interesting, but should first confirm a suitable building site, access rights, and utility feasibility.
It may be less suitable for someone seeking a move-in-ready residence, paved-road convenience, or a property with fully documented residential infrastructure.
The difference between a successful purchase and an expensive surprise will largely depend on the quality of the buyer’s investigation.
Final Thoughts
At $149,000, this 40.26-acre property near Talihina, Oklahoma, presents an interesting combination of wooded hills, a large pond, two old cabins, and scenic rural surroundings.
Its appeal is easy to understand: substantial acreage, a secluded setting, and existing features that could support a variety of recreational plans.
But the listing’s classification as unimproved land is an important reality check. The condition of the cabins, the availability of utilities, the legality of access, and the property’s development limitations all need to be established before a buyer can accurately assess its potential.
For the right buyer, the land itself may be the main attraction. The key is to evaluate it as a complete rural property—not simply as 40 acres with two ready-to-use cabins.
View the Original Property Listing
For the latest asking price, listing status, photographs, and agent contact information, visit:
RR Road, Talihina, Oklahoma – Zillow Property Listing
Disclaimer: This article is an independent educational property overview based on listing information and photographs provided for review. It is not a property appraisal, inspection, legal opinion, or investment recommendation. Property details, availability, prices, taxes, permitted uses, and conditions may change. Readers should independently verify all information with the listing agent, relevant authorities, and qualified professionals before making any real estate decision.
