Refine Search
Sort by
2355 King Road, Mountain Grove
$419,900
6 Beds ⋅ 4 Baths ⋅ 60332587 MLS
Sellers offering up to $15,000 in seller concessions with an acceptable offer to be used toward buyers allowable closing costs,prepaid expenses, lender fees, and/or interest rate buy-down subject to lender guidelines.OZARKS FARMETTE FOR SALE IN SOUTHERN MO | 10.37 ACRES | 6 BEDROOMS | SHOP & LIVESTOCK SETUPWelcome to your own piece of the Ozarks in the Texas County town of Mountain Grove, MO! This versatile 10.37-acre property offers a perfect combination of a spacious 6-bedroom, 4-bathroom home, acreage, livestock-ready improvements & plenty of room for hobbies, projects & outdoor living.THE PROPERTY: 10.37 acres m/l - a mix of pasture, wooded & cleared areas 7 fenced & cross-fenced paddocks 5 frost-free hydrants 2 livestock loafing sheds 18x50 open-ended building 30x40 shop with concrete floor, electric & RV hookup Additional utility/storage buildingTHE HOME:Offers over 4,000 square feet with large rooms & versatile living space with 6 bedrooms & 4 bathrooms. The main level features a large living room with a rock wood-burning fireplace, spacious dining room, kitchen with breakfast nook, large walk-in pantry, laundry/mud room & a beautiful primary suite with walk-in closet, built-in vanity, double-sink bathroom vanity, soaking tub and separate shower.Two additional bedrooms & a full bathroom complete the main level.The walk-out basement adds even more living space with a large family room featuring a Blaze King wood stove, three additional bedrooms and two bathrooms, along with a large utility room.OUTDOOR LIVING:Large wraparound covered porch overlooking the property, along with plenty of space for livestock, gardening, recreation or simply enjoying the peace & privacy of country living.Whether you're looking for a hobby farm, livestock property, homestead or simply more space, this property offers a rare combination of acreage, livestock facilities, outbuildings & a large home in the Missouri Ozarks.

2355 King Road, Mountain Grove

3699 Highway M, Cabool
$194,000
1 Beds ⋅ 1 Baths ⋅ 60332356 MLS
This 25.6 +/- acre property is located on a paved rural highway just 5 minutes north of Cabool, MO. A timbered ridge with a new, fully furnished hunting cabin, storage containers, and a blind stretches from M Highway to the west side of the property where it folds into the seasonal creek bottom that has at least pockets of water year-round. As you pull into the meandering drive, you will drive up to an 8x20 storage container to store your tractor and/or side by side. There is a solar battery charger on the roof.Just slightly up the hill from there is a fully furnished, spray foamed cabin with a full bath, on demand water heater, full house water filter, a kitchenette with a sink, fridge, and microwave, and living space complete with a sleeper sofa. The 8x20 ft cabin has a door and a window that lead to a covered patio, but also has an entire side that opens up for those beautiful days. The house has a well and a new 1000 gal septic in place. Both the Cabin and storage container have been professionally anchored down. Further down the ridge is a blind and feeders that both pass with the property. The trail from front to back (East to West) is wide enough for a full sized truck.Whether looking for a place to recreate, hunt, short term rental, or live while you build, this place is worth a look. Located just 5 minutes from Cabool and 10 min to Mountain Grove.

3699 Highway M, Cabool

1020 Walnut Street, Cabool
$199,000
3 Beds ⋅ 3 Baths ⋅ 60332326 MLS
Welcome to 1020 Walnut St, Cabool, MO, a beautifully updated 3-bedroom, 3-bathroom home offering comfort, efficiency, and versatile living space. This property features a solar power system, helping provide energy efficiency and potential savings, along with a new roof for added peace of mind.Inside, you'll find updated finishes, spacious living areas, and a thoughtfully designed layout. The home also includes a private mother-in-law suite, perfect for extended family, guests, a home office, or additional rental potential. With plenty of room, modern updates, and practical features throughout, this home offers exceptional flexibility in a convenient Cabool location, close to the pool and park. Property highlights:3 bedrooms3 full bathroomsSolar-powered energy systemNew roofUpdated interiorMother-in-law suiteSpacious and flexible floor planIdeal for families, multi-generational living, or guestsDon't miss the opportunity to make this updated and energy-efficient home your own!

1020 Walnut Street, Cabool

7821 Highway Kk, Hartshorn
$304,300
3 Beds ⋅ 2 Baths ⋅ 60332273 MLS
Peace and quiet in a prime location--it doesn't get much better than this.This property features a 1,400+ square foot, 3-bedroom, 1.5-bath mobile home sitting on 43 acres, located just a few miles from Flat Nasty, Sunklands Conservation, Big Creek, Akers, Current River, and Cedar Grove. With a mixture of pasture and woods, this land offers something for everyone, whether you are an avid hunter or a rancher.Home Details: Hardwood floors throughout, 3 bedrooms with large walk-in closets (including a nice-sized master), central heat and air, a wood stove, and a large kitchen (cabinets have been placed in other areas of the home). Outbuildings & Storage A 38x72 pole barn with concrete alleyways, a loft with Feed Bin (lid opens on the roof to fill) 2,000 gallon supply tank, and several horse stalls, plus a 14x72 lean-to for hay or equipment storage. There is also a poured concrete slab that would make a great foundation for a new detached garage. Land & Infrastructure: The property is fenced and cross-fenced, features several ponds perfect for watering livestock, and offers paved road frontage. Additional Building Site: A separate location on the property comes ready with its own well and electricity, perfect for a cabin or camper.

7821 Highway Kk, Hartshorn

4601 Highway Pp, Cabool
$169,900
3 Beds ⋅ 2 Baths ⋅ 60332059 MLS
Welcome home! Located just north of Cabool and conveniently situated off a blacktop road, this charming property offers five acres of peaceful country living. The adorable three bedroom, one and a half bath home features abundant living space and a functional layout. The main floor offers a spacious living room, a nicely sized dining area that opens to the kitchen, and plenty of built-in storage. Hardwood floors and a beautiful staircase add warmth and character throughout the home. Upstairs, you'll find additional space just waiting to be brought to life! This versatile area could make a fantastic office, playroom, extra bedroom, or storage space. Outside, the quaint back porch provides peace and privacy, while the large front porch offers a wonderful place to host guests or enjoy your morning coffee. The spacious, level yard is perfect for gardening, entertaining, and outdoor activities. An additional area toward the back of the property could also provide an ideal setting for small livestock. With plenty of room inside and out, this inviting country property is ready to welcome you home!

4601 Highway Pp, Cabool

1015 Durnell Street, Cabool
$189,900
3 Beds ⋅ 2 Baths ⋅ 60331819 MLS
Welcome Home! This 3 bedroom, 2 bath home located on a large corner lot is ready for your family. The first thing that you notice is the large yard with fencing perfect for those summer nights when the kids want to go play. Just inside you will find a cozy kitchen that has been updated in recent years featuring a beautifully restored farm sink and ample cabinet/display room. The kitchen bar has a ''boot room'' on the other side of it that is a handy overflow for those winter coats or summer bbq's! Just around the corner from the kitchen you will find the dining room with a built in corner cabinet, and the original wood flooring through most of the home will catch your eye! The living room is nicely laid out with a functioning fireplace and plenty of room for your furniture. The bedrooms on the main floor boast a fully updated Jack/Jill bathroom in between. Just up the stairs you will find the final loft bedroom with plenty of closets and a full bath. The basement is unfinished, but has been well maintained. You will find work bench space, along with the laundry area, and an insulated room that has lots of potential. The HVAC unit has been updated in recent years, contributing to the efficiency of the home. Your one car garage offers plenty of storage space with an additional attached carport space, as well as 2 additional concreted parking spots! Last but not least, you have a great sunroom here just waiting for your morning coffee time and family gathering. Call today and schedule your showing!

1015 Durnell Street, Cabool

9630 Crane Drive, Bucyrus
$250,000
2 Beds ⋅ 1 Baths ⋅ 60331341 MLS
Country Living on 10.98 Acres Near the Big Piney River! Enjoy peaceful country living with this 2-bedroom, 1-bath home situated on 10.98 acres, offering beautiful views, abundant wildlife, and plenty of room to enjoy the outdoors. Even better, the property is located less than 2 miles from Big Piney River access, making it easy to enjoy fishing, floating, kayaking, and everything the Ozarks has to offer. The home features metal siding and a metal roof for minimal exterior maintenance, along with two covered porches that provide the perfect place to relax and take in the surrounding countryside. Inside, you'll find a wood-burning stove in the living room with backup heat, creating a warm and inviting space during the cooler months. The home also features an encapsulated crawl space. Outside, the acreage offers a wet-weather creek, beautiful views, and plenty of wildlife, giving this property the peaceful, private setting you've been looking for. A portable building provides additional storage for tools and outdoor equipment. Adding even more value, the sale includes a 4x4 Kubota diesel tractor, John Deere mower, and wood splitter, giving the new owner a great start on maintaining and enjoying the property. Whether you're searching for a full-time country home, weekend getaway, recreational property, or a place near the Big Piney River, this 10.98-acre property offers a great combination of acreage, useful equipment, low-maintenance exterior, and Ozarks outdoor living.

9630 Crane Drive, Bucyrus

304 Summit Street, Cabool
$235,000
3 Beds ⋅ 2 Baths ⋅ 60331266 MLS
Sitting on just over an acre and a half, this home has been completely renovated inside and out. Updates include new siding, windows, roof, gutters, mini split HVAC units, and more. Outside, the long gravel drive leads you past mature trees to a covered patio that can double as a second parking space and a large covered deck that could easily be screened in. The main floor has a comfortable layout with two living areas, two guest bedrooms, and a remodeled hall bath. The primary suite features its own updated bath with a granite vanity, Bluetooth speaker fan, and a tub and shower with custom tile surround. The kitchen has all new cabinetry, granite counters, stainless appliances, and shiplap accents that give it a modern country feel. Brand new Luxury vinyl plank flooring runs throughout the home for easy maintenance. The basement is wide open with plenty of space for different living areas, including one with built in speakers for entertaining. There is also a laundry area and a John Deere room that works great for projects or storage. Don't miss the wood burning furnace in the basement. It's rare to find a fully updated home with this much land in such a convenient location.

304 Summit Street, Cabool

1504 E 15th Street, Mountain Grove
$478,000
4 Beds ⋅ 3 Baths ⋅ 60331028 MLS
Beautifully updated brick home on a spacious 0.55-acre lot in a great location! Move-in ready with fresh interior paint, newly textured walls and ceilings, new carpet in all bedrooms and the upstairs bonus room, updated wood trim, and a custom fireplace mantel and hearth. There is a grand staircase with beautiful metal work leading to the upper level The remodeled kitchen features quartz countertops, new appliances, sink, faucet, and lighting. The primary suite includes a newly finished custom shower with updated vanity and large tub. Additional upgrades include LED lighting, a new high-efficiency heat pump, gas furnace backup, sump pump, and crawl space vapor barrier. Exterior improvements include new garage doors and openers, gutters, exterior lighting, back porch, concrete patio, extensive landscaping, raised garden beds, and a John Deere/storage building with attached carport that offers so much space for a shop and storage. Roof replaced in 2023. This meticulously maintained home is ready for its new owners! Call to view this custom home today!

1504 E 15th Street, Mountain Grove

1102 Thomasville Road, Houston
$205,000
3 Beds ⋅ 2 Baths ⋅ 60330840 MLS
Check out this like new 3 bedroom 2 bathroom house in the heart of Houston Missouri! Custom Ceiling height cabinets highlight the kitchen along with a beautiful stone tile backsplash. The pantry features plenty of shelves along with pull out drawers for easy access. The home has a semi-open floor space with a large dining area off of the kitchen with a large doorway into the spacious living room. The Master suite borders one side of the dining area with a hallway to the second bathroom and remaining 2 bedrooms on the opposite end of the house. The second and third bedrooms are larger than average for the area for extra space for everyone! High-end vinyl plank flooring runs throughout the home. All utilities are electric in this well insulated energy efficient home.When you pull up you will immediately appreciate the circular drive. The lot sits relatively flat and has covered front and back porches. Houston Missouri is in the heart of the Missouri Ozarks. This property isn't far from the clear rivers and National Forests Missouri is known for. Call today for your private showing!

1102 Thomasville Road, Houston

207 Juniper Avenue, Cabool
$315,000
3 Beds ⋅ 3 Baths ⋅ 60330664 MLS
Built in 2023 and move-in ready, this beautiful home offers 3+ bedrooms, 3 full bathrooms, and a spacious, thoughtfully designed floor plan. The open-concept living, dining, and kitchen area creates an inviting space for everyday living and entertaining, while the kitchen features a large walk-in pantry and quality finishes throughout. The primary suite includes a tray ceiling, private bath, and a large walk-in closet. Two additional bedrooms, a full guest bath, laundry room, and the main living areas are all conveniently located on the upper level.The walk-out basement offers additional living space with a large family room, bonus room, full bathroom, and a large unfinished room providing excellent storage or endless possibilities to fit your needs. An attached oversized single-door, two-car garage, poured concrete driveway, and paved road frontage complete the package.If you're looking for a newer home in excellent condition, with plenty of space, that is move-in ready, 207 Juniper Avenue is ready to welcome you home.

207 Juniper Avenue, Cabool

3827 Gravel Point Road, Mountain Grove
$185,000
3 Beds ⋅ 2 Baths ⋅ 60330421 MLS
Escape to the peace and quiet of country living without sacrificing convenience! This well-maintained 3-bedroom, 2-bath split-wing manufactured home offers the perfect blend of comfort, functionality, and outdoor living on a beautiful setting just minutes from town.Inside, you'll find an updated kitchen, beautiful wood flooring throughout, and a spacious split-bedroom floor plan designed for privacy. The roof is only five years old, and the home's outdoor Earth-brand wood furnace efficiently heats the home's water, helping keep utility costs down.Outside, the property is packed with amenities. A 24' x 30' shop provides ample space for projects, equipment, or hobbies, while the oversized well house offers additional storage. An approximately 13' x 26' portable storage building also conveys with the property, giving you even more room for tools, lawn equipment, or recreational gear.Enjoy the beauty of established apple and pear trees, relax in the peaceful country setting, and appreciate the security and convenience of the electric entrance gate at the top of the driveway. The septic system was professionally pumped approximately one year ago, adding peace of mind for the new owner.Whether you're looking for a quiet place to call home, room to work on projects, or simply a property that offers both privacy and convenience, this one is ready to welcome you home.

3827 Gravel Point Road, Mountain Grove

7195 Highway Kk, Hartshorn
$428,800
1 Beds ⋅ 1 Baths ⋅ 60330069 MLS
Tucked away in the Ozarks, 40 Surveyed acres of untouched paradise in the heart of Texas County--one of Missouri's top deer hunting destinations. This 1176 sq ft newly built barndominium-style home offers the perfect blend of modern comfort and wide-open country living. Located down a private road welcomes you in. Relax and take it all in from the covered 12x40 porch or 12x40 covered patio ideal for quiet mornings or evening sunsets. Inside the entry opens to a warm and inviting main living area accented by 12' ceilings, creating an elevated yet cozy feel. The kitchen features light Hickory cabinets, lots of counter space, and a living room with a cozy wood stove. Offering 1 + ( second bedroom is non-conforming) spacious bedroom and full bathroom,13x9.9 pantry and a 25x9.9 mud room, the layout is both functional and comfortable; with an additional 1224 sq ft insulated garage space with ventless heat and large loft storage area. The home is equipped with a brand-new well and septic system, plus central heat and air for year-round comfort. Lots of room for expansion with minimal work. The property truly shines outdoors with a detached 22x22 garage with electric, 22x22 shop with concrete floor, perfect for work or hobbies. Chicken coop with covered run and hen boxes. The land is loaded with abundant wildlife, making it ideal for hunters and outdoor enthusiasts. A bonus; a custom 12x32 tiny house (insulation, wiring, wood stove, bathroom sink and lights are in place) located on the property provides additional lodging or a great base during hunting season. Enjoy ATVs, four-wheelers, or UTVs trails. A versatile property with endless opportunities for recreation, hunting, or peaceful country living... Enjoy peaceful country living with the convenience of being just a short distance from the Current River and small rural towns.

7195 Highway Kk, Hartshorn

12376 Biram Drive, Plato
$234,900
3 Beds ⋅ 1 Baths ⋅ 60329418 MLS
Country Living with Room to Grow!Slow down, relax, and enjoy the view from the front porch swing at this charming 3-bedroom, 1-bath home nestled on 1.26 acres in a peaceful country setting.Inside, you'll find plenty of room to spread out, including a large additional family room that could easily serve as a bedroom, home office, or flex space. The full unfinished basement is ready for your vision, offering endless possibilities for additional living space, a recreation room, or extra storage.Step outside and you'll discover what makes this property truly special. Two impressive outbuildings provide room for work, hobbies, and all your toys:32' x 36' two-car garage with additional storage.30' x 48' three-car garage/shop, perfect for a workshop, man cave, hobby space, or equipment storage.Enjoy wide-open views, room to roam, and the simple pleasures of country living--all while being close enough to walk to school. Whether you're sipping your morning coffee on the porch swing, tinkering in the shop, or watching the sunset over the countryside, this property is ready to welcome you home.

12376 Biram Drive, Plato

4903 State Route 137, Yukon
$114,900
1 Beds ⋅ 1 Baths ⋅ 60329369 MLS
Charming small creek setting on 4.5 acres nestled among cedar trees! This fully remodeled cabin features new windows, granite countertops, laminate flooring, and fresh paint with paneling throughout. The bathroom boasts a new shower, lavatory, and sink, and the property includes a washer and dryer. Built on poured concrete piers, the cabin was completed just two years ago and now offers new cabinets, lighting, plumbing, flooring, windows, skirting, a well, updated electric and water lines, a new lagoon system, and a 40-gallon water heater. Downstairs has space for an extra bed, and a leather hide-a-bed couch with a nearly new mattress is available. Some furniture can be included along with a gas cook stove, washer/dryer, and a leased 250-gallon propane tank, mostly full. Previously used as an Airbnb with excellent reviews, the cabin has a cozy covered porch overlooking the creek. Heating is provided by a wood stove or propane wall heater, and cooling comes from a window unit and a new upstairs mobile air conditioner. Move-in ready, the property also offers two attached storage areas, a small shed, and a chicken house. Wildlife is abundant, with deer, turkeys, bobcats, and more visiting the yard. A small food plot sits by the creek, along with a nature trail leading to a peaceful sitting area near a small waterfall. The newer well includes updated wiring, plumbing, and a pump installed just a couple of years ago.

4903 State Route 137, Yukon

4811 Hwy MM, Mountain Grove
$499,000
3 Beds ⋅ 2 Baths ⋅ 60329330 MLS
Beautiful 20+/- acres property offering the perfect blend of open pasture, mature trees, and a scenic wet-weather creek. This 3-bedroom, 2-bath home features approximately 2,000 sq. ft. of living space and a 400 sq. ft. attached garage. The property also includes a 30' x 75' insulated shop with electricity and a concrete floor, providing ample space for equipment, hobbies, or a workshop. An additional 40-foot spray foam-insulated shipping container is equipped with electricity and a mini-split HVAC system, making it ideal for a home office, studio, climate-controlled storage, workshop, or countless other uses. With approximately 660 feet of highway frontage, this property offers excellent access and future potential. Whether you're looking for a hobby farm, hunting retreat, or private country home with exceptional outbuildings, this property is ready to meet your needs, and ready to move-in. Buyer and buyer's agent to verify all measurements, acreage, and information deemed important.

4811 Hwy MM, Mountain Grove

10595 Mill Road, Bucyrus
$319,900
5 Beds ⋅ 2 Baths ⋅ 60328891 MLS
Escape to your own private retreat with this spacious 5-bedroom, 2-bath manufactured home situated on 40 beautiful acres of secluded countryside. Offering the peace and privacy you've been looking for, this property is perfect for outdoor enthusiasts, hunters, hobby farmers, or anyone wanting room to roam.The home features a functional floor plan with plenty of space for family and guests. It is move-in ready, new flooring will be installed in the laundry room and bathroom before closing.Outside, you'll find a 48' x 30' shop with electricity, providing ample space for equipment, vehicles, hobbies, or a workshop. The mostly wooded acreage creates excellent wildlife habitat, making this a hunter's paradise. Multiple hunting blinds are already in place, allowing you to enjoy the property from day one.Whether you're looking for a full-time residence, hunting getaway, or private country escape, this property offers the perfect combination of privacy, recreation, and opportunity. If you've been searching for acreage with a spacious home, a large shop, and excellent hunting, this is one you won't want to miss!

10595 Mill Road, Bucyrus

979 Highway Hh, Willow Springs
$599,900
3 Beds ⋅ 2 Baths ⋅ 60327652 MLS
Executive Hideaway on 46 wooded AcresPaved frontage and less than 10 minutes from Willow Springs with access to US 60/63. This custom built home has a concrete drive that winds its way to the center of the property for a private setting. Split floor plan with the Great Room living area separating the Master from the guest bedrooms. The kitchen has Wild Cherry cabinetry with pull-outs, pop-up mixer stand, Island/Bar and Granite counter tops. Appliances included refrigerator, glass top range/oven, dishwasher and built in microwave. Access to the screened in porch and patio off the dining area. The Master suite is 14x18 plus full bath with his/her vanity, walk-in shower and closet. Large utility/hobby/mud room has storm shelter and connects the attached garage. 2 guest bedrooms and full bath complete the interior. Hickory floors and crown molding throughout the home with ceramic tile in the bathrooms and utility. new shingles and maintenance free vinyl siding. HVAC is propane fired for heat plus Wood Stove insert for the fireplace. RV plug and Generator Ready Home.24x32 shop with concrete floor has 8x32 apron. 8x12 storage building. 12x16 screened in porch with 16x16 patio just outside. 23x45 concrete parking pad adjoining the garage. Concrete sidewalks and 8x18 covered front porch. Established garden spot and landscaping. The 40 acres is a wildlife paradise with a spring branch and separate wet weather creek, persimmons and black berries abound. Scattered mature trees around the home make this a park-like paradise.

979 Highway Hh, Willow Springs

The data relating to real estate for sale on this web page comes in part from the Internet Data Exchange (IDX) of the Southern Missouri Regional MLS, LLC, Inc. Real estate listings held by Brokerage firms other than our company are marked with the IDX logo and detailed information about them includes the name of the listing Brokers. The information being provided is for consumers’ personal, noncommercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. The information being provided is not guaranteed, and all information should be verified by the consumer. Any representation that a web site contains all listings shall only mean that the website contains all listing available to the public through the IDX data feed. There may be other properties offered through a REALTOR® that have not been displayed on this site. © 2026 Southern Missouri Regional MLS, LLC. All rights reserved. Last Updated:


SOMO MLS respects the intellectual property rights of others and expects you to do the same. Per the DMCA, SOMO MLS will respond expeditiously to claims of copyright infringement on the Site if submitted to SOMO MLS's Copyright Agent as described below. Upon receipt of a notice alleging copyright infringement, SOMO MLS will take whatever action it deems appropriate within its sole discretion, including removal of the allegedly infringing materials. If you believe that your intellectual property rights have been violated by SOMO MLS or by a third party who has uploaded materials to the Site, please provide the following information to SOMO MLS's designated Copyright Agent listed below: a. A description of the copyrighted work or other intellectual property that you claim has been infringed; b. A description of where the material that you claim is infringing is located on the Site; c. An address, telephone number, and e-mail address where SOMO MLS can contact you and, if different, an e-mail address where the alleged infringing party, if not SOMO MLS, can contact you; d. A statement that you have a good-faith belief that the use is not authorized by the copyright owner or other intellectual property rights owner, by its agent, or by law; e. A statement by you under penalty of perjury that the information in your notice is accurate and that you are the copyright or intellectual property owner or are authorized to act on the owner's behalf; f. Your electronic or physical signature. SOMO MLS may request additional information before removing any allegedly infringing material. In the event SOMO MLS removes the allegedly infringing materials, SOMO MLS will immediately notify the person responsible for posting such materials that SOMO MLS removed or disabled access to the materials. SOMO MLS may also provide the responsible person with your e-mail address so that the person may respond to your allegations. SOMO MLS reserves the right to terminate, limit or suspend any user's access to the Site in the event of repeated infringing activity. If you believe that a user of this Site is a repeat infringer, please follow the above instructions to contact SOMO MLS's Copyright Agent. Please include sufficient information to assist SOMO MLS in determining that the user repeatedly engaged in infringing activity. SOMO MLS registered a designated agent with the Copyright Office pursuant to 17 U.S.C. 512(c). SOMO MLS's designated Copyright Agent is: Laurie Joecks 1310 Primrose, Springfield, MO 65804, Phone: 417-883-1226, Email: laurie@gsbor.com

How much is your home worth?

Get instant property value now!