Land with Home for Sale in Arapaho, Oklahoma

Country home on 14 acres for sale near Arapaho Oklahoma, just 3 miles from Clinton. This completely renovated 3,164 square foot home features 4 bedrooms, 3 bathrooms, brand new geothermal HVAC with 6 wells reducing utility costs 40-60%, private water well for exterior and barn use, new septic tank, and extensive interior updates throughout.

Built 1975 and extensively renovated with new flooring throughout, fresh paint in all rooms, new lighting and ceiling fans, all new kitchen appliances with backsplash, new faucets, 14 inches of blown-in insulation with 100% coverage, solar-powered attic vents, new bonus room AC unit, and new east wing HVAC. Single story masonry veneer home with metal roof

(approximately 14 years old), poured concrete foundation, 216 SF covered front porch, and interior storm cellar access. Pellet fireplace and pellet heater provide supplemental warmth.

Property includes 2,980 square feet of outbuildings perfect for workshop space, equipment storage, hobby farm, or home-based business:

1,560 SF stick-built utility building with full electric service, 780 SF attached lean-to for weather-protected storage, and 640 SF RV carport with drive-through access.

The 14-acre property features gently rolling terrain ideal for horses, livestock, or hobby farming. Property line extends halfway into pond (shared with neighbor) providing water access for livestock and excellent wildlife viewing opportunities. No HOA restrictions. Rural agricultural zoning allows unrestricted use.

Water services include Arapaho municipal water to the house and a brand new private well system with new pressure tank, motor, and piping serving exterior faucets and barn - perfect for livestock, gardens, and outdoor use without increasing municipal water bills. New septic tank recently installed. All major systems replaced or updated within recent years.

Professional pre-inspection completed and available for review.

Geothermal system saves $1,500-2,500 annually compared to conventional HVAC - a $25,000-30,000 system installed and operational. Superior energy efficiency with 14" blown-in insulation, solar attic vents, and metal roof reducing heating and cooling costs.

Location right outside Arapaho with immediate access to

Clinton (3 miles - medical care, restaurants, shopping), Weatherford

(35 miles), and Oklahoma City (85 miles). Arapaho Public Schools district. CK

Energy electric service. Arapaho city trash service included. Annual property taxes approximately $3,173.

All kitchen appliances included (refrigerator, stove, dishwasher, microwave - all new). All other appliances, light fixtures, ceiling fans, window treatments, and built-ins stay with property. Washer and dryer not included.

True turn-key condition with no deferred maintenance.

Move-in ready country estate offering rare combination of modern systems, energy efficiency, substantial outbuildings, and 14 private acres near Clinton and Arapaho Oklahoma.

PROPERTY SPECIFICATIONS:

ADDRESS & LOCATION:

22609 E 1000 RD, Arapaho, OK 73620

Custer County, Oklahoma

Right Outside Arapaho | 3 Miles to Clinton

Legal: 25-13-17 Tract 527' x 990' in SW/4

School District: Arapaho Public Schools

HOME DETAILS:

Square Footage: 3,164 SF

Year Built: 1975 (Extensively Renovated)

Bedrooms: 4

Bathrooms: 3 Full

Total Rooms: 10

Stories: Single Story

Foundation: Poured Concrete

Exterior: Masonry Veneer

Roof: Metal (Approximately 14 Years Old)

Front Porch: 216 SF Covered

LAND & ACREAGE:

Total: 14.00 Acres

Terrain: Gently Rolling

Pond: Property Line Extends Halfway (Shared with Neighbor)

Zoning: Rural Agricultural (Unrestricted)

Fencing: Good Condition Throughout

OUTBUILDINGS (2,980 SF Total):

Utility Building: 1,560 SF (Stick-Built, Full Electric)

Lean-To: 780 SF (Attached, Weather-Protected)

RV Carport: 640 SF (Drive-Through Access)

UTILITIES & SERVICES:

Electric: CK Energy

Water - House: Arapaho Municipal

Water - Exterior/Barn: Private Well (New System)

Septic: New Private System

Trash: Arapaho City Service (Included)

Annual Taxes: Approximately $3,173

KEY FEATURES & UPDATES:

ENERGY SYSTEMS (All New):

? Geothermal HVAC with 6 Wells (40-60% Savings, $1,500-2,500

Annual)

? East Wing HVAC Unit

? Bonus Room Window AC

? 14" Blown-In Insulation (100% Coverage)

? Solar-Powered Attic Vents

? Pellet Fireplace & Pellet Heater

WATER & SEPTIC (All New):

? Private Well System (Pressure Tank, Motor, Piping)

? Well Serves Exterior Faucets & Barn

? House on Arapaho Municipal Water

? New Septic Tank & Commodes

? All New Faucets Throughout

INTERIOR RENOVATIONS (All New):

? Flooring Throughout Entire Home

? Paint in All Rooms

? Lighting Fixtures

? Ceiling Fans Every Room

? Kitchen Appliances (Included)

? Kitchen Backsplash

? Storm Cellar Interior Access

? Pre-Inspection Completed

PROPERTY FEATURES:

? 14 Acres Gently Rolling Terrain

? Pond Access (Livestock Water, Wildlife Viewing)

? 2,980 SF Outbuildings

? 1,560 SF Workshop (Full Electric)

? 640 SF RV Carport (Drive-Through)

? Metal Roof for Durability

? Masonry Veneer Construction

? No HOA Restrictions

TOP SELLING POINTS:

1. GEOTHERMAL ENERGY EFFICIENCY

Brand new 6-well geothermal HVAC system reduces heating and cooling costs 40-60% compared to conventional systems. Annual savings:

$1,500-2,500. System value: $25,000-30,000 installed and operational from day one.

2. DUAL WATER SOURCES

House on reliable Arapaho municipal water. Separate new private well system (new pressure tank, motor, piping) serves exterior faucets and barn for livestock, gardens, and outdoor use without increasing municipal water bills.

3. TRUE TURN-KEY CONDITION

New geothermal HVAC, new private well, new septic, new east

HVAC, new flooring, new appliances, new fixtures throughout. Professional pre-inspection completed. No deferred maintenance. Move in and start living.

4. SUBSTANTIAL WORKSHOP SPACE

2,980 SF outbuildings: 1,560 SF stick-built utility building with full electric, 780 SF lean-to, 640 SF RV carport with drive-through access. Perfect for hobbies, business, storage, or equipment.

5. 14 PRIVATE ACRES

Gently rolling terrain for horses, livestock, gardens, or recreation. Property line extends halfway into pond (shared with neighbor) for livestock water and wildlife viewing. No HOA. Rural agricultural zoning.

Complete privacy.

6. PERFECT LOCATION

Right outside Arapaho, 3 miles to Clinton (Walmart, medical, shopping, restaurants). Country peace with town convenience. Easy access to

Weatherford (35 miles) and Oklahoma City (85 miles).

7. QUALITY CONSTRUCTION

Masonry veneer exterior, poured concrete foundation, metal roof, stick-built workshop. Built to last with professional upgrades throughout. Single story for accessible living.

8. UNRESTRICTED RURAL LIVING

No HOA fees or restrictions. Horses, cattle, chickens, any livestock welcome. Home-based business allowed. Build additional structures.

Your property, your rules on 14 acres.

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COMPREHENSIVE FAQ:

Q: How much does the geothermal system actually save on utilities?

A: Geothermal systems reduce heating and cooling costs

40-60% compared to conventional HVAC. In Oklahoma's climate with hot summers and cold winters, this translates to $150-300+ monthly savings during peak seasons, totaling $1,500-2,500 in annual savings. Since the system is brand new, you get maximum efficiency and savings from day one without paying for installation.

Q: How does the water system work?

A: The house runs on reliable Arapaho municipal water.

Additionally, there's a brand new private well system (new pressure tank, motor, and piping) that serves all exterior faucets and the barn. This dual setup is perfect - you have city water reliability for the home, plus well water for livestock, gardens, washing vehicles, and other outdoor needs without increasing your municipal water bill.

Q: Isn't 14 acres a lot to take care of?

A: Not at all. With country property, you maintain the yard area around your house and buildings (typically 1-2 acres), while the remaining land is pasture. You can hay it yourself, have a local farmer hay it (they often pay you for the privilege), lease it for cattle grazing, or simply enjoy it as natural space. It's not like mowing a lawn - it's agricultural land that takes care of itself or generates income.

Q: What appliances stay with the house?

A: All new kitchen appliances stay - refrigerator, stove, dishwasher, and microwave. All other appliances throughout the home are included. The only appliances NOT included are the washer and dryer, which the sellers are taking. All light fixtures, ceiling fans, window treatments, and built-ins also stay.

Q: Can we have animals on the property?

A: Yes! This is unrestricted rural agricultural property, meaning no HOA and no covenants. Horses, cattle, chickens, goats, pigs, dogs, cats - whatever animals fit your lifestyle. The barn has water access from the private well, the property line extends to the middle of a pond for livestock watering, and there's plenty of pasture. Your property, your rules.

Q: How far is it really to shopping and services?

A: Clinton is only 3 miles away (5-7 minute drive), where you'll find grocery stores, medical facilities, restaurants, hardware stores, and all essential services. You're literally right outside Arapaho, so the school and post office are even closer. This isn't remote country living - it's convenient country living with complete privacy.

Q: What will property taxes be?

A: The current estimated annual property tax is approximately $3,173. This is significantly lower than you'd pay for a comparable property in suburban or urban areas. Additionally, since the property includes agricultural land, you may qualify for ag exemptions that could reduce taxes even further.

Q: Tell me about the pond - can I use it?

A: Your property line extends halfway into the pond, with the neighbor owning the other half. This gives you direct access for livestock watering, and the pond attracts abundant wildlife including ducks, geese, and other waterfowl - perfect for nature viewing and photography. While it's shared with a neighbor, the pond is large enough that both properties benefit without any conflicts.

Q: Why should I believe the home is really in good condition?

A: The sellers had a professional pre-inspection completed before listing, and the full report is available for your review. Most sellers don't do this because they're worried about what might be found. These sellers did it because they've invested tens of thousands in updates and have nothing to hide. Every major system - HVAC, well, septic, electrical, plumbing - has been replaced or updated. It's genuinely turn-key.

Q: How fast can we close if we're ready?

A: With pre-approval or proof of funds, closings can happen in as little as 30 days. The sellers are motivated and flexible - they can work with your timeline whether you need to close quickly or need a bit more time.

The key is being financially ready to move forward.

Q: What if we want to add more buildings or structures?

A: With 14 acres of unrestricted rural land, you have tremendous flexibility. Want to build another shop, add a larger barn, construct a guest cabin, or put up a storage building? You have the space and freedom to do it. Just check with Custer County for any building permits that might be required, but generally you'll find the process straightforward in rural areas.

Q: Is internet available for working from home?

A: Yes, high-speed internet is available in the area.

Multiple providers service rural Custer County including traditional cable,

DSL, fiber options, and 5G home internet services. Many people successfully work remotely from properties like this. Contact local providers (AT&T,

T-Mobile Home Internet, local ISPs) to confirm specific speeds and plans available at this address.

COMPETITIVE VALUE ANALYSIS:

VS. OTHER COUNTRY PROPERTIES:

Most rural homes have old HVAC systems costing $300-500 monthly in utilities. This property has brand new geothermal saving 40-60% monthly - over $2,000 annual savings. Many country properties have old wells

(replacement cost: $15,000-20,000) or old septic systems (replacement:

$10,000-15,000). This property has both NEW. Most listings need repairs. This is pre-inspected and move-in ready.

VS. SMALLER ACREAGE:

Five acres means neighbors 200 feet away. Fourteen acres provides true privacy, room for livestock, future building options, and space for family to grow. Properties this size with quality outbuildings are increasingly rare and valuable.

VS. NEW CONSTRUCTION:

New construction on acreage costs $200-250 per square foot minimum. That's $630,000+ for this home size, before adding outbuildings. This property provides 3,164 SF home plus 2,980 SF outbuildings on 14 established acres for a fraction of new build cost, with established landscaping and proven systems.

VS. CITY/SUBURBAN LIVING:

No HOA fees or restrictions. Lower property taxes in rural

Custer County ($3,173 vs. $5,000-8,000 suburban). Lower insurance costs.

Geothermal efficiency means utilities often lower than city homes despite more space. Plus lifestyle benefits: complete privacy, dark skies full of stars, abundant wildlife, space for hobbies and animals, freedom to live as you choose.