12693 Highway 59, Neosho, MO, 64850

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, with nothing between you and the horizon but your own land. If that's the kind of life you've been looking for, this might be exactly what you've been waiting for.

One person can run a cattle operation here. Thirty-five acres of flat, park-like pasture with mature shade trees, two ponds, a fully operational cattle and hay setup -- plus a solid 3-bedroom ranch house, a 1,600 sq ft workshop, and a 1,275 sq ft pole barn. Everything is already in place.

The Land. Pasture is entirely improved and cross-fenced into three rotational grazing paddocks, including an approximately 18-acre southern field where both ponds sit. The ponds provide year-round livestock water in the warmer months -- and when they freeze in winter, frost-free hydrants throughout the property keep you covered. Hydrants and electrical outlets are distributed across the north pasture, center pasture, corral, and holding pen, so water and power are never a problem regardless of season. Fencing is five-strand barbed wire with steel pipe gates, green T-posts, and steel pipe braces -- all installed in 2020. Double 12-foot front entrance gates open to a full 24 feet with 16 foot gates throughout. The property carries no zoning restrictions and can be used for any agricultural or residential purpose.

The House. The 1965 ranch-style home is approximately 1,440 square feet with 3 bedrooms, each with a closet, and one full bathroom with dual vanity. This is an older home with character -- the price reflects that honestly. Hardwood floors run through the living areas. The kitchen features Twin Oaks custom solid wood cabinetry and KitchenAid appliances throughout -- dual-fuel range with gas cooktop, lower convection oven and standard upper oven, over-range convection microwave, dishwasher, and refrigerator. The gas fireplace with remote operation makes the living room a genuinely comfortable place to land after a day's work outside. A Twister Safe is installed in the garage -- a reinforced steel shelter bolted to the concrete floor for in-place tornado protection.

The HVAC system is a Lennox Signature XC25 4-ton air conditioner (SEER 21) paired with an SLP98V propane furnace. The full system carries a transferable 10-year parts and labor warranty through June 2030, with lifetime heat exchanger coverage. At this price point in rural Missouri, that is uncommon -- and it transfers to the new owner from day one.

Additional updates: 28-foot deck (2020), water heater (2024), water pump (2019), 1,000-gallon septic with new lateral lines (2019), 40-year Tamko Heritage roof (2011, excellent condition). Enclosed porch approximately 185 sq ft with double-pane windows and vinyl plank flooring, plus attached 400 sq ft garage.

This property is being sold as-is, where-is. The price reflects the home's age and condition. No repairs, no credits, no surprises after closing.

Infrastructure. Deep well tested at 1,200 gallons simultaneous draw -- never run dry. The 500-gallon propane tank is owned outright, not rented. Property connects to the Freeman Hospital utility grid through Liberty Utilities -- prioritized power restoration during outages, genuinely reassuring when you're running livestock. Internet: T-Mobile Home Internet, Wisper ISP, or Starlink.

Farming equipment used to maintain the property may be available for separate purchase. Contact listing agent to connect with seller.

Privacy and space, with the convenience of being just a few miles from Neosho -- restaurants, shopping, and everything you need for daily life without the pace of a larger city. About 30 minutes from Joplin, 90 minutes from Springfield, and 90 minutes from Bentonville. Close enough to make the trip when you want one -- far enough that the quiet is real when you come home.

Showings require 24-hour advance noti