Land for Sale in Howell County, MO
Howell County is a south-central Missouri Ozarks county, 928 square miles, the third largest in the state by land area, with 39,750 residents (2020 census) and West Plains as its seat. Land is pasture, timber and homesites. Missouri assesses agricultural land at 12% of its productive value, and this guide covers that and the septic rules that apply on Ozark lots.
Howell County at a glance
- County seat: West Plains, home to a Missouri State University campus.
- 2020 population 39,750; about 928 square miles, the third largest Missouri county by land area.
- Part of the Mark Twain National Forest lies in the county.
- Highways: US 160 and 63, and Missouri 17.
- Agricultural land is assessed at 12% of productive value, residential property at 19% and other property at 32%.
The Howell County land market
Buyers look for pasture, small farms, hunting and timber land and Ozark homesites near West Plains. Typical parcels are 10- to 160-acre tracts. Land near West Plains and the main highways costs more, and rough timber and hollow land costs less. Part of the county borders Mark Twain National Forest land.
How Missouri assesses agricultural land
Missouri assesses agricultural and horticultural property at 12% of its productive value, not its market value, while residential property is assessed at 19% of true value and other property at 32%. Productive value is set by the State Tax Commission by soil grade, from Grade 1 (the best) to Grade 8, and better grades have higher values. Tax is the productive value times 12% times the local rate. Ask the Howell County Assessor which grades a parcel has, whether it is classified agricultural, and how adding a house or ceasing farm use would reclassify it, and check current values with the State Tax Commission.
Septic and Ozark terrain
Missouri's onsite wastewater law covers soil absorption systems serving homes with flows of 3,000 gallons a day or less. The state health department sets minimum standards, and counties or cities can adopt the state standards or stricter ones, so I could not confirm Howell County's own rules and you should ask the county health department. Shallow rock and sloping ground are common in the Ozarks, so a soil evaluation before you buy is essential. Wells can be deep, and many roads are county gravel, so confirm recorded legal access.
Before you buy land in Howell County
- Soil grades and the agricultural classification, and what changes it.
- Septic soil evaluation and local health rules.
- Well depth, power and rural water.
- Recorded legal access and road maintenance.
- Timber value, hunting leases and minerals.
Perc tests and septic for raw landLand due diligence checklist
Frequently asked questions
How does Missouri tax agricultural land?
At 12% of productive value, set by soil grade from 1 to 8, rather than at market value. Residential property is assessed at 19% and other property at 32%.
Does Howell County have its own septic rules?
Missouri sets minimum onsite wastewater standards, and counties may adopt stricter ones. Ask the county health department what applies.
How big is Howell County?
About 928 square miles, the third largest Missouri county by land area.