31926 County Road 40 Rd, Cross Timbers, MO 65634

Properties that combine a functional farmstead, productive pasture, timber, water, established fencing, multiple living quarters, and nearly a half-mile of road frontage into one manageable tract don't come available often. Located in Hickory County, this 31.94 +/- acre farm offers a rare combination of agricultural utility, country living, recreational opportunities, and future potential—all in a size that's practical to own and easy to manage. The property consists of approximately 16 acres of rolling pasture and hayland, complemented by roughly 14 acres of timber. The pasture is a diverse mix of warm-and cool-season grasses and legumes, providing excellent potential for grazing livestock, producing hay, or supplementing an existing cattle operation. A well-established 5-strand barbed-wire fence runs along the north and east boundaries, while additional barbed-wire and electric interior fencing provides the infrastructure needed for rotational grazing and livestock management. At the heart of the property sits a quaint farmstead and approximately 0.5 acre stocked pond, creating a picturesque setting for a hobby farm, rural residence, or small livestock operation. The pond provides a dependable water source for livestock while adding recreational appeal and habitat for wildlife. The 1,354 square foot, one and a half story farmhouse offers classic country character with practical living space. The main floor features one bedroom, one bathroom, a living room with a new gas fireplace surrounded by stone, dining room, kitchen, and back porch. Upstairs is a small sitting/storage area along with two small non-conforming bedrooms, providing additional flexible space for guests, storage, or a home office. Just next door is a 1,000 square foot secondary building that has been converted into a comfortable one bedroom, one bath living quarters, complete with a living room, kitchen, and small storage/office area. This additional building creates tremendous flexibility for extended family, guests, rental potential, farm help, or a private workspace. The farmstead also includes two storage sheds, a chicken coop, two original barns, and several fenced livestock lots, giving a new owner a significant head start on establishing or expanding a small agricultural operation. Instead of starting from scratch, much of the basic infrastructure needed to put the property to work is already in place. The timber component adds another layer of value. Approximately 14 acres of timber provide shade and shelter for livestock while creating additional habitat for whitetail deer and wild turkey. For the outdoor enthusiast, the combination of timber, pasture, pond, and agricultural cover creates an attractive recreational setting and the opportunity to enjoy hunting right at home. One of the property's most compelling features is its nearly 0.5 miles of road frontage along the north and east sides, with overhead electric available along the entire frontage. This extensive frontage provides excellent accessibility and adds flexibility for future improvements, additional building sites, or potential property configuration, subject to applicable county requirements and approvals. Whether you're searching for a turnkey hobby farm, a country homestead, a small cattle operation, a hay-producing property, or a recreational retreat, this Hickory County tract deserves serious consideration. The combination of established improvements, pasture, timber, water, fencing, multiple living spaces, and substantial road frontage makes this a property with genuine utility and multiple ways to add value. Opportunities like this are becoming increasingly difficult to find—especially at a manageable acreage that offers this much infrastructure and versatility. If you're looking for a property you can live on, work, hunt, graze, and enjoy for years to come, this 31.94 +/- acre Hickory County farm is worth a closer look.