Oklahoma Property Listed for $99,997 Includes 20 Wooded Acres and a Two-Story Home

Finding a rural property with substantial acreage for less than $100,000 can appeal to buyers looking for privacy, outdoor recreation, or a potential renovation project. In southeastern Oklahoma, a property at 16508 Round Mountain Road in Howe offers approximately 20 wooded acres and a 2,040-square-foot, two-story home listed for $99,997.

Built in 2009, the house is described as having two bedrooms, with the potential to create a third. The listing also identifies a metal roof, wood-frame construction, a covered porch, a private well, and a septic system.

Despite these features, the property is not being presented as a move-in-ready home. The seller indicates that repairs are needed and that the property will be sold AS IS, making the condition of the house and its systems important considerations for prospective buyers.

For those exploring affordable Oklahoma real estate with acreage, this property illustrates the trade-offs between a lower asking price, rural land ownership, and the costs that may come with renovating an existing house.

Property Overview

The property is located at 16508 Round Mountain Road, Howe, Oklahoma 74940, and is advertised at $99,997.

The listing describes approximately 20 acres of wooded land surrounding a two-story residence with about 2,040 square feet of living space. The house was built in 2009 and has wood-frame construction, wood siding, a metal roof, and a crawl-space foundation.

The property details supplied for the listing include:

• Asking price: $99,997
• Land: Approximately 20 acres
• Living area: 2,040 square feet
• Bedrooms: 2, with possible potential for a third
• Bathrooms: 2 in the structured facts; 1.5 in the agent description
• Year built: 2009
• Roof: Metal
• Water: Private well
• Wastewater: Septic tank
• Heating: Wood heat is identified
• Cooling: No cooling system listed
• Condition: Repairs and updating needed; sold AS IS
• Reported 2025 property taxes: Approximately $471
• HOA: None listed

One important discrepancy concerns the bathroom count. The structured listing information identifies two bathrooms, while the agent’s description refers to 1.5. Buyers should confirm the actual configuration, functionality, and permit history before relying on either figure.

Twenty Acres of Wooded Oklahoma Countryside

The land is one of the most notable aspects of this property. Approximately 20 acres provides substantially more outdoor space than a typical residential lot and may appeal to buyers who value a rural setting.

The listing highlights mature trees, wooded terrain, and opportunities for outdoor activities. Aerial photographs show extensive tree coverage, rolling ground, and areas that appear more open than the surrounding forest.

Depending on the parcel’s actual boundaries, terrain, and applicable rules, the acreage could offer space for walking trails, wildlife observation, gardening, or other private recreational activities.

The listing also mentions hunting, ATV riding, four-wheelers, trail riding, and rock crawling as potential attractions. However, buyers should not assume that every activity is automatically permitted. Hunting must comply with Oklahoma regulations, and recreational vehicle use may depend on property access, terrain, environmental conditions, and applicable restrictions.

A survey is particularly important when evaluating a wooded property. It can help establish which areas, access routes, and potential recreational spaces are actually included in the sale.

What the Aerial Photographs Show

The available aerial photographs help illustrate the property’s rural character. Much of the surrounding landscape appears heavily wooded, with some areas that look more open or recently cleared. An unpaved access road runs through the wooded terrain, and the surrounding views include rolling hills and elevated landforms.

These images may help buyers understand the general setting, but they cannot establish the exact property boundaries or the condition of the access road.

Before purchasing, prospective owners should determine whether the road is legally established, who is responsible for its maintenance, and whether it remains accessible during wet weather. They should also evaluate drainage, slopes, erosion, and the cost of maintaining access to the home.

A wooded 20-acre parcel can offer considerable privacy, but maintaining a rural property may involve ongoing work, including vegetation management, fallen-tree removal, and access-road upkeep.

A 2,040-Square-Foot Home With Renovation Potential

Unlike rural listings that include only a small hunting cabin, this property has a relatively spacious existing residence. The two-story home reportedly contains approximately 2,040 square feet, offering more interior space than many modest country retreats.

The listing identifies two bedrooms and suggests that a third bedroom might be possible. Any conversion, however, should be treated as a potential project rather than an approved improvement. Building requirements, emergency egress, room dimensions, and septic capacity may affect whether the additional bedroom can be created legally.

Interior photographs show a large main living area, an upper-level section overlooking part of the lower floor, and a kitchen connected to the primary living space. Other visible features include vaulted ceilings, ceiling fans, laminate and vinyl flooring, and a wood-burning heating feature.

These elements may provide a useful starting point for a renovation. Nevertheless, the listing photographs also show unfinished or worn surfaces and materials stored inside the house.

The full condition of the property cannot be determined from photographs alone. A professional inspection is necessary to evaluate the structure, wiring, plumbing, moisture conditions, and other systems before estimating the work required.

A Spacious Main Living Area

The main living room appears to be one of the home’s most distinctive interior spaces. Photographs show tall ceilings, exposed wood trim, multiple windows, and a large open floor area.

A wood-burning stove or similar heating appliance is visible along one side of the room, with a flue pipe extending upward. An elevated interior section overlooks the living space, creating a layout that differs from a conventional single-level house.

With appropriate repairs and finishing, the room may offer flexibility for furniture placement and interior design. However, buyers should investigate the condition of the flooring, walls, ceilings, windows, and structural components.

The wood-burning appliance and its flue also deserve particular attention. A qualified professional should evaluate the installation, clearances, ventilation, and chimney or flue condition before the equipment is used.

The presence of a heating appliance does not establish that the home has an adequate or safe heating system for year-round occupancy.

Kitchen and Dining Area

The kitchen photographs show cabinets, countertops, a sink, appliances, tiled flooring, and exterior doors with glass panels. The listing identifies several appliances, including a built-in oven, cooktop, electric water heater, range, and refrigerator.

However, an appliance appearing in a listing does not confirm that it is operational or included in the final sale. Buyers should establish which items convey with the property and test their condition during the inspection process where possible.

The kitchen’s layout may offer a starting point for renovation, but its actual condition requires closer examination. Plumbing connections, electrical outlets, cabinetry, flooring, and appliances should all be inspected.

If updates are needed, prospective buyers should obtain estimates before deciding how much to budget for the kitchen. Even relatively straightforward cosmetic work can become more expensive if hidden plumbing, electrical, or moisture-related problems are discovered.

Bedrooms, Bathrooms, and Additional Interior Space

The listing identifies two bedrooms, with the possibility of creating a third. Photographs show rooms in different stages of finish, with some walls and ceilings appearing patched or unfinished and other areas containing stored materials or exposed surfaces.

One bathroom photograph shows a toilet, sink, vanity, and shower enclosure. Another smaller bathroom area appears unfinished.

The difference between the advertised bathroom descriptions should be resolved before purchase. Buyers should establish how many bathrooms exist, which fixtures are functional, whether the facilities meet applicable requirements, and whether the work was completed with any necessary permits.

The house also contains a utility area with a water heater and exposed plumbing components. These details make it especially important to inspect the plumbing system and identify any signs of leaks, corrosion, or previous water damage.

The advertised square footage and bedroom count should also be checked against available property records, particularly if financing depends on the home’s documented living area.

Exterior Features: Metal Roof, Covered Porch, and Wooded Setting

Exterior photographs show a two-story house with wood siding, wood-frame construction, a metal roof, and a covered front porch. The building sits in a clearing surrounded by trees, giving the property a rural appearance.

The porch could become a useful outdoor seating area after any necessary repairs. However, some exterior surfaces and porch components appear weathered or unfinished, so buyers should inspect the supports, steps, railings, and flooring.

The roof also requires a closer look. Although metal roofing can be durable, the material alone does not establish the roof’s age, remaining service life, or resistance to leaks. Roof connections, flashing, fasteners, and the condition of the underlying structure should be evaluated.

The crawl space deserves attention as well. An inspector should look for moisture, inadequate ventilation, damaged framing, pest activity, and other issues that could affect the building’s condition.

A smaller block-built structure is also visible in the supplied photographs, although the structured listing details do not identify it as an included improvement. Buyers should confirm its ownership, purpose, condition, and permitted use rather than assuming it is part of the property’s usable facilities.

Rural Utilities: Well, Septic, and Heating

The listing identifies a private well and septic tank, with electricity described as available. Wood heat is listed, while no cooling system is identified.

These arrangements may be suitable for some rural homeowners, but their actual condition and reliability need to be established before the property is considered ready for occupancy.

Private well

A private well can provide water without a municipal connection, but its presence does not guarantee safe or reliable household water.

Buyers should arrange appropriate water-quality testing and have the well evaluated by a qualified professional. Questions include whether the well operates correctly, whether it produces sufficient water, and whether its equipment requires repairs.

Septic system

The listing does not provide the septic system’s installation date, capacity, inspection history, or current condition.

A qualified septic inspection can help determine whether the system is functioning properly and suitable for the intended use. Anyone planning to add a bedroom or increase occupancy should also confirm whether the existing system meets applicable requirements.

A septic system that needs major repairs or replacement could add substantially to the overall cost of the property.

Electricity and heating

The phrase “electricity available” should not be interpreted as confirmation that service is currently active or that all wiring inside the home is safe.

Buyers should verify the connection and meter status, inspect the electrical panel and wiring, and identify any costs associated with restoring or upgrading service.

The listing identifies wood heat but does not specify a conventional central heating system. The wood-burning equipment should be professionally evaluated, and buyers should determine whether additional heating is necessary for comfortable and safe year-round occupancy.

Because no cooling system is listed, the cost of installing suitable air conditioning should also be considered, especially for a household planning to live in the property full-time.

Why Is a 20-Acre Property Listed for Less Than $100,000?

At an asking price of $99,997, the property works out to approximately $49 per square foot of advertised living space. Dividing the asking price by the advertised 20 acres gives a figure of roughly $5,000 per acre.

These calculations provide basic context but should not be treated as independent valuations. The price per square foot includes the land, while the price per acre also reflects the existing home and any improvements.

The property’s AS-IS condition may be an important factor in its asking price. Repair costs could involve electrical work, plumbing, flooring, interior finishing, heating or cooling equipment, exterior maintenance, and potentially structural corrections.

The actual scope of work remains unknown. A home inspection and contractor estimates are necessary to determine whether the project is financially realistic.

Buyers should also compare the listing with recent sales of similar properties in the Howe area, considering acreage, road access, terrain, utility arrangements, and the condition of the homes. A low asking price does not necessarily mean the property is inexpensive once the necessary repairs and ongoing costs are included.

Understanding the AS-IS Sale

The seller’s decision to offer the property AS IS is one of the most important details in the listing. The description indicates that repairs will not be made by the seller.

An AS-IS sale does not automatically mean every system is defective, but it does place greater importance on understanding the property’s condition before committing to the purchase.

Prospective buyers should arrange an independent home inspection and, where appropriate, separate evaluations of the well, septic system, electrical installation, roof, crawl space, and wood-burning equipment.

They should also review the purchase agreement carefully to understand inspection rights, contingencies, deadlines, and the seller’s obligations.

If major problems are found, buyers can use the information to assess the total project budget and decide whether to proceed under the terms of their agreement. Written contractor estimates are preferable to relying on rough guesses based on photographs.

Could It Work as a Hunting Retreat or Weekend Getaway?

The combination of wooded acreage and an existing house may appeal to outdoor enthusiasts who want a private place to spend weekends.

Potential activities could include hiking, wildlife observation, and other lawful recreational uses. The listing also mentions hunting and off-road vehicle activities, although these should be verified against applicable rules and the property’s actual terrain and access conditions.

Anyone considering hunting should confirm Oklahoma licensing requirements, seasons, property boundaries, and safe shooting conditions. ATV and trail-riding activities may also be affected by terrain, access rights, and environmental restrictions.

The condition of the house is particularly important for buyers who want to use it as a weekend retreat soon after closing. Before overnight stays, they should establish that the building is safe and weatherproof and that water, sanitation, electricity, and heating are functioning appropriately.

If substantial work is required, the property may be better suited to a buyer who has the time and budget to complete repairs before regular use.

Could It Become a Full-Time Country Home?

The house’s reported size and the property’s wooded setting could attract buyers seeking a permanent rural residence. The two-story layout offers considerable interior space, while the acreage may provide room for outdoor projects and greater separation from neighboring properties.

However, year-round occupancy requires more than a house and land. Reliable water, wastewater disposal, electricity, heating, cooling, and safe road access are essential considerations.

Buyers should also investigate internet availability, travel distances to services, emergency access, and the ongoing work involved in maintaining a large wooded parcel.

The possible third bedroom should be treated as a future option that requires verification. Any conversion would need to comply with relevant building and safety requirements, and the septic system would need to be appropriate for the planned occupancy.

Before choosing the property as a permanent residence, buyers should develop a realistic budget that includes purchase costs, immediate repairs, future maintenance, and utility expenses.

Financing and Insurance Considerations

The listing identifies financing terms as “Other” and “Special Funding.” Those labels do not establish whether a conventional mortgage, government-backed loan, land loan, or another financing product will be available.

Lenders may have property-condition requirements. Unfinished areas, utility problems, or safety concerns could complicate an application, depending on the loan program and lender.

Anyone planning to finance the purchase should discuss the property’s AS-IS condition with a lender early in the process and confirm which loan products may be suitable.

Insurance should also be investigated before closing. Providers may consider the roof, heating equipment, condition of the house, rural access, and location-specific risks when deciding whether to offer coverage and at what cost.

Obtaining an insurance estimate in advance can help buyers avoid unexpected expenses or discover that certain repairs are required before coverage can be obtained.

Property Taxes and Ongoing Ownership Costs

The supplied listing information reports annual property taxes of approximately $471 for 2025, with historical figures of about $449 in 2024 and $445 in 2023.

These figures provide background information but do not guarantee future tax bills. Taxes may change following a sale, reassessment, changes in exemptions, or improvements to the property.

Because the supplied information includes different assessment figures in separate sections, buyers should confirm the current official assessed value and tax information through the appropriate county records.

No HOA is listed, but that does not rule out easements, deed restrictions, road-maintenance obligations, or local land-use requirements.

Ongoing costs may include insurance, repairs, utilities, well and septic maintenance, vegetation management, and upkeep of the access road. Buyers should consider these recurring expenses alongside the initial renovation budget.

Important Due Diligence Before Buying

Before purchasing the property, prospective buyers should investigate several areas:

• Property boundaries: Obtain reliable survey documentation and confirm the advertised acreage.
• Legal access: Verify recorded access rights, road-maintenance responsibilities, and year-round accessibility.
• Home condition: Inspect the roof, foundation, crawl space, framing, electrical system, plumbing, and unfinished interior areas.
• Water supply: Test the well water and assess the well’s condition and output.
• Septic system: Confirm its condition, capacity, maintenance history, and compliance with applicable requirements.
• Electrical service: Verify that service is available or active and that the home’s wiring is safe.
• Heating and cooling: Have the wood-burning equipment evaluated and obtain estimates for any additional climate-control systems.
• Property records: Verify living area, bedroom count, bathroom configuration, and relevant permits.
• Land use: Confirm applicable rules for hunting, off-road vehicles, additional buildings, and any proposed changes to the property.
• Financing and insurance: Establish likely eligibility and costs before making an unconditional commitment.

These checks are especially important because the property is being sold AS IS and the full scope of repairs is not known.

Potential Advantages and Drawbacks

Potential advantages

• Approximately 20 acres of wooded land.
• Asking price below $100,000.
• A relatively spacious, 2,040-square-foot house.
• A rural setting with mature trees.
• Potential for recreational or residential use, subject to verification.
• Metal roof and covered porch.
• No HOA listed.
• Existing well and septic system identified in the listing.

Potential drawbacks

• Repairs and updating are needed.
• The seller will not make repairs under the stated AS-IS terms.
• No cooling system is listed.
• Heating arrangements and equipment require evaluation.
• Well, septic, and electrical conditions have not been independently verified.
• The bathroom count is inconsistent across listing sections.
• Legal access and road-maintenance responsibilities require confirmation.
• Financing and insurance may be more complicated than for a move-in-ready home.
• The total renovation budget remains unknown.

Final Thoughts: Is This Oklahoma Property Worth Considering?

The property at 16508 Round Mountain Road in Howe, Oklahoma, combines approximately 20 wooded acres with a 2,040-square-foot, two-story house listed for $99,997.

Its acreage, rural setting, and existing residential structure may appeal to buyers interested in a hunting retreat, weekend getaway, or future country home. The property’s relatively low asking price could make it worth researching for someone who is prepared to take on a renovation project.

However, the AS-IS sale, unfinished interior areas, uncertain utility conditions, and potential repair costs are significant considerations. The advertised acreage and square footage alone do not establish the property’s value or the amount of work required.

For a buyer with a realistic budget, time for repairs, and a willingness to complete thorough inspections, the property may deserve further investigation. For someone seeking a finished home that can be occupied immediately, it may be a less suitable choice.

Ultimately, the important question is not simply whether a 20-acre property listed below $100,000 looks affordable. It is whether the purchase price, renovation costs, land conditions, financing, and long-term ownership expenses make sense together.

Disclaimer: This article is based on the supplied listing information, which has not been independently verified. Buyers should confirm property details, utility conditions, permits, zoning, title, financing, and renovation requirements with qualified professionals and relevant authorities before making a purchase decision.