A rural property with nearly 11 acres, a three-bedroom home, and multiple outbuildings is listed for $114,900 in Mountain View, Arkansas. But the renovation work and property details deserve a closer look before anyone considers buying.
For buyers searching for an affordable country home with acreage, 9120 Herpel Road offers an interesting combination: a wooded setting, a house built in 2000, several additional structures, and proximity to the outdoor attractions of northern Arkansas.
The property is being marketed as a potential vacation home, hobby farm, or weekend retreat. Those possibilities are worth exploring, but this is not presented as a move-in-ready property.
The listing also shows a contingent status as of October 27, 2026, meaning a transaction may already be underway. Buyers should verify the current status before making plans.
Property Overview
| Property Detail | Information |
|---|---|
| Address | 9120 Herpel Rd, Mountain View, AR 72560 |
| Asking Price | $114,900 |
| Land Size | 10.9 acres |
| Home Size | 1,100 sq ft |
| Bedrooms | 3 |
| Bathrooms | 1 full, 1 half |
| Year Built | 2000 |
| Home Style | Country cottage / bungalow |
| Stories | 2 |
| Exterior | Wood siding |
| Roof | Shingle |
| Water | Public |
| Sewer | Public |
| Gas | Propane / butane |
| HOA | None reported |
| Annual Property Tax | Approximately $698 |
| Listing Status | Contingent as of October 27, 2026 |
Details reflect the supplied property listing and may change.
Nearly 11 Acres of Wooded Arkansas Land
The biggest attraction here may be the land rather than the house.
At 10.9 acres, this property provides substantially more outdoor space than a typical residential lot. Aerial photographs show a heavily wooded landscape with rolling terrain, while the immediate area around the buildings has some cleared space.
The listing describes the lot as having both sloped and level areas. That distinction matters because total acreage does not necessarily equal usable acreage.
A buyer interested in gardening, keeping animals, creating trails, or adding improvements should first establish how much land is reasonably accessible and suitable for those purposes.
The aerial images also suggest a relatively secluded setting, but photographs alone cannot establish exact boundaries, legal access, or privacy from neighboring properties.
What could the land be used for?
Depending on local regulations, terrain, and existing infrastructure, potential uses worth investigating include:
- A private weekend retreat surrounded by woodland.
- A small hobby farm or garden area.
- Recreational trails and outdoor activities.
- Additional storage or workshop space.
- A rural residence with room between neighboring homes.
Any agricultural, commercial, or rental use should be checked against applicable rules, permits, and property restrictions.
A 1,100-Square-Foot Home With Renovation Potential
The house was built in 2000 and is described as a two-story country-style residence with three bedrooms and one full bathroom plus one half bathroom.
Its wood-finished interior gives parts of the house a rustic character, particularly the kitchen and living spaces.
However, the photographs also reveal considerable work ahead.
Several rooms contain debris, worn flooring, and unfinished or damaged areas. The kitchen cabinetry, appliances, bathrooms, and interior finishes should all be assessed for repair or replacement.
This is the type of property where the final cost depends heavily on the condition behind the visible surfaces.
Before treating the home as a practical vacation residence or permanent home, a buyer should arrange a thorough inspection and obtain realistic contractor estimates.
Important systems to inspect
The listing identifies a shingle roof, a combined slab-and-crawlspace foundation, propane gas, public water, and public sewer.
Those are useful starting points, but buyers should verify that each service is connected, functional, and properly documented.
Particular attention should be given to the electrical system, plumbing, foundation, roof, moisture intrusion, pest damage, heating equipment, and any unfinished spaces.
The listing mentions gas logs in a fireplace, but their presence does not confirm that the fireplace is operational or safe.
Multiple Outbuildings Add Possibilities — and Responsibilities
Another notable feature is the collection of outbuildings.
The photographs show several detached structures, including a metal-sided workshop or storage building and other smaller wooden buildings.
For someone who needs room for tools, equipment, or hobbies, existing structures may be useful.
However, their condition should not be assumed from exterior photographs.
Some buildings appear to need cleanup, maintenance, or more substantial repairs. Buyers should verify structural condition, electrical safety, permitted use, and whether each building is included in the sale.
The cost of repairing or removing an unsafe outbuilding can affect the overall budget.
Mountain View Location and Outdoor Recreation
Mountain View is a well-known rural community in northern Arkansas, associated with the Ozark landscape and outdoor recreation.
The listing highlights proximity to the Sylamore Creek access area and the White River.
That location may appeal to buyers interested in fishing, nature, and weekend trips.
However, the listing’s reference to the White River should not be interpreted as proof that the property has private river frontage or direct water access.
Travel distances, public access points, and road conditions should be checked independently.
The property is located on Herpel Road, and the listing identifies dirt and gravel road surfaces. Buyers planning frequent trips should inspect the road during wet weather and determine who maintains it.
Is $114,900 a Good Price?
The asking price works out to approximately $104 per square foot based on the reported 1,100-square-foot home.
Dividing the price by 10.9 acres gives approximately $10,541 per acre, although that figure includes the house and other improvements. It should not be compared directly with vacant-land prices.
These simple calculations are useful for understanding the listing, but neither establishes market value.
The condition of the house, accessibility of the acreage, quality of the outbuildings, and cost of repairs all influence what a buyer is effectively paying for.
A Significant Price History
This property’s asking price has changed considerably during 2026.
| Date | Reported Event | Price |
|---|---|---|
| May 22, 2026 | Listed for sale | $259,000 |
| May 26, 2026 | Price reduced | $139,000 |
| June 11, 2026 | Price reduced | $129,000 |
| June 19, 2026 | Price reduced | $124,000 |
| June 24, 2026 | Price reduced | $119,000 |
| July 20, 2026 | Listing removed | $119,000 |
| October 24, 2026 | Relisted | $114,900 |
| October 27, 2026 | Marked contingent | $114,900 |
The reduction from the initial May asking price to the latest asking price is approximately 55.6%.
That is a substantial change, but it does not automatically mean the property is undervalued or that the seller is desperate.
The original price may not have reflected market conditions, the property may have significant repair needs, or other factors may have influenced the pricing.
The property was also reported sold for $199,900 in September 2022. That historical sale is worth noting, but it cannot establish today’s value without knowing the property’s condition and circumstances at each transaction.
Property Taxes and Ownership Costs
The supplied records show approximately $698 in annual property taxes for 2025, while the listing’s financial summary reports $697.
That small difference should be verified against county records.
The listing also shows a tax assessed value of $96,050, while the historical tax table reports a 2025 assessment of $19,210. These may represent different assessment measures or data sources, so they should not be treated as interchangeable.
More importantly, the purchase price is only one part of the financial commitment.
A buyer should budget for:
- Home inspection and specialist assessments.
- Renovation materials and labor.
- Cleaning and debris removal.
- Roof, foundation, and utility repairs if required.
- Insurance and property taxes.
- Road and land maintenance.
- Unexpected problems discovered during renovation.
For an older or distressed rural property, having money available after closing is especially important.
What Makes This Property Interesting?
There are several reasons a rural buyer might put this property on a shortlist.
The acreage: Nearly 11 acres offers flexibility and separation that smaller residential lots cannot provide.
The existing residence: A three-bedroom house is already on the property, potentially providing a starting point for renovation.
The outbuildings: Multiple structures may offer storage or workshop possibilities if they are safe and serviceable.
The setting: The wooded surroundings and nearby recreational attractions could suit someone looking for a quiet rural base.
The asking price: At $114,900, the property may attract buyers comparing affordable homes with acreage, although total repair costs remain unknown.
The Biggest Reasons to Be Cautious
The same property also carries meaningful risks.
Renovation uncertainty: Photographs indicate repairs are needed, but they cannot reveal the full extent of structural or mechanical problems.
Building condition: Detached structures may require repairs, cleanup, or removal.
Road access: Dirt and gravel roads can be more difficult to maintain and navigate in certain conditions.
Usable acreage: Wooded and sloped land may limit certain plans.
Financing: The listing mentions conventional financing and cash, but lender approval will depend on property condition, appraisal, and underwriting requirements.
Current availability: The property was marked contingent on October 27, 2026, so it may not be available for a new purchase contract.
Essential Questions Before Buying
A serious buyer should ask the listing agent and relevant professionals:
- Is the property still contingent, or has its status changed?
- What repairs are known to be necessary?
- Are all three bedrooms legally recognized as bedrooms?
- Are the public water and sewer services active and functional?
- Are the propane system and fireplace safe to use?
- What is the condition of the roof, foundation, and electrical wiring?
- Which outbuildings are permitted, structurally sound, and included in the sale?
- Is the full 10.9-acre parcel accessible and accurately represented by the maps?
- Who maintains Herpel Road and the property’s driveway?
- Are there any liens, easements, restrictions, or unresolved permit issues?
A boundary survey, title review, home inspection, and written renovation estimates would help answer several of these questions.
Final Thoughts: A Rural Project With Real Tradeoffs
At $114,900, 9120 Herpel Road combines a three-bedroom house, multiple outbuildings, and 10.9 acres in the Mountain View area of Arkansas.
For a buyer who specifically wants a renovation project and values wooded land, it may deserve further investigation.
But this is not a property to judge by acreage and asking price alone.
The house appears to need substantial attention, the condition of the additional buildings is uncertain, and the final renovation budget could materially change the economics of the purchase.
The most sensible next step is to verify the current listing status, inspect the property in person, and obtain professional estimates before deciding whether the opportunity makes financial sense.
View the Original Property Listing
9120 Herpel Road, Mountain View, Arkansas — Zillow
Disclaimer: This article is provided for educational and informational purposes only. It is not real estate, legal, financial, or investment advice. Property information, prices, taxes, and availability may change. Buyers should independently verify all details with the listing agent, county records, and qualified professionals before making a purchase decision.
