Oklahoma Property Offers 20 Wooded Acres and a 2,040-Square-Foot Home for $99,997

Finding a rural property with substantial acreage for less than $100,000 can appeal to buyers looking for privacy, outdoor recreation, or a home with renovation potential. A property in southeastern Oklahoma combines approximately 20 wooded acres with a two-story house, although its condition and utility arrangements deserve careful consideration.

Located at 16508 Round Mountain Road, Howe, Oklahoma 74940, the property is listed for $99,997. According to the listing, it includes a 2,040-square-foot home built in 2009, surrounded by wooded land that may appeal to buyers seeking a rural residence, hunting retreat, or weekend getaway.

The seller has made clear that the property needs repairs and is being sold AS IS, meaning buyers should carefully evaluate the building and its systems before deciding whether the asking price fits their budget.

Property Details

• Location: 16508 Round Mountain Road, Howe, Oklahoma 74940
• Asking price: $99,997
• Land: Approximately 20 acres
• Living area: 2,040 square feet
• Bedrooms: 2, with potential for a third according to the listing
• Bathrooms: Listed inconsistently as 1.5 and 2
• Year built: 2009
• Stories: 2
• Exterior: Wood frame and wood siding
• Roof: Metal
• Foundation: Crawl space
• Water: Private well
• Sewer: Septic tank
• Heating: Wood heat identified; no conventional heating system specified
• Cooling: No system listed
• Annual property taxes: Approximately $471 for 2025, according to the supplied listing information
• Condition: Repairs and updating needed; sold AS IS

The discrepancy in the bathroom count should be resolved with the listing agent and verified through an inspection and relevant records. Buyers should also confirm the advertised square footage, bedroom count, and permitted configuration of the home.

Approximately 20 Acres of Wooded Oklahoma Land

One of the property’s main attractions is its approximately 20 acres of wooded terrain. The listing photographs show extensive tree coverage, rolling hills, and a rural access road leading through the surrounding landscape.

For buyers who want more outdoor space than a conventional residential lot provides, the acreage could offer opportunities for walking trails, wildlife observation, outdoor recreation, and a greater sense of separation from neighboring properties.

The listing also mentions potential recreational uses such as hunting, ATV riding, four-wheeling, and trail riding. Those activities should not be assumed to be automatically permitted, however. Buyers should verify property boundaries, access rights, applicable laws, terrain conditions, and any restrictions that could affect their intended use.

A survey would be particularly useful for confirming the exact parcel boundaries and identifying any easements or access arrangements. The condition of the unpaved access road, drainage patterns, slopes, and ongoing land-maintenance requirements should also be considered.

A Two-Story Home With Renovation Potential

The property includes a relatively substantial residential structure for its asking price. The listing reports approximately 2,040 square feet of interior space across two levels, with two bedrooms and the possibility of creating a third.

Inside, photographs show a large main living area with vaulted ceilings, exposed wood trim, multiple windows, and an elevated section overlooking part of the lower floor. A wood-burning stove or fireplace arrangement contributes to the home’s rustic appearance.

The open layout could provide flexibility for furniture placement and future interior improvements. However, photographs alone cannot establish the condition of the framing, foundation, wiring, plumbing, or other concealed components.

Some areas appear unfinished or worn, and materials are visible inside the building. Buyers should therefore approach the home as a potential renovation project rather than assume that the listed square footage represents fully finished, move-in-ready living space.

Kitchen and Interior Layout

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

Their inclusion in the listing does not confirm that they are all operational. Buyers should test the appliances where possible and have the plumbing, electrical connections, flooring, and cabinetry evaluated.

The home’s bedrooms and bathrooms also require close inspection. Some interior surfaces appear unfinished or patched, while another bathroom area appears incomplete. The difference between the agent’s description of 1.5 bathrooms and the structured listing information showing two bathrooms is an important detail to clarify.

The listing’s suggestion that a third bedroom could be created should likewise be treated as a possibility rather than a guaranteed or approved improvement. Any changes would need to comply with applicable building, safety, and wastewater requirements.

Exterior Features and Additional Structure

The exterior features a metal roof, wood siding, and a covered front porch. The house sits within a clearing surrounded by trees, creating the secluded setting that may attract buyers interested in rural living.

The covered porch could become a useful outdoor seating area after any necessary repairs. However, visible weathering or unfinished components make it important to inspect the porch supports, steps, siding, roof connections, and drainage around the house.

A smaller block-built structure also appears in the supplied photographs, but its purpose and status are not established by the structured listing information. Buyers should confirm whether it is included in the sale and determine its condition, ownership, and permitted use.

The metal roof may be a practical feature, but its material alone does not establish its age or remaining lifespan. A qualified inspector should evaluate the roof, crawl space, framing, and evidence of moisture or pest damage.

Well Water, Septic, and Heating Considerations

The listing identifies a private well and septic tank, with electricity described as available. These arrangements are common considerations for rural properties, but their presence does not guarantee that the systems are operational or suitable for the buyer’s intended use.

A professional well inspection and water-quality test would help establish whether the water supply is reliable and appropriate for household use. The septic system should also be inspected to assess its condition, capacity, maintenance history, and suitability for the home’s current or proposed occupancy.

The listing identifies wood heat but does not specify a conventional central heating system. Buyers should have the wood-burning equipment and its chimney or flue inspected before use. With no cooling system listed, installing air conditioning may also become an additional expense.

The phrase “electricity available” should be clarified with the seller or utility provider. Buyers need to establish whether service is currently connected, whether the wiring is safe, and whether electrical repairs or upgrades will be required.

Why Is the 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 listed living area. Dividing the asking price by the reported acreage produces a figure of roughly $5,000 per acre.

Neither calculation should be treated as a reliable standalone valuation. The price per square foot includes the land, while the price per acre includes the existing house and other improvements.

The property’s condition may be a significant factor in its asking price. Because the seller intends to sell AS IS and does not plan to make repairs, buyers need to consider the total cost of acquisition and renovation rather than focus exclusively on the advertised price.

Potential expenses could include electrical and plumbing repairs, flooring, interior finishing, heating and cooling equipment, exterior maintenance, and any structural work identified during inspection. The actual scope and cost cannot be determined from photographs alone.

For buyers considering a renovation project, obtaining written estimates from qualified contractors before committing to a purchase can help determine whether the property remains financially attractive after repairs.

What Does the AS-IS Sale Mean for Buyers?

An AS-IS sale is one of the most important details in this listing. The seller has stated that repairs will not be made, so buyers should not assume that visible or concealed problems will be addressed before closing.

This does not establish that every system is defective. It does mean that the buyer should independently investigate the property’s condition and understand the contract’s terms, inspection rights, and applicable contingencies.

A general home inspection may identify issues requiring further evaluation by specialists. Depending on the findings, additional assessments could be appropriate for the foundation, crawl space, electrical system, plumbing, well, septic system, roof, and wood-burning equipment.

The photographs provide a general impression of the interior and exterior, but they cannot reveal every potential problem. A realistic renovation budget should include a contingency for unexpected work.

Could It Be a Hunting Retreat or Weekend Getaway?

The wooded acreage and existing house may appeal to buyers looking for a recreational property. The land could provide space for walking, wildlife observation, and other outdoor activities, subject to applicable restrictions.

Hunting and off-road riding require additional verification. Buyers should check Oklahoma hunting regulations, licensing requirements, property boundaries, access rights, and any restrictions on the use of ATVs or other vehicles.

The home’s present condition is particularly important for anyone hoping to use it immediately as a weekend retreat. Before overnight stays, buyers should confirm that the building is safe and weatherproof and that water, sanitation, electrical service, and suitable heating are available.

Could It Become a Full-Time Rural Residence?

The house’s reported size and the surrounding acreage may interest buyers looking for a permanent country home. The two-story layout offers more interior space than a small hunting cabin, while the wooded setting could provide room for outdoor projects and recreational use.

However, full-time occupancy requires dependable utilities and a building that meets applicable safety requirements. Buyers should evaluate water supply, septic capacity, electrical service, heating, cooling, internet availability, road access, and travel distances to essential services.

Any plan to add a bedroom or alter the interior should be reviewed against local building requirements and the capacity of the septic system. Buyers should also consider the continuing costs of maintaining the land, access road, and rural infrastructure.

Financing, Insurance, and Property Taxes

The supplied listing identifies the financing terms as “Other” and “Special Funding,” but those labels do not establish which loan products are available. A lender should review the property’s condition and determine whether it meets the requirements for the intended mortgage.

Unfinished areas, utility concerns, or significant repairs may affect financing options. Buyers should contact lenders early and describe the property’s AS-IS condition accurately.

Insurance should also be investigated before purchase. Insurers may consider the building’s condition, roof, heating equipment, rural access, and location-specific risks. Obtaining a quote in advance can help prevent unexpected costs.

The supplied information reports approximately $471 in property taxes for 2025, with lower figures shown for earlier years. These amounts do not guarantee future tax bills. Buyers should confirm current taxes and assessment details with the appropriate county office.

No HOA is listed, but that does not rule out easements, deed restrictions, road-maintenance responsibilities, or land-use regulations. In addition to taxes, owners should budget for insurance, utilities, repairs, well and septic maintenance, vegetation management, and access-road upkeep.

Due Diligence Before Making an Offer

Before purchasing the property, buyers should consider these steps:

1. Confirm the boundaries: Obtain a survey or other reliable documentation identifying the full parcel.
2. Verify legal access: Review recorded access rights and clarify responsibility for road maintenance.
3. Inspect the home: Evaluate the foundation, crawl space, roof, framing, plumbing, electrical system, and unfinished areas.
4. Test the well: Confirm water quality, flow rate, and reliable household supply.
5. Inspect the septic system: Verify its condition, capacity, and suitability for the intended occupancy.
6. Check utilities: Establish whether electricity is connected and whether the home’s wiring is safe.
7. Evaluate heating and cooling: Have the wood-burning equipment inspected and estimate the cost of any additional climate-control systems.
8. Verify property details: Resolve the bathroom discrepancy and confirm the legal living area, bedroom count, and permits.
9. Investigate land use: Check hunting rules, access rights, zoning, and restrictions on additional structures or recreational activities.
10. Confirm financing and insurance: Obtain preliminary guidance and cost estimates before entering into a binding agreement.

These steps are especially important for a property being sold AS IS, where the buyer needs a clear understanding of the risks and likely expenses.

Potential Advantages and Drawbacks

The property offers several features that may appeal to buyers seeking rural acreage: approximately 20 wooded acres, a 2,040-square-foot home, a covered porch, a metal roof, and an asking price below $100,000. The listing also identifies a private well and septic system and does not list an HOA.

The main drawbacks are the stated need for repairs, the AS-IS sale, the lack of a listed cooling system, and uncertainty about the condition of the well, septic system, electrical service, and heating equipment. The inconsistent bathroom information and unknown renovation budget also warrant attention.

Whether the property represents a good opportunity depends on the condition of the house and land, the cost of necessary work, and the buyer’s intended use.

Final Thoughts

The property at 16508 Round Mountain Road in Howe, Oklahoma, combines approximately 20 wooded acres with a two-story home listed for $99,997. For buyers interested in outdoor recreation, rural living, or a renovation project, that combination may justify a closer look.

However, the asking price tells only part of the story. The AS-IS sale, unfinished interior areas, utility questions, and potential repair expenses all affect the property’s overall value.

A buyer with a realistic budget and a willingness to complete thorough inspections may find the property worth investigating. Someone seeking a fully finished home that is ready for immediate occupancy may find the necessary work less appealing.

Ultimately, the decision should depend on the verified condition of the house, the usability of the acreage, and the total cost of ownership—not simply the number of acres or the initial asking price.

If you’re interested in learning more about this property, please contact the listing agent through the Zillow link provided below the original property photos.

Original Property Listing