PASTURE, TIMBER, TILLABLE, GRASS, HAY, OPEN POND $187,500
WRIGHT COUNTY
TBD STATE HWY 38 HARTVILLE, MO
ACRES 50 +/LAND DETAILS TIMBER $209,000
LARGE RECREATIONAL TRACT WITH A HOME IN THE HEART OF THE OZARKS
DOUGLAS COUNTY
22474 STATE HWY N SQUIRES, MO
ACRES 540 +/FEATURES
SMALL GAME, BIG GAME PREDATORS, CREEK/ SPRING, TRAIL NETWORK GATED ENTRANCE, SELLER’S MINERAL RIGHTS CONVEY $1,500,000
OZARK FARM W/HOME, OUTBUILDINGS, RIVER FRONTAGE +
WEBSTER COUNTY
475 SHOOTING STAR
LOOP NIANGUA, MO
ACRES 108.85 +/LAND DETAILS
PASTURE, TIMBER, GRASS HAY, OPEN, POND STRUCTURES
HOME 3BD / 2BA 1848± SQFT BUILT IN 1999 $849,000
EQUESTRIAN AND LIVESTOCK RANCH WITH EVENT CENTER NEAR SPRINGFIELD
GREENE COUNTY 000 1ST STREET, LOT GAINESVILLE,
WORKING CATTLE FARM W/ LIVE WATER, NEAR SPRINGFIELD AND MARSHFIELD
$2,780,000
Welcome to The Riverway Farm —an elite property in Webster County, where country lifestyle and opportunity meet just 30 miles from Springfield and 10 miles from Marshfield. This 530-acre farm boasts a combination of rolling pastures, timberland, and nearly two miles of live-water frontage that cradle both sides of serene tributaries, leading to the rare confluence of Teague Creek and the James River. With wellmaintained fencing ready for up to 70 cow-calf pairs, a water well, a pond, and gated entrances, this land is ready for your livestock trailer to arrive. But it’s more than a working farm; it’s a mecca for recreational enjoyment, with winding trails for riding ATVs and horses, kayaking, fishing, abundant wildlife, and hunting spots that promise unforgettable days in the blind. Ducks flock to the private slough, turkey gobbles echo through the trees, and trophy bucks find their way to this quiet sanctuary, where acorns fall, water flows, and hunting pressure remains low. Additionally, there are multiple impressive building sites with great views. Just a half-mile off blacktop roads, The Riverway Farm is more than land—it’s a new chapter waiting for you.
WEBSTER COUNTY
TBD PLEASANT HILL RD
SEYMOUR, MO
ACRES 530.84 +/LAND DETAILS
PASTURE, TIMBER, GRASS HAY, OPEN, POND FEATURES
SMALL GAME, BIG GAME, UPLAND GAME, PREDATORS, WATERFOWL, FISH, MORE
TWIN PEAKS & CREEKS RANCH. PRIVATE HAVEN AMIDST THE OZARK MOUNTAINS
$2,499,000
Welcome to the Twin Peaks & Creeks Ranch, a one-of-a-kind property nestled in the heart of the Ozark Mountains, offering a perfect mix of natural beauty, outdoor adventure and country living. Tucked away at the end of a secluded road, this remarkable ranch provides an unparalleled retreat from the everyday hustle while still being just 10 miles from the vibrant town of Branson, Missouri. The ranch features a comfortable and secluded 3-bedroom, 2-bath home with an in-ground pool, large front porch and breathtaking views and quietness. The home blends rustic charm with modern amenities, creating a warm, inviting space for family and friends to gather. Whether relaxing in the pool or enjoying a quiet evening on the porch, you’ll be surrounded by breathtaking scenery at every turn.
TANEY COUNTY 381 CORNELL RD KIRBYVILLE, MO
ACRES 450 +/LAND DETAILS
PASTURE, TIMBER, GRASS HAY, OPEN, POND STRUCTURES
HOME 3BD / 2BA
2625± SQFT BUILT IN 1980
With Fox Creek and Bear Creek winding through the property and two towering peaks offering panoramic views of the Ozarks, this land is wellequipped for outdoor enthusiasts. Extensive trails weave through the meadows, savannas, woods and along the creeks, perfect for horseback riding, off-road adventures and hiking. The property is teeming with wildlife, making it a prime spot for hunting and wildlife scenery.
For those seeking even more adventure, over 4,000 acres of conservation land border the property, offering limitless hiking, hunting, and exploration opportunities. Bull Shoals Lake and Table Rock Lake are nearby, providing access to world-class fishing and boating. If you’re a golfer, some of the best courses in the nation are in your backyard. Experience the best of country living at Twin Peaks & Creeks Ranch – your private haven amidst the beauty of the Ozark Mountains. From the tranquil waters of the creeks to the expansive mountain views, this property is a sanctuary for those seeking seclusion, adventure, and limitless possibilities.
IMPRESSIVE ROLLING PASTURE FARM WITH NIANGUA RIVER FRONTAGE
$1,990,000
With one mile of private access to the Niangua River, the 337+/- acre Webfoot Cattle Farm is one of the most beautiful and productive farms in the Midwest. The property is located just under 10 miles from Buffalo and just over 30 miles from Springfield. There is great perimeter/cross fencing with pipe cattle handling facilities and many improvements for equipment and hay storage as well as a farmhouse to live in. Set against the backdrop of the beautiful rolling Ozark hills are amazing panoramic views where you can capture sunrise and sunset. The farm is a splendid oasis of plentiful water, abundant wildlife, earning livestock operation, and limitless recreational possibilities. A mile of the banks of the live water Niangua River lies within the ranch boundaries. It is a great river for floating, fishing, and swimming. Established auto waterers, tanked pond waterers, 7 ponds, and wet weather creeks allow for irrigation that supports wildlife and livestock. Spread out across the farm allows for rotational grazing and attracts wildlife to all corners of the farm. Life on the farm is best enjoyed outside. The property offers big game hunting in the draws and timber and waterfowl and turkey hunting in the farm’s lower reaches. You can practice long-range shots and scout deer from miles away with a view of 75% of the farm from the highest point of elevation. Take in what the Missouri land has to offer from your kayak you can launch from your very own bank and drift along undisturbed with multiple species of fish swimming below. A 1272-square-foot farmhouse sits atop a hill in the middle of the parcel, which is a great homestead for a ranch hand or guest. The farm also boasts a newly built 48x80 shop with four overhead doors, electric, water, and an 840 sq ft finished area with a full bathroom. Atop the rolling Ozark hills is a great location for your future residence with incredible 360-degree views of the beautiful terrain this farm has to offer. You can see for miles with river bends, cattle farms, and stunning sunrises and sunsets in the distance.
HOME 2BD / 1BA 1272± SQFT METAL, SHOP, BARN, GARAGE
(C)
(O) marytibbs@reecenichols.com mar ytibbs reecenichols com
BRANSON LANDING
MLS# 60263363 | $249,800
1 bed 2 baths 1,026 sqft - Explore the comfort of this exclusive condo, now available for the first time. The Master Suite is a sanctuary with a generously sized walk-in closet and an expansive bath offering dual vanities, a jetted tub, and a separate shower. The package is complete with all brand new stainless appliances.
LUXURIOUS PENTHOUSE CONDO
MLS# 60266264 | $175,000
1 bed 2 baths 826 sqft - Hilton Convention Center nestled in the heart of The Branson Landing. This King deluxe one-bedroom unit comes fully furnished and boasts an impressive rental track record. Managed by Hilton Hotels, the owner can also enjoy up to 21 days of personal use per year.
RIGHT IN THE MIDDLE OF IT ALL!
MLS# 60274328 | $117,000
1 bed 1 bath 348 sqft - Located in Branson’s premier destination, Branson Landing, you’ll be surrounded by top-notch shops, entertainment, and restaurants. Experience the vibrant lifestyle of Branson Landing today! Up to 21 days per year in your condo, and The Hilton managing renting it out for the rest of the year for you!
FULLY FURNISHED CONDO
MLS# 60260716 | $135,000
1 bed 1 bath 810 sqft - Discover the allure of Branson Landing with its nightly rental program! You can relish in the comfort of your condo for 21 days annually and capitalize on the rest of the year by renting it out to recover your investment. This presents an excellent investment opportunity.
GREAT INVESTMENT OPPORTUNITY!
MLS# 60268706 | $120,000
1 bed 1 bath 403 sqft - This fully furnished studio unit is perfect for a vacation rental in Branson, boasting impressive views of Branson. Managed by Hilton Hotels, owners enjoy 21 days of personal use each year.
Incredible Lake Front Commercial Opportunity!! Welcome to Rod N Reel Resort! A modern & upscale Table Rock Lake experience like no other with 10 free standing cottages/cabins, 2 glamping tents, 2 docks - a 14 slip leased dock and a 2 stall private dock, and a private 3000 sq. ft. private house currently under construction! Situated on 4.88 acres, this special and unique property offers five 3bed/2 bath cottages, three 1bed/1 bath cottages & 2 studio cottages. All are equipped with kitchens/kitchenettes, washer & dryers & park style outdoor charcoal grills. Feel like ‘’roughing’’ it? There are 2 luxury studio glamping tents with kitchenettes and full baths. Enjoy the Community picnic/firepit area. Additional Laundry facilities with 2 garages & upstairs1 bed/1 bath apartment that’s perfect for housekeeping quarte rs. Public boat launch located only 1.6 miles from the resort. MLS #60279667
FOGGY RIVER RE ALTY, LLC
$445,000
This Charming Table Rock Lake home features pristine panoramic lake views, 3 bedrooms, 3 baths, 2029 sq. ft., vaulted ceilings, open floor plan, loft area, basement with spacious rec room & family room, large deck perfect for entertaining, a 10 X 8 shed, firepit area & more! Located close to Big Cedar & Top of the Rock! This is the perfect little lake retreat! A 10 x 24 boat slip is available for additional $ MLS #60274433
$449,900
This home features 5 bedrooms, 3 full baths, 2 living areas, large master suite with jetted tub, light & bright rooms, lower family room with fireplace & potential 2nd kitchen, rec area, 2 non-conforming bedrooms, workshop & tons of storage! MLS #60265837
$585,000
FOGGY RIVER RE ALTY, LLC
2 bedrooms, 2 1/2 baths, 2200 sq. ft., hardwood floors, granite counters, crown molding, 2nd Butler’s kitchen, wet bar, cozy living room with fireplace. One parking spot in the parking garage.
MLS #60280197
$1,300,000
$985,000
1 mile from the Buffalo River, situated on 4.75 commercial acres with Hwy 65 frontage, this business provides rentals of canoes, kayaks, rafts as well as shuttle service to the river. Property includes multiple buildings including main office, shed for storage, 3 (non-functioning) cottages, 6 baths and a 39 x 18 outbuilding with office & 10 x 12 door!
MLS #60280465
$1,150,000
Featuring 4 bedrooms, 4 baths (2 half baths), office, great room with fireplace & beamed ceilings, a dream kitchen with granite counters, island, stainless appliances, wet bar & large walk-in pantry, formal dining, master suite with soaking tub & oversized walk-in closet, loft area used as bedroom or rec area, hardwood floors, crown molding thru-out, covered patio & firepit area on level yard, 3 car garage & so much more! MLS #60281781
$975,000
Situated on 1.5 Acres, Home offers 4 bedrooms or 3+office, 3 1/2 baths, an open living concept, vaulted beamed ceilings, a dream kitchen with granite, island with bar, stainless appliances & large walk-in pantry, a master suite fit for a queen with private deck access, walk-in shower. Family room, rec room area, an Oversized garage with workshop and so much more! MLS #60280268
$399,900
This home features 3404 sq. ft., 4 bedrooms - (3 ensuites), & 4 1/2 baths. A Vermont Casting Montpelier wood burning fireplace, crown molding throughout, hardwood & travertine flooring, custom maple interior doors, Granite and quartz counter tops.
MLS #60280812
This beautiful ONE LEVEL home features 4 bedrooms + office, 2 1/2 bath, 2800 sq. ft., open living space, cozy living room, family room, large laundry/storage room, mud room, solar panels and more. The large kitchen has been completely redone and updated with stainless appliances & granite counters! Outside, enjoy the firepit & garden areas and watch countless deer and wildlife! There are also 2 storage sheds for all your extra things! MLS #60281493
$329,900
This 4 bed, 2 1/2 bath 2000 sq. ft. modular with spectacular views of the Ozark Mountains! Features include open floorplan, crown molding, gas fireplace, large eat-in kitchen with island, master suite with jetted tub & walk-in closet, sunroom, office and more! MLS #60268956
FOGGY RIVER RE ALTY, LLC
$797,500
$3,250,000
CAVES, SPRINGS, Ochard, and MORE!!! National Park feel, the 1/4 mile drive opens up to fields with picturesque views of the MO / AR Ozark Mountains. 24’X70’ barn built 2012 with concrete floors, 3 covered bays. Garden Suite surrounded by an orchard (peach, plum, apple, pear trees, grapes), fenced garden, raised rock beds, a root cellar from the original homestead built in the 50’s and landscaped rock walls. MLS #60272337
$1,795,000
The roof top level is an entertainer’s paradise! 1,364 sq. ft of turf, fireplace & spectacular views. Features including, open living concept, chef’s dream kitchen with a massive island for entertaining, a butler’s pantry, an oversized screened in porch is just steps away for evening entertainment. The primary gives you stunning morning sunrises, floor to ceiling tile in the ensuite with your walk-in shower or relax after a long lake day in your soaker tub. There are 2 bunk rooms for friends and kids to enjoy and an additional room for your guests to enjoy. On the lower level you’ll find your 12 x 30 boat slip (available for add’l $) is a short walk or golf cart ride away MLS #60280921
This incredible property features golf course views, 4 bedrooms, 3 baths, 3200 sq. ft., open living area, 2 living areas, 3 car garage and so much more! Enjoy countless amenities in gated Stonebridge. MLS #60273432
$995,000
Lakefront house with Panoramic Lake Views. Features include 3 bedrooms, 2 1/2 baths, 1800 sq. ft., skylights through out, huge composition deck perfect for entertaining & relaxing, 2 car garage and so much more! MLS #60279459
$1,450,000
1/2 MILE OF TANEYCOMO LAKEFRONT! Incredible Panoramic Lake Views! Solar Panels on-site currently generating electricity! Conveniently Located 15 minutes from Branson Landing & Downtown Branson! This is a must see! MLS# 60276730
with fireplace & beamed ceilings, two master suites & patio with hot tub & large deck perfect for gazing at the water! The kids will absolutely love the privacy of the lower level rec room, theater room with six stadium seats & surround sound & bunkroom! Community Boat Launch nearby! MLS# 60261195
36 AC M/L ON TABLE ROCK LAKE. 1750 ft of ALL Gentle Walk down Table Rock lake frontage. 1700 ft of Hwy 311 frontage. 40X50 Metal shop, 3 RV hook ups, Amish Barn in good condition, 1600 sq ft modular home. State boat ramp within a few hundred feet. MLS# 60268369
• East State Hwy. 76, 1-1/2 from Silver Dollar City
• New traffic light installed at west end of property
• Former Arvest Bank building (5,160 sqft)
• 85 acres total on either side of State Hwy. 76
• 4,347 feet of highway frontage. 19,846 cars pass by
• Seller will survey, divide and excavate for the buyer
• Branson West City utilities available
• Branson West has constructed a water tower on property
MLS
SALE BY OWNER
HOME/BUSINESS COMBO
Located on Highway 76 at Rocky Comfort Missouri is this unique Opportunity for a Home and a Business. Only 35 miles from Bentonville Arkansas You get quiet Country living on 3.5 Acres with a 3 bedroom, 2 bath and 2 car detached garage Plus a 10,000 sq ft former Flea Market that can have many other potential uses. Brick Exterior home with Metal Roof is older but was updated and has Central heat and Air. Enjoy the enclosed porch for sunset views. Rural Water Supply and Newer Septic Tank.
21 UNIT APARTMENT BUILDING
Newly remodeled building with new metal roof, new mini split HVACS, and more.. All city utilizes with great occupancy numbers..Good cash flow. Located in County seat..Includes an attached 38,000 sq ft building that could be converted into additional apartments. 6.5 acres of land.
PRICED AT $795,000
Clever Missouri Home
On 2 Acres
Remodeled 3 bed 2 bath manufactured home on 2 acres. New septic, community well. Has metal roof, and outbuilding barn/shop Located close to Nixa or Clever
$159,900
Price Reduced $199,900.00
ALMOST WORTHLESS LAKE LOTS.
Why in the world would anybody want to buy a lot near Table Rock Lake that is too small to build on? No water, too small for septic, no electricity, and road needs work to get to it? Hmmm.. Well…How about having Your own private camp site in a subdivision with no restrictions? Minimal taxes per year. Shell Knob area. One lot is 25x100. The other lot is 30x80.. $2,500 Each
VALUE PRICED AT $199,900.00 For more information on any of
COMING
OZARK LOG SIDED HOME ON ALMOST 5 ACRES
3 Bedroom 2 Bath Home with 4.5 level acres located just outside Ozark City limits. Walking distance to Walmart, but country life feel. New Metal Roof, 1 year old central HVAC system, Wood burning Fireplace with insert. Barn outbuilding has living quarters
$379,900.00
BULL SHOALS LAKE HOME
Theodosia Missouri 2 bedroom one bath home on 2 lots is only 1/2 mile from public boat ramp. 4 year old metal roof..City water and sewer.. Big concrete slab to park Your boat, camper, rv etc.. Not fancy..But very livable home
PRICED AT $79,900
SOON…MANUFACTURING/WAREHOUSE BUILDINGS FOR LEASE
44,000 sq ft on 7 Acres m/l with three phase electric, natural gas, city water and sewer
62,000 Sq Ft on 6 Acres m/l with the same utilities. Zoned I2 . Less than 30 miles to Bentonville Arkansas.
$3.50 per Sq Ft NNN
Spacious House with Views of Beaver Lake
Priced below appraisal. Experience year-round views of Beaver Lake from this 3-bedroom, 3.5-bathroom, 4,422 sq. ft. home, situated on 6.82 private acres. Located just 15 minutes from Eureka Springs, the property offers a rare combination of serenity, location, convenience, and land. The home features vaulted ceilings and three elegant fireplaces, providing a warm and inviting atmosphere. As well as exquisite wood work of the owner. The primary bedroom, kitchen, and main living space boast lake views. The spacious primary bedroom includes a large walk-in closet and an en-suite bathroom with a soaking tub. Bedrooms 2 and 3 share a convenient Jack and Jill bathroom. Enjoy the open kitchen with an island and dining area, plus a large back deck perfect for entertaining while taking in the views. The walk-out basement leads to a screened-in patio for additional outdoor relaxation. With double-paned windows and a 2-car garage, this home is a rare find with Beaver Lake views and close to Eureka Springs!
$997,500
The Log House of your Dreams
You have waited for that Log Home surrounded by trees on small acreage with a pond, not far from town and now here it is! High ceilings and window wall overlooking pond. Woodburning native stone fireplace in living room. Granite countertop of breakfast island. Small breakfast room off kitchen. Large main bedroom suite with large closet. Lower level has woodstove supplement heat and lots of room for house guest. Oversized 2 car garage in lower level with concrete entry. Wrap around front porch and large deck on back. New roof w 30 yr warranty installed in September 2024. New detached 10 x 20 storage building with loft. This 13 plus acres surrounds this home making a very private setting. 3 Bedrooms and two baths on main level Just a few minute drive to downtown historical Eureka Springs. This is a nice home.
$625,000
Beautiful House with Cottage
Home and Cottage were built to last in 1950 made of concrete block. Home has 1952 sf w one level living space and Nightly Rental Cottage has 1057sf on two levels with nice private deck and private drive. Home feels like a lodge once inside. Stays cool in the summer and warm and cozy in the winter with wood burning fireplace insert. Home has two nice bedrooms and two full baths, an enclosed back porch and concrete deck between home and back of garage. Room to park 3 cars in covered garage and carport. Big Back yard with large mature trees. Nightly Rental brings in an avg $1000/mo when owner isn’t traveling. This home is historic and built by same contractor as Carnegie Library in town. Home feels like Home with separate Dining area plus an eat in kitchen and large utility room and enclosed porch. Rental main level is open floorplan w bath and kitchen, and lower level has king size bedroom with bath and private decks. You are minutes to Beaver Lake and 10-minute drive to Starkey Marina. 5 min to Beaver Dam store
$679,500
MLS#1281151
170 West Van Buren
Eureka Springs, AR 72632
Office (479) 253-7321
Mobile: (479) 253-3154 kinselk@aol.com Each Office is Independently Owned And Operated
Cabin nestled in nature
MLS#1291678
If you are looking for your own private retreat but still within minutes of historic downtown Eureka Springs this charming home is for you. Nestled in nature, the cabin features 2 bedrooms each with their own en-suite bathroom and door leading out to the private back deck over looking the woods. Move in ready and just waiting for your personal touches, some of the recent updates include new flooring throughout and beautiful butcher block countertops. The property has two outbuildings. An 8x6 chicken coop and an incredible 30x36 shop perfect for hobbyists, wood workers or sportsmen. The shop boasts built in work benches, an industrial triple sink with hot and cold water, a cast iron stove and ample storage. Attached to the shop is a heated and air conditioned bonus room that could be used as an office, gym or just a place to relax. If you’re looking for everything Eureka Springs has to offer and your own personal sanctuary then this is a must see property.
$279,900
MLS#1278034
WHY BE A VENDOR?
#1 Get HUNDREDS of leads and referrals in one weekend
#2 Meet HUNDREDS of qualified buyers, all in one place
#3 Network w/ other businesses in the home improvement/ownership industry
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#8
Free million-dollar view with this stunning 2-bedroom, 2-bathroom home (more bedrooms can be added) set on 78 acres near Bull Shoals Lake, offering breathtaking views of the Ozarks. This custom-built residence features 10’ ceilings and an abundance of Anderson windows, flooding the space with natural light while showcasing the picturesque landscape. The luxurious bathrooms are equipped with tiled showers and elegant porcelain tile floors, ensuring a sophisticated living experience. Enjoy outdoor dining on the covered deck, where you can savor meals while taking in the serene beauty of your private surroundings of unparalleled tranquility and watch the abundance of deer and turkey roaming the property. This property offers a unique opportunity with a $5,000 flooring allowance, allowing you to select your preferred basement flooring to suit your personal style and preferences.
$950,000
MLS#: 1285754
Luxurious Mansion on 9 Acres
Discover an exceptional residence set on over 9 pristine acres, featuring an array of luxurious amenities. This stunning property includes a main home with 3 bedrooms and 4.5 bathrooms, bonus room upstairs, complemented by a fully equipped guest house with 1 bd & 1 ba and an extra 3 car with RV garage below. The main living areas boast gas fireplaces, elegant hardwood floors, and soaring 12’ ceilings, while the dining room accommodates a large table for entertaining. The gourmet kitchen is outfitted with granite countertops, all appliances, and a Butler’s Pantry, ensuring a seamless cooking experience. Additional highlights include a spacious bonus room that could be converted into 2-3 more bedrooms with a full bath, sunroom & a master suite featuring dual walk-in closets & an expansive bathroom.
$1,350,000
MLS#: H149422
Homemade Real Estate Contracts Are a Recipe for Disaster
By Diana Brazeale
Most real estate contracts are prepared by real estate agents or attorneys, but some independentminded and expense-conscious investors prefer to draft their own contracts. As an attorney who has litigated many homemade real estate contacts, I find that homemade contracts are false economy: they end up costing the parties more money in the long run.
For the average person, the purchase or sale of a home is the most important transaction of your financial life, and doing it wrong can have dire consequences. A
better to include the full legal description of the property from the seller’s deed. Avoid using the brief legal description from the county assessor, as it’s not a complete legal description, and it will trigger the ire of title insurance underwriters.
A contract needs to state the purchase price for the property and state in detail how it is to be paid. For example, “$100,000.00, with a $5,000.00 down payment, and the remaining $95,000.00 to be paid at closing.” If the buyer is making installment payments, a payment schedule needs to be included, and
homemade contract often omits key contract terms, contains ambiguous or contradictory language, and leaves the parties at odds if a dispute arises.
At a minimum, a contract needs to be in writing. An oral contract for the sale of real estate is not enforceable in a Missouri court, and the parties will always have different memories of what an oral contract says.
A written contract also needs to be legible. You don’t want to spend money paying lawyers to figure what someone’s handwriting says, or what it used to say before coffee was spilled on it. I once litigated a real estate sale contract written on a paper towel. It was really hard to read, and the parties spent thousands of dollars arguing about what it said.
There needs to be a specific description of the property being sold. “123 Main Street, Anytown, Missouri” is a good start, but it’s
the parties need to keep track of the amounts and dates payments are made. Sometimes contracts go south when the buyer wants to pay the seller off, and the parties cannot agree on the payoff amount.
If the seller is financing the buyer’s purchase of the property, the contract needs to grant the buyer an actual interest in the property. I recently reviewed a homemade contract that was titled “Promissory Note.” It contained language requiring the buyer to make a down payment, make installment payments, pay real estate taxes, and insure the property, but it contained no language granting the buyer a deeded interest in the property. A dispute has arisen, and the buyer feels like he’s paying a lot of money for nothing.
The condition of the title to the property is equally important. It is best to have a title company perform a title search prior to closing to determine if the seller can convey good title. I once reviewed a contract in which the seller purported to sell real estate that HE DID NOT OWN. He was making payments on it to a third party pursuant to another homemade contract. I told my client, the potential buyer, to pass on that deal.
Consistency is key in a wellwritten contract. For example, if the buyer is agreeing to pay $100,000.00 at 8 percent interest over 20 years, the payment schedule calculation needs to incorporate those numbers. If the math doesn’t add up, it will become a problem at the end of the contract, or when the buyer wants to pay the contract off.
The biggest danger of homemade contracts is the assumption by the parties that nothing will go wrong. Something almost always goes wrong, litigation ensues, and the parties end up spending a lot of money on lawyers. It’s better to spend a little money up front, and pay an attorney to think about what might go wrong and draft a contract that addresses potential problems before they arise.
A well-drafted contract will disclose the condition of the property, both physical and legal. If it is being sold AS IS, make sure the buyer knows exactly what he is getting.
Diana Brazeale is a real estate attorney and the owner of Brazeale Law Firm, LLC in Branson, Missouri. She has over twenty-five years’ experience in the practice of law, and has drafted and litigated many real estate contacts in her career. She can be reached at (417) 334-7494.
► Branson Hills custom homes & lots
► Membership Clubhouse, pool, tennis
► Award winning golf course
► New “Magnolia Grille”
► “Best location” just off Branson Hills Parkway
► Near shopping centers & Branson landing
► Near Table Rock/ Taneycomo boating & fishing
► Near Hwy. 76 Strip theatre shows
• Nestled on 1.35 A+/- in woods w/outstanding lakeviews
• 3BR/4BA, 2-car garage & asphalt driveway
• Master BR & BA on main level & all wood doors in house
• Floor to ceilings Fireplace & windows in LR
• Large Kitchen w/island & separate Dining Room
• 28x21 Det/Garage w/28X21 workshop above
• Close by is a 10X24 Boat Slip available
• Dining area w/windows to the woods.
• 4BR/3BA nestled in the woods on .75 Acre
• Kitchen w/sitting bar, stainless Steel appliances & built-in pantry
• Lovely Cathedral Ceiling in LR w/See-thru gas FP to Kitchen
• Huge M/BR & BA w/Screened sunroom off M/BR
• Large deck On U/L & large patio on LL backs to woods
• NIce Dining Room Area & perfect Office area
• 2nd Kitchen on LL , Spacious Family room & 2 BR’s & large BA
• Lake Community with Water & Sewer
• 3- Car garage & large John Deere Room
• Walk to the lake or sit on deck & enjoy the lake
• House with 4 BR’s & 3 BA’s
• 10X24 boat slip available to purchase just 334 feet behind house
• Master Suite w/ second kitchen/living & dining
• Huge covered deck
• Large living room w/ wood burning fireplace
• NEW HVAC, roof, water heater, water softener, water filtration system, pex lines & more!!!
• Furniture Avail & home warranty
• $7,500 Seller Flooring Allowance
7 TURN-KEY COTTAGES ON BRUSHY CREEK, Blue Eye, MO. Discover a unique investment opportunity with these charming TURNKEY COTTAGES nestled along the serene Brushy Creek in Blue Eye, Missouri. Perfectly positioned for nature lovers and vacationers alike, these fully furnished cottages offer immediate rental income potential or a cozy retreat for personal use. The 8th Cottage has laundry and Storage in the front half and can have a rental cottage in the back . Enjoy the tranquility of creekside living, surrounded by the beauty of the Ozarks. Ideal for shortterm rentals, family getaways, or as a private retreat. Embrace outdoor activities nearby like fishing, hiking, and exploring local attractions. Whether youʼre an investor looking to expand your portfolio or seeking a getaway destination for family and friends, these cottages present a rare opportunity. DONʼT MISS OUT ON OWNING A SLICE OF PARADISE IN THE HEART OF THE OZARKS!
VINEYARDS TERRACE
Looking for a new place to invest, Second Home, or Full Time Living? Look no further! This brandnew walk-in condo offers the perfect combination of comfort, convenience, and style. With, topof-the-line amenities, and spacious floor plans, our condos are sure to exceed your expectations. Vacation Rental Approved with no management restrictions! Donʼt wait - make your move today and start Living, Vacationing and Investing in Branson. Turnkey Options are available. Minutes to Moonshine beach, silver dollar city, and branson 76 strip Great Location!
FOR SECOND HOMES AND FULL TIME LIVING | 10% DOWN WITH 30 YEAR FIXED OPC AND LENDER APPROVAL
Walkable to Water
Lake Life is calling!
Can you see yourself at the Lake? Now you can!! This Lakeview Condo with 2-bedrooms and 2-bathrooms, is ready for your lake excursions all year long! Upgrades on the new flooring, paint and an energy-efficient, new HVAC with a smart thermostat, so you can control the temperature as you drive to your lake condo! Both bedrooms are generously sized, with the main bedroom facing the water and an en-suite with a walkin shower. The second bedroom is perfect for guests while the second bathroom is conveniently located and the utility room nearby. This stylish lake condo has a lakeview from the deck, lakefront access so you can swim, fish or float right at the water’s edge. During the winter, the stone fireplace will keep you warm and the expanded winter view of the lake will welcome you every day. Centrally located by the clubhouse so you can walk to all the fun events and the 2-pools are all within walking distance! There is plenty of parking for this unit and this unit as an assigned carport parking spot.
This condo is part of a vibrant lakefront community of Schooner Bay Landing giving you additional opportunities to enjoy the lake with low-maintenance living! Now you can enjoy more time on the water and less time on your yard! The association dues include: water, sewer, trash, lawn maintenance, street maintenance, building insurance, building maintenance, 2 community pools, clubhouse, and cable TV through MediaCom. Nestled inside Kimberling City - a ‘’golf-cart friendly’’ community, where you can access all the shopping, restaurants, library, grocery stores and many locally owned businesses all while being on your golf cart. Boat slips are available on the south side of the bridge by a third party for extra $$$.
145 Starboard Drive, 9, Kimberling City, MO 65686
$198,000
Are you looking for a quaint, city-street, walkable to the local coffee shop and to the WaterFront? Stop! here it is at 248 Wildflower Ave, Rockaway Beach, MO. >> NEW LIFETIME METAL ROOF<NEW FLOORING<NEW CARPET THROUGHOUT< NEWER HVAC< NEW PAINT< FULL REMODELED BATHROOMS< NEW FIXTURES & APPLIANCES. ‘MOVE-IN READY’Step onto the gorgeous, covered, front porch through the front door entry into a large great room, huge kitchen, dinning room area, and stone fireplace in the living room for those fall/ winter nights! The large kitchen has a spacious pantry, cabinets, drawers, places for all your kitchen accessories and large counter space to enjoy cooking and entertaining! The remodeled bathrooms are beautiful and the light fixtures complement the home. The main bedroom is off the kitchen and the other three bedrooms are on the other side of the home --Great, thoughtful floorplan. The 4th bedroom can be an office, or craft room, or whatever you need it to be. Tons of storage, closets and shelves throughout the home. You have space to live and space to grow and space to store. The basement has an exterior entrance, perfect for a workshop, storage or even a storm shelter. The outbuilding is huge approx. 13’x15’- good for another workshop, storage or store your golf cart or lawn equipment. Tons of parking and walkable to the coffee shop or walk down to the water front at Rockaway Beach on Lake Taneycomo. Great city location you’ll enjoy the proximity to everything you need and with Branson being so close by you’re a win-win with Wildflower. Schedule a showing today. *Could be used for nightly rental under Rockaway Beach Use Permit, by approval on application with the City.
248 Wildflower Avenue, Rockaway Beach, MO 65740 $207,500
MLS #60277912
Raised ranch home in Three Pines Estates
This raised ranch home is WAITING for you in the charming Three Pines Estates providing a blend of comfortable living, nestled in a community known for its natural beauty and mature trees in the perfect location so easily accessible to everything. Through the front door it welcomes you with an open, airy layout, featuring a spacious living room with large windows framing scenic views of the surrounding landscape. Adjacent to the living room with a wood-burning fireplace for those cozy, fall nights. The kitchen has wood cabinets, appliances and a floating kitchen island, across from the dinning area, making a great spot for family meals and gatherings. The main floor also includes three well-sized bedrooms and two full bathrooms. The main bedroom floorplan is very large to welcome your kingsize bed and furniture and the main bathroom has a walk-in shower. On the lower level, you’ll find the fourth bedroom, offering versatility for guest rooms or home office. The lower level also includes a family room or media room space. There is more space to finish out as another bedroom or bathroom and opens out to the back yard with an exterior entrance, creating a perfect space for entertaining with the fire pit. The property’s exterior showcases the Raised Ranch design, with a welcoming, landscaped front entrance, rustic window shutters and a driveway leading to an attached 2-car garage. The yard offers you the chance to be creative, put a in a pool, fence it off for your dogs where they can run and play, build out a koi pond, or put up a bird feeder. You’ll be amazed to see what is waiting for you in Three Pines Estates. This is located within the Reeds Spring School District, a top-rated public-school district; and don’t forget you are minutes away from all the trails and outdoor public spaces that Reeds Spring just opened! Great place to live! 20 min from Branson and 35 min from Springfield. It’s Waiting for you!
50 Lodgepole Ln, Reeds Spring, MO 65737
$369,000
2448 State Highway Y, Galena, MO
Lot Area 2.34 acres
4 bed, 3 bath 3,143sqft
$275,000
MLS#60276903
L1 Blk 1 Lakeshore Dr.
Lot Area .25 Acres
$16,000
MLS#60269022
L4 Blk 9 Cedar Dr.
Lot Area .25 Acres
$22,000
MLS#60269023
Hwy 13 Branson West Commercial
Lot Area 10.74 Acres
$459,000
MLS#60272418
Dean Coder (417) 299-2988
15275 Business Hwy 13 Commercial
Lot Area 0.79 Acres
$549,000
MLS#60246761
Dean Coder (417) 299-2988
PRISMA
Step into a world of timeless elegance with this stunning Tuscan-inspired home, where rustic beauty meets modern luxury.
Key Features:
• Exquisite Tuscan Architecture: Rich stonework, slate, wide plank floors, and Mediterranean flair that exude warmth and charm.
• Soaring Tall Ceilings with Exposed Beams: Experience a sense of grandeur in every room, creating an airy, open atmosphere perfect for entertaining or relaxing.
• Open Floor Plan: A spacious layout that flows effortlessly, ideal for both intimate family gatherings and lively social events.
• Cozy Winter Vibes: Imagine the glow of a crackling fireplace as snow falls gently outside. Picture the beauty of a grand Christmas tree beneath those magnificent beams, surrounded by loved ones.
Make This Christmas Magical:
The warmth of Tuscan style will turn your holidays into unforgettable moments—gather around the fireplace, sip cocoa in the sunlit living room, and enjoy festive meals in the gourmet kitchen. This is more than a house—it’s where memories are made.
Located in a desirable golf community, this home blends old-world charm with modern convenience.
ALPENA, AR.
• Top Rock Drive-in - 314 US 62
• Shell Station - 15899 Hyw 62 / US 412
AURORA, MO.
• Casey’s - 820 S Elliott Ave
• Coldwell Banker Show-me Properties - 1630 S. Elliott, Ste A
• Aurora Family Restaurant - 627 E. Church Street
○ Price Cutter - 708 S. Elliott Ave.
BERRYVILLE, AR.
• The Outpost -1927 US-62
• Harter House - 326 Eureka Ave.
○ Kings River Realty - 702 Eureka Ave
• Ozark Cafe - 208 Public Square
BLUE EYE, MO.
○ JJ Junction Convenience Store - 104 State Hwy. JJ
• West-side Gas Station - 1836 MO- 13
• Twin Island Gas - 4833 MO-86
BRANSON, MO.
• 76 Express Conoco - 3305 W. 76 Country Blvd.
• AJ’s One Stop - 2652 Shepherd of the Hills Expy.
○ Accucare Medical Clinic - 280 Wintergreen Rd
• Antiques Treasures - 9 Treasure Lake Road
• Apple Tree Mall - 1830 W. 76 Country Blvd.
○ Bart & Brown Realty - 204 S. 3rd Street
• Billy Gail’s - 5291 MO - 265
• Billy Gail’s - 3300 Gretna Rd
• Branson 1 st Stop - 220 Branson Hills Pkwy.
○ Branson Auto Museum - 1335 W. 76 Country Blvd.
• Branson Cafe -120 W. Main St.
○ Branson Chamber of Commerce - 269 M0-248
○ Branson Hills/HCW - Branson Landing
○ Branson Lakes Realty - 211 S. Commercial St
• Branson Post Office - 320 S. Commercial Street
○ Branson Travel Office - 118 N. Commercial St
○ Branson Welcome Cent. - 921 W. Main St
○ Brazeale Law Firm, LLC- 201 Buccaneer Blvd B
• Bob Evans - 801 W Main St
○ Celebrity Car Museum -1600 MO-76
○ Country Mart -1447 MO-248
○ Dairy Queen -1530 MO-248
• Dalton’s Express - 1130 W. 76 Country Blvd.
• Dear Run Groceries - 1056 Indian Point Rd
○ Dick Clarks - 1600 W 76 Country Blvd
○ Domino’s Pizza / Pink Jeeps - 3310 MO-76
○ Dutton theater - 3454 W 76 Country Blvd
• EZ Center - 1901 W 76 Country Blvd
○ Fuddruckers -1615 Hwy. 76
• Grand Country Music Hall - 1945 W. 76 Country Blvd.
○ Green Gables Inn - 2400 Green Mtn. Drive
• H&R Block -1447 D State Hwy. 248
• Indian Point Floating Cafe - 3443 Indian Point Rd
• Hungry Hunter - 5753 Hwy 165
○ Keller Williams - 714 MO-248
• Lakeside RV Park -300 Boxcar Willie Drive
Magazine Rack Locations
• Lightfoot & Youngblood Investment Real Estate - 701 S Sycamore St
• Little Hacienda - 3375 Little Pete Rd
○ Natures Wonders - 1601 State Hwy 248
○ New View Realty - 220 Branson Hills Pkwy Suite L
○ Outback Steakhouse - 1914 W 76 Country Blvd
○ Pizza World - 225 Cross Creek Blvd Suite F
• Pointe Royale Info Center -100 Pointe Royale Dr
• Price Chopper -2210 W. 76 Country Blvd.
• Prime Time Convenience Store - 945 E. Hwy. 76
• Quik Mart -802 E. Hwy. 76
○ ReeceNichols - 590 W Pacific St
○ RE/MAX - 215 S. 2nd Street #2-C
• Silliman Realty - 3027 W 76 Country Blvd.
• Shoney’s - 1950 W 76 Country Blvd
• Sho-Me Flooring - 225 Cross Creek Blvd STE A
• Stone Castle - 3050 Green Mtn. Dr.
• Sugar Leaf Treats - 2800 W. 76 Country Blvd.
• Sunfest Market - 225 Cross Creek Blvd #1
○ Super 8 - 2490 Green Mountain Drive
○ Treasure Lake - 1 Treasure Lake Drive
• Turkey Creek Market - 200 State Hwy F
• The Pantry - 164 Fall Creek Drive
• Victorian Village - 3042 Shepherd of the Hills Expy.
○ Vintage Vault - 204 Veterans Blvd
○ Young’s Lakeside Tire - 947 E. State Hwy. 76
• Wal-Mart - 2050 W. Hwy. 76
○ Worley & Associates Realty - 1159 Bee Creek Rd
• Willow Tree Inn & RV Park - 3381 Shepherd of the Hills Expy.
• White Oak Station - 3200 Green Mountain Dr
• White Oak Conoco - 4017 State Hwy 76
○ White Magnolia Real Estate - 547 Branson Landing Blvd.
BRANSON WEST,
MO.
• Bag A Bargain - 18062 Business 13
○ Bistro 58 Vino cellars - 15038 MO-13
• Berkstresser Family Realty - 16282 MO-13 SUITE F
• El Lago Mexican Restaurant - 18942 Bus. Hwy. 13
• Keller Williams Realty -16208 MO-13
• King Food Saver - 18128 State Hwy. 13
• Lakeland Pharmacy -18565 Bus. 13
○ ReeceNickels Stonebridge - 50 Stonebridge Pkwy
○ Rustic Timbers Furniture -8847 MO-76
• Perfect Signs - 8953 State Hwy 76
• Phillips’ 66 - 17993 Hwy. 13
• Sportsman’s One Stop & Deli -14351 MO-13
○ Sweet and smiles - 14965 Bus. 13
• Table Rock’s Best, REALTORS - 45 Notch Shopping Center Lane
• Table Rock Chamber -16407 MO-13,
• Table Rock Sunset Properties - 103 Crevis Rd
• Timber Valley - 18192 Business 13
○ Valvoline Express Care - 7171 Business 13
CAPE FAIR, MO.
• Cape Fair Post Office - 8089 W State Hwy 76 Ste D
• Flatcreek Restaurant - 7847 MO-173
CASSVILLE, MO.
○ Fistrip - 104 Main St
• King Food Saver - 91 Main St
• Subway - 53 Main St
• Sunrise Family Restaurant - 400 S Main St
• White Oak Station - 86 S. Main
EAGLE ROCK,
MO.
• L&L Stores -32435 MO-86
• Office Pub & Steak House -34218 MO-86
• Uncle Roy’s One Stop -29539 M0-86
EUREKA SPRINGS, AR.
• All Season Real Estate - 106 A W. Van Buren
○ Bubba’s Barbecue - 166 W. Van Buren
• Bunches quick check - 134 E Van Buren
• Coldwell Banker K - C Realty - 183 W. Van Buren
• Hart’s Family Center Inc. - 131 E. Van Buren
○ Pizza Hut - 2048 E. Van Buren
• River Lake Outdoor Center - 14735 US-62
○ Rowdy Beaver - 417 W. Van Buren
• United Country Little Switzerland Realty - 2039 B. E. Van Buren
FORSYTH, MO.
○ Caseys - 15581 Hwy 160
• Country Mart - 15720 US-160
• Dollar General - 14974 US-160
• Family Dollar - Hwy 160 &, Coy Blvd
• Forsyth Chamber of Commerce - 16075 US-160
• White Oak Station -15932 U.S. 160
GOLDEN, MO.
○ Ball & Prier Tire & Wheel - 35838 MO-86
○ Lake Homes Realty - FR1255
GRANBY, MO.
• Fastrip - 107 N Main St
• Ramey Market - 469 W Valley St
GREEN FOREST, AR.
• Harp’s Food Store - 703 W. Main
HARRISON, AR.
• Big Lots - 617 Hwy 62 65 N
○ Cash Saver 870 - 719 E Stephenson Ave
• Hudson’s Supermarket - 609 N. Main St.
○ Little Caesars Pizza - 814 U.S. 62
○ Lovejoy Collectibles - 3220 U.S. 62
• Maurices - 1428C US-62
○ Rust Dust and Wanderlust - 1307 N Main St
○ Super 8 Motel - 1330 U.S. 62
○ T’s BBQ - 108 Lakeshore Dr
○ Western Sizzlin Steak House - 905 U.S. 62
• White Oak Station - 1413 U.S. 62/65
HIGHLANDVILLE, MO.
○ Welcome center - 422 Burk Rd
HOLIDAY ISLAND, AR.
○ Coldwell Banker K-C Realty - 2 Holiday Island Dr.
○ Sunfest Market - 1 Forest Park Drive
• White Oak Station - 2 Parkwood Drive
HOLLISTER, MO.
○ Country Mart - 200 Southtowne Blvd.
• Dollar General - 160 Southtown Blvd
• El Patio - 165 Southtowne Boulevard
○ El Poblano - 215 Gage Dr A
• Foggy River Realty - 5 Downing Street
• Harter House - 175 Gage Drive
• Hollister CofC - 2527 South Business Hwy 65, Suite A
○ Hollister Coffee Co. - 2004 Bus. Hwy. 65 S.
• Hollister Food Mart - 1600 State Hwy. BB
○ Hollister Post Office - 1980 S. Bus. 65
○ Hook & Ladder Pizza - 26 Downing Street
• Hungry Hunters - 5753 Historic Hwy 165
• Little Hacienda - 9 Downing St
• Lowe’s - 165 Mall Rd
• Pizza By The Chef - 180 Mall Road
• Spirit Shop - 2909 U.S. 65
• Shell Turkey Creek Express - 18 Industrial Park Dr
○ Step Above Realty - 101 State Dr Suite P
JOPLIN, MO.
○ Food 4 Less - 2800 E. 32nd St
○ 1710 E 32nd St
• Maria’s Mexican Grill - 2850 S Rangeline Rd
• Petsmart - 520 Range Line Rd
• Phillips 66 - 3308 E 32nd St
• Realty Executives - 2302 E 32nd St
• Zipz - 1902 E. 32nd St
KIMBERLING CITY MO.
• Duckees drive thru - 12042 MO-13
• Harter House - 11798 MO-13
• Joe Bald Market - 4047 Joe Bald Road
• Kimberling City Post Office - 38A Kimberling, C
• Ma’s Place - 13317 M0-13
○ Outdoor Rooms by Design - 11966 MO-13
○ ReeceNichols - 13367 MO-13 suite B
• Table Rock Art Guild & Gallery - 11863 MO-13
• Table Rock Chamber of Commerce - 14226 MO-13
KIRBYVILLE, MO.
○ Kim’s BBQ Shack - 7930 MO-76
• MM Mini Mart - 134 State Hwy. MM
MARSHFIELD, MO.
• Whitetail Properties - 1201 Banning St
○ White Oak station - 1305 Spur Dr
MONETT, MO.
• Acambaro Mexican Restaurant
• Big Baldy’s Barbque - 814 US 60
• Happy house Chinese buffet - 840 US 60
• Lai Lai - 601 bridle Ln
• Plaza Mexico - 1200 E Broadway St.
• Phillips 66 - 310 S Kyler
• Price Cutter - 2150 E Cleveland
• Race Brothers Farm & Home supply 210 RT -37
• RE/MAX - 855 US 60
NIXA, MO.
• El Lago’s - 461 Aldersgate Dr
• Harter House - 815 N. Kenneth Street
○ Keller Williams - The Massengale Group - 201 Village Center St
○ Murney REALTORS® - 485 Aldersgate
• Price Cutter - 400 N Massey Blvd
○ Signal Food & Gas - 402 W. Mt. Vernon Street
• Tony’s Place - 550 West Mount Vernon Street
OMAHA,
AR.
• Charlies Cafe - 28783 Old Highway 65
• Roberson Orchards - 11680 AR-14
OZARK,
MO.
○ El Charro - 1721 S. 20th Street
○ El Taco -1595 W. Jackson
• Huckabella Boutique - 101 S. 3rd Street
○ Price Cutter - 5504 N. 17th Street
○ Rosie Jo’s Cafe - 1711 S. 15th Street
• Sport Clips - 1507 W. State Hwy. J
• Twisted-E-Liquid - 1423 W State Hwy J
PURDY, MO.
• Adelita’s Mexican Restaurant - 201 N City Hwy 37
• Country Corner - 405 State Hwy C
REEDS SPRING, MO.
• Fuel-R-Up Conoco - 21209 Main Street
• Rantz Country Express - 3583 State Hwy. 160
• Reeds Spring Pizza Co. - 22065 Main Street
• Reeds Spring Post Office - 22153 Main Street
• Table Rock Lake Chamber of Commerce - 14226 MO-13
REPUBLIC, MO.
• Better Homes & Garden Real Estate - 954 N Oakwood Ave
• El Charro - 1668 US-60
• Flat Creek - 772 East Hwy 60
• Price Cutter - 1013 East Hwy 60
RIDGEDALE, MO.
• Cedar junction general store - 1225 Ridgedale Rd
• Log Cabin Cafe - 3799 Ridgedale Rd
• Wild Bill’s Travel Center - 3799 Ridgedale Road
SADDLEBROOKE, MO.
• Phillips 66 Convenience Store - 103 Brookside
SARCOXIE, MO.
• Ozarkland Village - 2521 Cimarron Rd
SHELL KNOB, MO.
• Century 21 Properties Unlimited - Bridgeway Plz, 24927 Sta Hwy 39
• Harter House - 24988 MO-39
○ Pizza Hut - 25562 M0-39
○ Rapid Roberts - 24755 State Hwy 39
• RE/MAX Lakeside - 24923 MO-39
SPRINGFIELD, MO.
○ Asian King Buffet - 3130 S. Glenstone
○ Big Mamma’s Coffee - 217 E. Commercial
• Cook’s Appliance - 1826 S Glenstone Ave
○ Cricket Wireless - 3867 S Campbell Ave.
• Enhanced Hearing Center - 3829 S Campbell Ave
• Greater Springfield Board of Realtors - 1310 E. Primrose
• H&R Block - 312 W. Commercial
• Harter House - 1625 South East Gate Ave.
• Harter House - 1500 East Republic Rd.
○ Imber Pools - 4411 E Sunshine St Suite A
○ Leong’s Asian Diner - 1540 W Republic Rd
• McAllisters - 1711 W Battlefield Rd Suite M
• Metro by T-mobile - 1926 S Glenstone Ave
○ Mumey Associates, Realtors® - 1625 East Primrose
Real Estate agents work hard to get listings, market properties for sale, and bring sales to fruition. They often do so with no money up front, but with the expectation that their reward will come at closing with the payment of their commissions. If the closing does not happen, an agent who has fronted money for marketing expenses may suffer financially.
An established agent may consider this situation a cost of doing business, take the loss, and move on to other sales. Sometimes, however, an agent will go to great lengths to market a unique property, and end up liable for considerable expense when the owner decides not to sell after all.
The standard form listing contract for Missouri agents provides that if an agent procures a “ready, willing, and able buyer,” for the listed property, the agent is entitled to the agreed upon fee in the contract. That sounds good, but it is rarely so simple. The term “ready, willing, and able buyer” can be construed many different ways by many different courts and attorneys, and it may not be worthwhile for an agent to sue an owner who decides not to sell. Lawsuits are never a sure thing, legal fees are not cheap, and an agent may not want to have a reputation as someone who sues. There is also the practical consideration of collecting the fee when there is no closing. So what is an agent to do? Consider asking for money up front or for reimbursement for expenses exceeding a
Self-protection for Real Estate Agents
certain amount. The standard listing contract has no provision for this, but agents can write their own language in the “Special Agreements” section of the contract. For example, “Owner agrees to reimburse Agent for marketing expenses exceeding $___,” or “Owner agrees to deposit $____ with Agent’s Broker for marketing expenses.”
Some owners may balk at the prospect of paying expenses up front or at the suggestion that they might decide to take a property off the market, and look for another agent. At that point, the agent needs to make a decision. Is this owner worth the risk? If the answer is yes, understand that you may take a loss. If the answer is no, let the owner go elsewhere. Keep in mind an old expression: “It is better to not do the work and not get paid than it is to do the work and not get paid.” --Jay Foonberg, Esq.
If you need help drafting a contract to ensure you get paid, call the number at the bottom of this article.
Diana Brazeale is a real estate attorney and the owner of Brazeale Law Firm, LLC in Branson, Missouri. She has twenty-five years’ experience in the practice of law. She can be reached at (417) 334-7494.
For all your real estate law questions, please contact:
This beautiful resort sits on 6.25 acres of unrestricted land, nestled right on the King’s River. Currently operating as a nightly rental, 4 units come fully furnished, with full turn over with management. Travelers experience the luxury of rustic and comfort in a Dream Weaver Air Stream. Prefer a cabin? The Ozark Hideout Cabin tells the story of the infamous outlaw couple “Bonnie and Clyde” to relive the tall tales! Newly remodeled 3000 square foot home with a new addition. Built with two kitchens! Perfect for entertaining large gatherings! Wrap-around porch lets you experience every breathtaking view throughout the day. Step into nature to take in a little farm living! This resort is equipped with a chicken coop, small rabbit farm, and a couple of goats! Raised beds for fresh herbs and vegetable gardening as well. Private access to King’s River where kayaking and canoeing are right there for you anytime! Close to Eureka Springs! This resort is a rare find with endless possibilities!
