35.5 acres in Newton County, MO

Mornings here start with the sun rising in the east over open pasture. Evenings end watching it set in the west. Not everyone gets that -- an unobstructed sky in both directions. If that's the kind of life you've been looking for, this might be exactly what you've been waiting for. 35 acres, two ponds, fully operational one-person cattle operation. Cross-fenced into three rotational grazing pastures including an approximately 18-acre southern field. Five-strand barbed wire fencing with steel pipe gates -- all installed 2020. Frost-free hydrants and electrical outlets distributed throughout. No zoning restrictions. 3-bed/1-bath 1965 ranch house (~1,440 sq ft), 1,600 sq ft workshop, 1,275 sq ft pole barn. Hardwood floors, Twin Oaks custom cabinetry, KitchenAid appliances, gas fireplace with remote. Enclosed porch ~185 sq ft with double-pane windows, attached 400 sq ft garage. Twister Safe installed in garage. HVAC: Lennox Signature XC25 4-ton (SEER 21) with SLP98V propane furnace. Transferable 10-year parts and labor warranty through June 2030, lifetime heat exchanger coverage -- rare at this price point in rural Missouri, transfers to new owner at closing. Key updates: deck (2020), water heater (2024), water pump (2019), 1,000-gallon septic with new lateral lines (2019), Tamko Heritage roof (2011, excellent condition). Enclosed porch ~185 sq ft, attached 400 sq ft garage. Deep well tested at 1,200 gallons simultaneous draw, never run dry. 500-gallon propane tank owned outright. Liberty Utilities connection -- prioritized power restoration during outages. Internet: T-Mobile, Wisper ISP, or Starlink. Sold as-is, where-is. Price reflects the home's age and condition. No repairs, no credits, no surprises after closing. Just a few miles from Neosho. 30 minutes from Joplin, 90 minutes from Springfield, 90 minutes from Bentonville. The quiet is real when you come home. Farm equipment may be available separately -- contact listing agent. This listing presents a unique opportunity to acquire a strategically positioned property with substantial commercial or agricultural prospects. The site currently includes a modernized farmhouse comprising 1,400 square feet, featuring three bedrooms and one bathroom. Notable recent upgrades include a Lennox Signature Series XC25 modulating 4-ton air conditioning unit (SEER 21) and a Lennox Signature Series SLP98V modulating propane furnace, both managed by an S30 Wi-Fi enabled thermostat. These climate control systems are under a transferable 10-year parts and labor warranty through June 2030, with lifetime coverage on the heat exchanger. Additional enhancements encompass a water pump replaced in 2019, installation of a new septic tank and lateral lines in 2019, and septic tank maintenance completed in 2025. The property further benefits from perimeter and cross fencing, steel gates, and a corral all added in 2020, as well as a deck and enclosed porch installed the same year. Roofing was updated with Tamko Heritage shingles (40-year non-transferable warranty) in 2011, alongside a Twister Safe and a gas fireplace with remote operation. The kitchen is equipped with custom solid wood cabinetry by Twin Oaks and top-tier KitchenAid appliances, including a dishwasher, refrigerator, microwave, and a dual fuel range with a gas cooktop and electric double oven with convection. The property spans 35.51 acres, enhanced by mature shade trees. Highly productive grass fields are efficiently cross-fenced into three pastures, supporting rotational grazing practices. The southern field, encompassing roughly 18 acres, contains two ponds that ensure ample water for livestock. Frost-free hydrants and electrical outlets are available throughout the north pasture, center pasture, corral, and holding pen, providing reliable water access year-round for agricultural operations. Functional infrastructure includes: " A 1,600-square-foot workshop suited for equipment storage and various crafts. " A 1,275-square-foot pole barn with a reinforced concrete floor, ideal for heavy machinery or vehicles. " Durable steel pipe gates, green t-posts for five-strand barbed wire fencing, and steel pipe braces installed in 2020. " Electrical service connected to the Freeman Hospital grid in Neosho for expedited power restoration by Liberty Utilities. " An insulated well house supplying consistently clean, potable water, even during drought conditions. " Ownership of a 500-gallon propane tank. Collectively, these features render the property immediately suitable for agricultural enterprises, particularly livestock or haying operations. With no zoning restrictions and frontage along US 60/MO 59, the property enjoys a prime location convenient to Neosho, Diamond, Monett, Carthage, Joplin, Springfield, and Northwest Arkansas. While the property benefits from an existing driveway, it should be noted that this segment of the highway is subject to limited access; the State of Missouri is not issuing new driveway permits for this section at present, potentially affecting accessibility for similar properties. For those considering commercial development, the site experiences substantial exposure with an annual average daily traffic count of 5,984 vehicles (according to MoDOT), and receives regular highway and ditch maintenance by the State of Missouri to ensure optimal presentation.