Finding a rural property with substantial acreage for less than $100,000 can be appealing to buyers looking for privacy, outdoor recreation, or a potential renovation project. One property in southeastern Oklahoma combines all three possibilities, although its condition deserves careful consideration.
Located at 16508 Round Mountain Road, Howe, Oklahoma 74940, this property is listed for $99,997 and includes approximately 20 wooded acres and a 2,040-square-foot, two-story home built in 2009.
The property is marketed as a potential hunting retreat, weekend getaway, or full-time rural residence. Its surrounding forest, private setting, and relatively large home offer interesting possibilities, but the seller has made clear that the property needs repairs and is being sold AS IS.
For buyers considering affordable Oklahoma homes with acreage, this listing offers a useful example of the tradeoffs between purchase price, land ownership, renovation costs, and rural infrastructure.
Property Overview
| Property Detail | Information |
|---|---|
| Address | 16508 Round Mountain Rd, Howe, OK 74940 |
| Asking Price | $99,997 |
| Property Type | Single-Family Residence |
| Land Size | Approximately 20 Acres |
| Living Area | 2,040 Sq Ft |
| Bedrooms | 2 |
| Bathrooms | 2 listed in structured facts |
| Year Built | 2009 |
| Stories | 2 |
| Exterior | Wood Frame and Wood Siding |
| Roof | Metal |
| Foundation | Crawl Space |
| Water | Well |
| Sewer | Septic Tank |
| Heating | Wood; no conventional heating system specified |
| Cooling | None listed |
| HOA | None listed |
| Annual Property Tax | Approximately $471 |
| Condition | Repairs and updating needed; sold AS IS |
Important listing discrepancy: The agent’s description refers to 1.5 bathrooms, while the structured property facts identify two full bathrooms. Buyers should verify the actual bathroom configuration and permit records.
Twenty Acres of Wooded Oklahoma Countryside
The most significant feature of this listing may be its land.
At approximately 20 acres, the property provides considerably more outdoor space than a typical residential lot. The listing describes mature trees and wooded terrain, and the aerial photographs show extensive tree coverage around the residence and surrounding hills.
For someone interested in rural living, this amount of land could provide opportunities for walking trails, outdoor recreation, wildlife observation, or simply enjoying separation from neighboring properties.
The listing specifically highlights hunting, trail riding, ATVs, four-wheelers, and rock crawling as possible recreational interests.
However, owning acreage does not automatically guarantee permission for every activity. Buyers should investigate applicable laws, property boundaries, easements, terrain conditions, and local restrictions before assuming that particular recreational uses are permitted.
What the Aerial Photos Reveal
The listing photographs provide several useful observations.
Large sections of the surrounding landscape appear heavily forested, with a mixture of tree cover and areas that look more open or recently cleared.
An unpaved access road passes through wooded terrain. Other aerial views show rolling hills and distant elevated landforms.
These images help explain the property’s appeal to buyers seeking seclusion and outdoor space.
Nevertheless, photographs cannot establish the exact boundaries of the 20-acre parcel. A survey would be important to determine which roads, wooded areas, and potential recreational sites are legally included.
Buyers should also evaluate drainage, slopes, soil conditions, and the cost of maintaining the property’s access roads.
A 2,040-Square-Foot Home With Renovation Potential
Unlike some inexpensive rural listings that contain only a small hunting cabin, this property includes a substantial residential structure.
The home reportedly offers approximately 2,040 square feet of interior space across two levels.
According to the listing, the property currently has two bedrooms, with the potential to create a third bedroom.
Its interior photographs show a spacious main living area, an upper-level section overlooking part of the lower floor, and a kitchen area connected to the main living space.
The home also has vaulted ceilings, ceiling fans, laminate and vinyl flooring, and a wood-burning fireplace or stove arrangement.
These features give the building a rustic character that may appeal to buyers looking for a country residence rather than a conventional suburban house.
A Spacious Main Living Area
One of the home’s most noticeable interior features is its large, open living room.
The photographs show tall ceilings, exposed wood trim, multiple windows, and a substantial open floor area.
A wood-burning stove with a visible flue pipe stands along one side of the room.
An elevated interior section overlooks the living space, creating an unusual layout that could be attractive after renovation.
The room’s size may allow flexibility in furniture placement or interior redesign, subject to structural requirements.
However, the images also show unfinished or worn surfaces and materials stored inside the building.
Prospective buyers should not assume that the home’s appearance reflects its complete condition. Structural, electrical, and moisture-related issues may be present even where photographs appear relatively ordinary.
Kitchen and Dining Space
The kitchen photographs show cabinets, countertops, a sink, appliances, tiled flooring, and exterior doors with glass panels.
The listing identifies several included appliances, such as a built-in oven, cooktop, electric water heater, oven, range, and refrigerator.
However, inclusion in a listing does not confirm that each appliance operates properly.
The kitchen appears functional in its general layout, but visible areas may need repairs, cleaning, finishing, or modernization.
Buyers should inspect the plumbing, electrical connections, cabinets, flooring, and appliances before estimating renovation costs.
Bedrooms, Bathrooms, and Additional Interior Space
The listing identifies two bedrooms and suggests that a third could potentially be created.
Interior photographs show several rooms in different stages of finish.
Some walls and ceilings appear to have been patched or left unfinished, while other spaces contain stored materials and exposed surfaces.
A bathroom photograph shows a toilet, sink, vanity, and shower enclosure. Another smaller bathroom area appears unfinished.
Because the written description and structured listing facts disagree on the number and type of bathrooms, buyers should confirm which facilities are complete, functional, permitted, and included in the official living area.
The home also contains a utility area with a water heater and exposed plumbing components.
These details reinforce the importance of a comprehensive inspection rather than relying solely on the advertised square footage or bedroom count.
Exterior Features: Metal Roof, Covered Porch, and Wooded Setting
The exterior photographs show a two-story building with a metal roof, wood-framed construction, and a covered front porch.
The porch could become a useful outdoor seating area after any necessary repairs.
The house sits within a clearing surrounded by trees, creating a relatively secluded atmosphere.
A smaller block-built structure is also visible in the supplied photographs, although the listing’s structured facts do not identify any additional buildings. Its purpose, condition, ownership, and permitted use should be verified.
Several exterior surfaces and porch components appear weathered or unfinished.
A buyer should inspect the siding, roof connections, porch supports, steps, drainage, crawl space, and any evidence of moisture intrusion or pest activity.
A metal roof can be a desirable feature, but the material alone does not establish the roof’s age, remaining lifespan, or watertight condition.
Rural Utilities: Well, Septic, Wood Heat, and No Listed Cooling
The property’s utility arrangements are an important part of the purchase decision.
According to the listing, the home has a well and septic tank. Electricity is described as available.
The heating information identifies wood heat, while no cooling system is listed.
For a buyer planning to occupy the property full-time, these details deserve special attention.
Private Well
A private well can provide a water source without a municipal water connection.
However, buyers should verify whether the well is operational, whether it supplies adequate water throughout the year, and whether its water quality is suitable for household use.
A professional well inspection and appropriate water testing would be prudent.
Septic System
The listing identifies a septic tank, but it does not provide its installation date, capacity, maintenance history, or current condition.
A septic inspection should help determine whether the system is functional and suitable for the intended occupancy.
Any plans to add bedrooms or substantially alter the home should also account for applicable septic requirements.
Electricity and Heating
The phrase “electricity available” should not be interpreted as confirmation that every electrical system inside the house is operational or that utility service is currently active.
Buyers should confirm the service connection, meter status, wiring condition, and any costs associated with restoring or upgrading electricity.
The home includes a wood-burning heating feature, but no conventional central heating system is specified.
A licensed professional should inspect the stove, chimney or flue, clearances, and ventilation before use.
With no cooling system listed, buyers may also need to budget for suitable air-conditioning equipment.
Why Is a 20-Acre Property Priced Below $100,000?
At an asking price of $99,997, this property works out to approximately $49 per square foot of listed living space.
Dividing the asking price by the stated acreage produces a figure of roughly $5,000 per acre.
Neither calculation is a reliable standalone valuation.
The price per square foot includes the value of the land, while the price per acre includes the existing house and any improvements.
More importantly, the property’s need for repairs may be a major reason for its relatively low asking price.
The seller is offering the property AS IS and does not intend to make repairs.
That means a buyer should consider the total project cost rather than focusing only on the advertised purchase price.
For example, renovation expenses might involve electrical work, plumbing repairs, flooring, interior finishing, heating and cooling equipment, exterior maintenance, or structural corrections.
The actual scope cannot be determined from photographs alone.
A low asking price can represent an opportunity, but only when the necessary work is understood and financially manageable.
The Importance of the AS-IS Sale
An AS-IS sale is one of the most important details in this listing.
The seller’s description explicitly states that repairs will not be made by the seller.
This does not automatically mean every system is defective. It does mean that buyers should approach the transaction with appropriate caution.
An independent home inspection, well and septic evaluations, and specialist assessments where needed can help identify major issues before purchase.
Buyers should also review the contract carefully to understand inspection rights, contingencies, and any limitations on seller obligations.
The photographs suggest that some interior work remains incomplete, but the full extent of repairs is unknown.
A buyer considering this property should obtain written estimates from qualified contractors before deciding whether the overall project fits their budget.
Could This Property Work as a Hunting Retreat or Weekend Getaway?
The 20-acre setting may appeal to outdoor enthusiasts.
The combination of wooded land, rural roads, and an existing house creates potential for a recreational retreat.
Possible interests include wildlife observation, hiking, weekend stays, and other lawful outdoor activities.
For hunting specifically, buyers must verify applicable Oklahoma hunting laws, seasons, licensing requirements, property boundaries, and safe shooting conditions.
ATV and trail-riding use may also depend on terrain, access rights, environmental conditions, and applicable restrictions.
The property’s current condition is especially important for anyone hoping to use it immediately as a weekend cabin.
Before staying overnight, buyers should confirm that the house is safe, weatherproof, and has working water, sanitation, electricity, and appropriate heating.
Could It Become a Full-Time Country Home?
A buyer seeking a permanent rural residence may see potential in the building’s size and wooded surroundings.
The two-story design offers more interior space than many small cabins, while the 20-acre lot creates opportunities for privacy and outdoor projects.
However, full-time occupancy would require careful consideration of several practical factors.
Reliable water, wastewater disposal, electrical service, heating, cooling, and road access are essential.
Buyers should also consider internet availability, emergency services, travel distances, road maintenance, and the costs associated with living on a large rural parcel.
The listing’s suggestion that a third bedroom could be created should be treated as a possibility rather than an approved improvement.
Any conversion would need to satisfy relevant building, safety, egress, and septic requirements.
Financing and Insurance Considerations
The listing identifies its terms as “Other” and “Special Funding.”
These terms are not sufficient to establish whether conventional mortgage financing, government-backed financing, or other loan products will be available.
Lenders may require the house to meet minimum property-condition standards.
Unfinished interior areas, nonfunctional utilities, or significant safety issues can complicate financing.
A buyer considering a mortgage should speak with a lender early and provide accurate information about the property’s AS-IS condition.
Insurance is another important consideration.
Insurers may evaluate the building’s condition, roof, heating equipment, rural access, and wildfire or other location-specific risks.
Obtaining an insurance quote before committing to a purchase can help avoid unexpected ownership costs.
Property Taxes and Ongoing Expenses
The supplied listing information shows annual property taxes of approximately $471 for 2025.
The listed tax history includes approximately $449 in 2024 and $445 in 2023.
These historical figures are useful background information, but they do not guarantee future tax bills.
Taxes may change after a sale, reassessment, changes in exemptions, or improvements to the property.
The supplied information also contains different assessment figures in separate sections, so the current official assessed value should be verified directly with the appropriate county records.
There is no HOA listed.
However, no HOA does not mean the property is free from easements, deed restrictions, road-maintenance obligations, or local land-use regulations.
In addition to taxes, an owner should budget for insurance, repairs, utilities, well and septic maintenance, vegetation management, and upkeep of the access road.
Important Due Diligence Before Buying
Before purchasing this Oklahoma property, a prospective buyer should investigate the following:
- Property boundaries: Obtain a current survey or other reliable boundary documentation to confirm the full 20 acres.
- Legal access: Verify recorded access rights and determine who maintains the roads leading to the house.
- Home condition: Arrange a thorough inspection of the foundation, crawl space, framing, roof, electrical system, plumbing, and visible unfinished areas.
- Water supply: Confirm the well’s condition, water quality, flow rate, and ability to support household use.
- Septic system: Determine whether the existing system is operational and appropriately permitted.
- Electrical service: Confirm that electricity is connected and that the house’s wiring is safe.
- Heating and cooling: Evaluate the wood-burning equipment and obtain estimates for any additional climate-control systems.
- Permits and square footage: Verify the legal living area, bedroom count, bathroom configuration, and any previous additions or alterations.
- Land use: Check zoning, hunting regulations, trail-riding restrictions, and any limitations on additional structures.
- Financing and insurance: Confirm eligibility and estimated costs before entering into a binding purchase agreement.
These steps are particularly important because the home is being sold AS IS.
Potential Advantages and Drawbacks
Potential Advantages
- Approximately 20 acres of wooded land.
- Asking price below $100,000.
- A relatively spacious 2,040-square-foot home.
- Private rural setting with mature trees.
- Potential for recreational or residential use.
- Covered porch and metal roof.
- No HOA listed.
- Existing well and septic infrastructure identified in the listing.
Potential Drawbacks
- Property is being sold AS IS.
- Repairs and interior updating are needed.
- No cooling system is listed.
- Heating arrangements may require improvements.
- Well, septic, and electrical conditions have not been independently verified.
- Bathroom information is inconsistent between listing sections.
- Road maintenance and legal access require verification.
- Financing and insurance could be more complicated than for a move-in-ready house.
- The full renovation budget is unknown.
Final Thoughts: Is This Oklahoma Property Worth Considering?
The property at 16508 Round Mountain Road in Howe, Oklahoma, presents an interesting combination of acreage, residential space, and a relatively low asking price.
For $99,997, buyers are being offered approximately 20 wooded acres and a 2,040-square-foot house with a rural setting and potential for renovation.
Its appeal is easy to understand. The photographs show forested surroundings, a substantial existing building, and a landscape that may interest buyers looking for a recreational retreat or a quieter country lifestyle.
However, the property’s value cannot be judged by acreage and square footage alone.
The AS-IS sale, unfinished areas, uncertain utility condition, and potential renovation expenses are significant considerations.
For a buyer with sufficient renovation funds, realistic expectations, and a willingness to complete detailed inspections, the property may deserve further investigation.
For someone seeking a fully finished, immediately move-in-ready home, it may be a less suitable choice.
Ultimately, the key question is not simply whether a 20-acre property under $100,000 looks affordable. It is whether the purchase price, repair costs, land conditions, and long-term ownership expenses make sense together.
Disclaimer: This article is provided for informational and educational purposes only. It is an independent discussion based on supplied listing information and photographs, not a property inspection, appraisal, financial recommendation, or offer to sell real estate. Listing prices, availability, property details, taxes, and conditions may change. Readers should verify all information with the listing agent, appropriate public records, and qualified professionals before making any real estate decision. This website is not affiliated with Zillow or the listing brokerage.
