A country home on nearly 16 unrestricted acres along a year-round creek in Mountain View, Arkansas, with a well, city water, septic, a garage, a barn, and a storage shed, listed at $179,900.
There are properties you buy for the house. And there are properties you buy for the land.
This one, located at 1602 Turkey Creek Road in Mountain View, Arkansas, falls clearly into the second group. The listing opens with a question that says it all: did someone say creek?
Nearly 16 acres of Ozark countryside sit alongside a creek that runs all year long. The home offers 4 bedrooms, 2 bathrooms, and 1,800 square feet of living space, but the real headline is everything that surrounds it.
Add a garage in good condition, a barn, a storage shed, existing utilities, a wood furnace, and no restrictions on how the land can be used, and you have a property that invites big plans.
Let’s take a closer look at what this listing offers, what questions to ask, and who this property might be perfect for.
Property Overview
- Address: 1602 Turkey Creek Rd, Mountain View, AR 72560
- Price: $179,900
- Bedrooms: 4
- Bathrooms: 2
- Living space: 1,800 square feet
- Lot size: 15.9 acres
- Water feature: Year-round creek
- Water: Well and city water
- Wastewater: Septic system in place
- Outbuildings: Garage in good condition, barn, storage shed
- Heating feature: Wood furnace
- Restrictions: Listed as unrestricted
- Uses highlighted: Small farm, hunting, fishing, swimming, building or development
At $179,900, the asking price breaks down to roughly $100 per square foot of living space, or about $11,300 per acre if you look at it purely as land. Either way, the combination of acreage, water, and existing infrastructure makes the numbers worth a closer look.
The Year-Round Creek
Let’s start where the listing starts, with the creek.
Many rural properties advertise water, but a lot of those creeks are seasonal. They run in spring and disappear by August. This listing specifically describes the creek as year-round, and it repeats that point with emphasis.
That matters. A creek that flows through every season offers a constant natural feature to enjoy, whether that means wading on a hot summer day, fishing on a quiet evening, or simply listening to moving water from a spot in the woods.
Year-round water can also support wildlife. Deer, birds, and other animals are drawn to reliable water sources, which is one reason the listing mentions hunting as one of the property’s strengths.
For families, a creek can become the center of outdoor life. Kids exploring rocks, afternoon picnics along the bank, and long walks following the water are the kind of memories that make country living special.
Buyers should still check flood maps and ask about past high-water events. Creeks in the Ozarks can rise quickly after heavy rain, so it is important to know where the home and outbuildings sit in relation to the water.
The Land
Nearly 16 acres gives you room for almost anything.
That is enough space for a large garden, pasture for animals, trails, a shooting range where permitted, a future guest cabin, or simply wide open privacy that keeps neighbors at a comfortable distance.
The listing describes the property as ideal for a small farm. Chickens, goats, a few cattle, bees, or a market garden could all be possibilities, depending on the terrain, soil, and how much of the land is open versus wooded.
Buyers should walk the entire property if possible. Understanding slope, drainage, tree cover, rock, and access points will help determine which parts of the land are best suited for which uses.
A current survey is also worth reviewing. On larger rural parcels, knowing exactly where the boundaries lie helps avoid disputes and makes planning much easier.
No Restrictions
One of the most valuable phrases in this listing is unrestricted.
Many rural and suburban properties come with covenants, homeowners association rules, or deed restrictions. These can limit things like animals, outbuildings, mobile homes, fencing, business use, or even the number of vehicles you can keep outside.
An unrestricted property gives the owner far more freedom. The listing specifically encourages buyers to build or develop the property as they see fit.
That said, unrestricted usually refers to private restrictions, not government rules. County regulations, health department requirements for septic systems, building permits, and environmental rules near waterways can still apply.
Before committing to a major project, buyers should confirm with Stone County officials what permits are required and whether any rules affect construction near the creek.
Well, City Water, and Septic
Utilities are often one of the biggest hidden costs of rural land. Drilling a new well or installing a new septic system can take a meaningful bite out of a budget.
This property already has a well, city water, and a septic system in place. That combination is not common, and it offers real flexibility.
Having both a well and city water gives an owner options. City water can serve the home, while the well might be used for gardening, livestock, or as a backup source. How the two are currently connected is something to confirm.
Buyers should request a water test on the well, check the pump and pressure tank, and confirm the monthly cost of city water service.
The septic system should be inspected and ideally pumped as part of due diligence. Knowing its age, size, and condition is important, especially if a buyer plans to add more bedrooms or another dwelling later.
The Home
The house offers 4 bedrooms, 2 bathrooms, and 1,800 square feet of living space.
That is a practical size for a family, and four bedrooms provide flexibility. One room could become a home office, a craft room, a guest room, or storage for gear that comes with rural life.
The listing focuses mostly on the land and outbuildings, and it says little about the interior condition of the home. It also mentions the freedom to build or develop the property, which may suggest that some buyers will view the land as the primary value.
That is why a careful walkthrough and professional inspection are important. The home could be ready for a buyer to move in and update over time, or it could need more extensive work. The only way to know is to see it in person and have it inspected.
The Bedrooms
Four bedrooms give this home more sleeping space than many rural houses in its price range.
For larger families, that means each child may have their own room. For couples, it means space for guests, hobbies, or a dedicated work-from-home office.
Buyers should check each room for closet space, window size, and signs of moisture or damage. Egress windows, which allow safe exit in an emergency, are also worth confirming, especially in any bedroom that may be below grade.
The Bathrooms
Two bathrooms help a four-bedroom home function smoothly, especially during busy mornings.
During the inspection, look closely around tubs, showers, and toilets for soft flooring or water stains. Check water pressure, drain speed, and ventilation fans.
If updates are needed, bathrooms are one of the areas where modest improvements can make a noticeable difference in comfort and resale value.
The Kitchen and Living Areas
The listing does not describe the kitchen or living room in detail.
In a country home, the kitchen often becomes the center of daily life. Preserving garden harvests, cooking for family, and gathering around the table after outdoor work all happen here.
Buyers should look at counter space, storage, appliance condition, and whether the layout works for how they live. The living areas should be checked for natural light, flooring condition, and how well they connect to the rest of the home.
The Wood Furnace
The listing notes that there is a wood furnace that could still be used.
For a property with this much land, that could be a significant advantage. If portions of the acreage are wooded, an owner may be able to cut and season their own firewood, reducing heating costs during Arkansas winters.
Wood furnaces are different from fireplaces. They are designed to heat the home, often through ductwork or by heating water, rather than simply providing ambiance.
Before using it, have the unit and the chimney or flue inspected by a qualified professional. Buyers should also check with their insurance company, since some insurers ask specific questions about wood-burning heat sources.
It is also wise to confirm what other heating and cooling systems the home has. Arkansas summers can be hot and humid, so reliable air conditioning is an important part of comfort.
The Garage
The listing specifically notes that the garage is in good condition.
That is a meaningful detail. A solid garage protects vehicles from weather and offers secure storage for tools and equipment.
The listing also suggests it could be used as a workshop. With power and good lighting, a garage can become a place for woodworking, mechanical projects, small engine repair, or any hobby that needs space and a sturdy floor.
Buyers should confirm whether the garage has electricity, how large it is, and whether the doors open and close properly.
The Barn
A barn adds serious functionality to a rural property.
It can house animals, store hay and feed, protect a tractor, or serve as a shelter for equipment. For anyone planning a small farm, a barn is often one of the first structures they need.
Having one already in place can save both time and money. Building a new barn can be a costly project, especially with today’s material prices.
Check the roof, posts, framing, and doors. Look for rot at ground level and signs of leaks, and ask whether the barn has electricity or water nearby.
The Storage Shed
Along with the garage and barn, the property also includes a storage shed.
On a large acreage, storage is never wasted. Lawn equipment, garden tools, fencing supplies, fishing gear, and seasonal items all need a home.
A shed also helps keep the garage and barn free for their larger uses, which makes the whole property easier to manage.
Hunting, Fishing, and Swimming
The listing names three outdoor activities directly: hunting, fishing, and swimming.
For hunters, a private property of this size with year-round water can be very appealing. Owners should review Arkansas Game and Fish Commission regulations, licensing requirements, and seasons before hunting on the land.
For anglers, a creek on your own property means fishing without driving to a public access point. What species live in the creek will depend on the water, and that is something a buyer may want to explore.
For swimming, a clear creek can be one of the best parts of an Ozark summer. Buyers with children should look at depth, current, and safety conditions along the banks.
Mountain View, Arkansas
Mountain View is a small town in Stone County, set in the Ozark Mountains of north-central Arkansas.
The town is widely known for its deep connection to traditional folk music. It is home to the Ozark Folk Center State Park, which celebrates the music, crafts, and heritage of the Ozark region.
The surrounding area is also known for outdoor recreation. Blanchard Springs Caverns in the Ozark National Forest is located in the region, and the White River nearby is well known among trout anglers.
Life here tends to move at a slower pace. For buyers seeking community, natural beauty, and a break from city life, that is exactly the appeal.
As with any rural area, buyers should consider distance to hospitals, shopping, schools, and work. Checking internet availability at the exact address is especially important for anyone who plans to work remotely.
Who This Property Is For
This listing will appeal to a wide range of buyers, but it fits some especially well.
Homesteaders looking for land, water, and outbuildings will find many of the pieces already in place.
Outdoor enthusiasts who love hunting, fishing, and exploring will appreciate having private acreage and a year-round creek right outside the door.
Families wanting space, privacy, and room for kids to grow up outdoors may find the four-bedroom layout and the land a strong combination.
Buyers with building plans may be drawn to the unrestricted status and existing utilities, which could make future development more straightforward.
Living Here as an Owner-Occupant
For someone planning to live here full time, the property offers a chance to build a lifestyle rather than just buy a house.
The first year might focus on getting to know the land, making needed repairs to the home, testing systems, and planning gardens or pastures.
Over time, the property could grow into a productive homestead with fencing, animals, orchards, and outdoor living spaces along the creek.
Living on the land full time also makes it easier to maintain. Large acreage needs regular attention, from mowing and brush control to fence repair and tree care.
Rental and Retreat Potential
Creek properties in the Ozarks often attract visitors looking for quiet getaways.
Depending on the condition of the home and local rules, this property could potentially serve as a vacation rental, a family retreat, or a hunting getaway. The unrestricted status may allow additional cabins or structures in the future, subject to county permits.
Short-term rental success depends on demand, marketing, and management. Buyers considering rental income should research occupancy rates in the Mountain View area and speak with local professionals before relying on those projections.
A long-term rental is another option, though rural rentals can be more hands-on because of land and outbuilding maintenance.
Possible Improvements to Consider
Every buyer will have different goals, but here are some projects that are common on properties like this:
- Interior updates to the kitchen, bathrooms, and flooring
- Inspection and servicing of the wood furnace and flue
- Upgrading or confirming air conditioning
- Septic pumping and inspection
- Well water testing and pump service
- Fencing for livestock or gardens
- Barn repairs or improvements
- Adding electricity or lighting to outbuildings
- Clearing trails through the acreage
- Creating a sitting or picnic area near the creek
- Improving driveway access and drainage
- Planting an orchard or large vegetable garden
Getting contractor quotes during the due diligence period can help set a realistic budget.
Financing Options
Rural properties with acreage have several financing paths, and the right one depends on the buyer and the condition of the home.
Conventional loans are common for buyers with solid credit and a down payment. Some lenders have limits on how much acreage they will finance under standard programs, so it is worth asking early.
FHA loans offer lower down payment options. The home must meet FHA minimum property standards, and the appraisal will focus on the residence rather than the land alone.
FHA 203(k) loans allow buyers to include renovation costs in the mortgage. If the home needs updates, this can be a useful tool.
USDA loans are designed for eligible rural areas and can allow zero down payment for qualifying buyers. Much of rural Arkansas falls within USDA eligible zones, but buyers should verify the exact address and income limits. USDA rules also have guidelines on land value and income-producing use.
VA loans can offer excellent terms for eligible veterans and service members, including no down payment in many cases.
Farm and land lenders are another option. Agricultural credit institutions sometimes finance rural properties with acreage that do not fit neatly into standard residential programs.
Talking to a lender familiar with rural Arkansas properties can save time and help a buyer choose the best path.
Insurance Considerations
Insuring a rural property involves a few extra considerations.
The wood furnace will likely come up with insurers. Some may require an inspection or specific installation standards.
Distance to the nearest fire station and fire hydrant can affect premiums. Rural areas sometimes have higher rates because of longer response times.
Because of the creek, flood risk should be reviewed. Standard homeowners policies typically do not cover flood damage, so separate flood insurance may be worth considering even if the home is outside a mapped flood zone.
If you plan to keep livestock, host guests, or run a small farm business, ask about liability coverage and whether a farm policy might be more appropriate.
Questions to Ask Before Making an Offer
- What year was the home built?
- What is the current condition of the interior?
- How old is the roof on the house and outbuildings?
- What heating and cooling systems are in place besides the wood furnace?
- How are the well and city water connected to the home?
- When was the septic system last pumped or inspected?
- Has the creek ever flooded near the home or outbuildings?
- Is any portion of the property in a FEMA flood zone?
- How much of the acreage is wooded, and how much is open?
- Is there a recent survey with marked boundaries?
- Are there any easements or rights-of-way crossing the land?
- Do the garage and barn have electricity?
- What internet and cell service options are available?
- What are the annual property taxes?
- What county permits would be required for future building?
Inspection Is Essential
No matter how appealing the land is, a professional home inspection should be part of the process.
A general inspection will cover the roof, structure, electrical, plumbing, and major systems. On a property like this, buyers may also want a septic inspection, well water test, wood furnace and chimney inspection, and a termite inspection.
Outbuildings should be evaluated too. A barn or garage in poor structural condition could become a safety concern or an unexpected expense.
Inspections provide peace of mind and can also create room for negotiation if significant issues are found.
The Price in Context
At $179,900, this property offers a lot of value on paper.
Nearly 16 acres, a year-round creek, a four-bedroom home, existing utilities, and three outbuildings would be difficult to assemble from scratch for that amount. Buying raw land and then adding a well, septic, power, and a barn can add up quickly.
The key question is the condition of the home. If the house is sound and needs only moderate updating, the price could represent a strong opportunity. If the home needs extensive work, buyers should factor those costs into their total budget.
Comparing recent sales of similar acreage properties in Stone County can also help a buyer understand where this listing stands in the local market.
What Makes This Property Special
Plenty of listings offer acreage. Plenty offer a house. Fewer offer both, along with year-round water, utilities in place, useful outbuildings, and freedom from restrictions.
This property brings those pieces together in one of the most scenic regions of Arkansas.
It is easy to imagine mornings on the porch, afternoons down at the creek, evenings in the workshop, and winters warmed by wood cut from your own land.
Final Thoughts
1602 Turkey Creek Road offers 4 bedrooms, 2 bathrooms, and 1,800 square feet of living space on nearly 16 unrestricted acres in Mountain View, Arkansas.
A year-round creek, a well, city water, a septic system, a garage in good condition, a barn, a storage shed, and a wood furnace all add to the appeal, with an asking price of $179,900.
For buyers dreaming of a small farm, a hunting and fishing retreat, or simply more space and freedom, this property deserves a serious look.
As always, the smartest next step is a visit in person, followed by careful inspections and conversations with local professionals.
You can view the full listing on Zillow here: 1602 Turkey Creek Rd, Mountain View, AR 72560 on Zillow
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