My Real Estate Blog

Missouri Century Farm and Hunting land in Missouri


Missouri Century Farms

The Missouri Century Farm program's history dates back to 1976 and this farm dates to 1883. Rich fertile bottom land along the Weaubleau Creek in Saint Clair County Missouri not only provides the best for row crop but also the best for the experienced hunter.


Hunting land and Farm. This is 355 m/l Acres of Crop and pastureland with wooded acres. Outdoorsman's Paradise AND income producing Farm. Beautiful land and wooded acres Located on the fertile bottoms of the Weaubleau Creek. 1110 Sq Ft Cabin that is more than suitable for your primary or secondary home. 2 Bed, 1 Bath, Living room and 21'X14' Loft for the 3rd sleeping area for guest. 37% is farmed with a 40/60 split Lease agreement. 1.5 miles of Weaubleau Creek runs through the property providing good bottom land and great hunting and wildlife habitats. You're gonna need more deer stands! Turkey, Deer, Fishing, 4 wheeling, and Eagles! You will not find any better place to get back to nature. A truly Hunters Paradise and income producing farm land. Call for a personal showing

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Nixa, will be eligible to receive Rural Development housing assistance effective May 6, 2014.


Due to the recent passage of the 2014 Farm Bill, Missouri has proposed that the community of Nixa, will be eligible to receive Rural Development housing assistance effective May 6, 2014.

In addition, the 14 communities that were slated to be ineligible for assistance based on the 2010 Census will continue to remain eligible through receipt of the 2020 Census due to the revised rural area definition. Those communities are: Bolivar, Carthage, Neosho, Ozark, Republic.
This bill passage will greatly change the market for Nixa, MO. Demand for starter homes will increase. It will take time to see an increase in selling price but at the same time, homes in the Nixa area will begin to see a shorter market time due to easier financing to new buyers. Higher priced New construction will be the main reason existing homes will see a price increase.
If you are looking to buy or sell in the Nixa area, contact me today for more incite.

Home Buying - My 10 Steps to Buying a Home

  1. Choose a Real Estate agent you can trust with experience and market knowledge.
  2. Visit with a loan officer and get pre-approved. Real Estate agents have their preferred lenders to help you.
  3. Make a list of your needs and wants to fit your loan approval amount
  4. Review your wants and needs and Pre-Approved loan amount with your Agent.
  5. Search for property and make a list of homes that interest you in your budget
  6. “GO LOOK”
  7. Make your offer and be patient. You may have to make offers on more than one listing.
  8. Your agent will help you with real estate contracts, buyer’s inspection, financing, and the closing process.
  9. Keep a close watch on your credit! Don’t make any purchases until after you close on your loan. Buying a new refrigerator could lower your credit worthiness!
  10. Close on your house and move in!

 Buying a home should be an exciting experience and not one to endure.

Rural Development housing programs for SW Missouri


Rural Development housing programs for SW Missouri

For Ozark, MO and Republic, MO USDA eligible loans are still available. These loans can mean zero down, 100% financing for qualified buyers. Buyers will still need to come up with the Closing cost and pre-paids.

Barring Congressional action, USDA will begin using 2010 Census data to determine eligible rural areas for Rural Development housing programs on October 1, 2014.  Changes to eligible areas can be viewed by selecting the applicable program listed under “Future Eligible Areas” at

If you need help searching for a property to see if it is in the eligible area, contact me and I can check it for you.

USDA Loans are available in Ozark, Republic, Willard, Clever, Billings and other areas are also included.

Nixa and Springfield are NOT in these eligible areas. I can help you check these boundaries.

I have preferred lenders that specialize in these USDA loans. 

NOTE:  Complete applications received prior to October 1, 2014, will continue to use the existing eligible rural area definitions based on 2000 Census data.

A USDA home loan is different from a traditional mortgage offered in the United States in several ways.

  1. USDA loans require no down payment, you may finance up to 100% of the property value.
  2. You must meet the income restrictions for the County you are interested in. Each county has a maximum Income Requirement. The USDA Home Loan Program does allow for considerations for expenses like Child Care.
  1. To be eligible, you must be purchasing a property in a rural area as defined by the USDA.
  2. The home or property that you are looking to purchase must be owner-occupied, investment properties are not eligible for USDA loans.




Foreclosure and Short Sale help


   Its all over the media! Foreclosures on the rise AGAIN!    How can YOU stop a Foreclosure and get back in control. Is a Short Sale the answer? Possibly..

  Selling a home via a short sale is a legitimate method for stopping the foreclosure process, allowing YOU the homeowner to get on with life and without the ding to the credit record. But remember not all short sales are successful in stopping a foreclosure that may already be in the process.

By definition a short sale is literally the sale of a home for less money than is currently owed the lender on the outstanding mortgage being foreclosed on. In other words the home is upside down from a financial aspect. Therefore, the catch is that in order to successfully conduct a short sale, the foreclosing lender has to agree to it, essentially agreeing to accept less money than it is owed on the loan secured by the house.

Lenders are not in the business of owning real estate. They get upset when they have too many properties on their REO (real estate-owned) books instead of out in the market making it a profit through monthly mortgage payments. Plus, the foreclosure process is not free. Every house they foreclose on costs them thousands of dollars. So, in some instances, agreeing to a short sale is in the lenders best interest.

Further more, an empty house does not get any better. Most lenders would rather you be in the home keeping it livable, clean, lawn mowed, and any other ways to help sell the home. Houses do not sell as easy boarded up and winterized. Keep your house Presentable to help your house be marketable and get you out of a stressful situation.

Also, an important aspect most homeowners dont realize when they decide to go the short sale route, is that any amount of the debt that the lender forgives is considered to be taxable income by the Internal Revenue Service. The lender must submit a form to the IRS stating the amount of debt forgiven, so the tax man can be waiting for the homeowner when April 15 rolls around next year if any of the debt was indeed forgiven. Check with your Tax Adviser to see if you are subject to these taxes.

So for homeowners looking at all their options to stop foreclosure and save their home, the first step should be to contact their lender right away to try and negotiate a workout plan to temporarily lower payments, or to refinance to a fixed-rate loan.

After those and all other options have been exhausted, the next step might be attempting to get the lender to agree to a short sale. If so, then before going too far it is advisable to seek the assistance of a real estate professional who is well versed in short sales. Not all real estate brokers or sales agents know how to conduct a short sale or how to work with lenders in negotiating one.

Bottom line: If you want to stop foreclosure, dont be afraid to ask a real estate professional if he or she has any experience working short sales. If not, move on and interview until you find one who has. Possessing a real estate license does not make them an automatic expert in short sales. It calls for extra training not all real estate professionals have.

Do your homework!  Contact your Attorney, Tax adviser, your Lender and your Real Estate professional to assist you with your best options. Breath in, breath out..

What is a Short Sale? Springfield, MO Short Sales

A short sale is a good way to get the bank off your back. Here is how it works: Imagine your home is worth $200,000, but you owe $220,000 on it. If you were to sell it on the open market at $200,000, you might net $184,000 or $36,000 less that what you need to pay off the loan. A short pay off is where your lender will forgive a portion or all of the short amount.

So the question is why a bank would take less than what is owed and why are banks taking so long to make a decision on a short sale because we know that they don't really want the house back?

One of the main reasons a lenders do short sales is so they can recoup as much of the loss as possible.

Be cautious, because most lenders accepting short sales are not waiving personal liability or deficiency judgments. These lenders may require the homeowner to sign a new promissory note. You should contact a good real estate attorney to understand your options and what your lender is actually trying to tell you.

A bank may not chase you to collect a deficiency judgment, but the Internal Revenue Service will likely pursue collection of income taxes triggered by debt forgiveness.

Talk to your Tax Adviser or Attorney to see what your best options are and cover all your bases.

Be cautious of those predatory investors that want to buy you out and negotiate the short sale for you. You may still be liable to the bank for any short fall of your loan and the investor will walk away with a profit, leaving you with a greater dept to the bank. I can walk you through the short sale process and help you get the most out of your home to lesson the anguish.

Jeff is my Realtor

Jeff Shryer, AKA “Jeff is my Realtor” – I sell homes! I am a RE/MAX House of Brokers real estate Agent, Experienced in marketing and housing in the Springfield, Missouri area for over 35-years and a veteran of the business. Buyers and Sellers Agent for all of the Greater Ozarks Springfield Missouri area. I take great pride in providing detailed and comprehensive opinions and advice about the marketplace – not from some ivory tower but from being actively engaged with buyers and sellers on a day-to-day basis. Providing Premier marketing through internet innovations bringing buyers and sellers together. As a result, what you read here is based on what’s really happening in the marketplace, not theory or speculation. I’ll be selling homes whether the market is going up or down. My goal is to provide an accurate description of what’s happening, and present all the facts to help people make clear decisions about their real estate! Some say Brutally Honest about the market and Real Estate. Yes, I’d like to be your Realtor, and would welcome the chance to speak to you. I make myself readily available and can be reached at (417) 839-9572 cell, or (417) 887-5333 office. I love email too;
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