106 Acres in Panola County, MS

Farm Description

Owner Financing Available. (see details below)

Deer, bears, turkeys, oh my. This gated, bountiful hunting and recreation property features three food plots, a stream, and an interior trail that connects it all.

Property Overview:

Address: 4495 Rutherford Rd

Size: 106.6 Acres

Price: $359,900

Key Features:

Diverse Game - Deer, Boar, Bear, Turkeys & More

Stream (Deer Creek)

Three Food Plots

Gated

Interior Trail

Legal Road Frontage

Priced about 15% Below Market

PROPERTY: If you've been searching for the ultimate hunting and recreational retreat, look no further. This 106-Acre hunting tract located just a short drive from Oxford, Mississippi, is a rare opportunity you don't want to miss. Key Features: Diverse Game Population - Hunt year-round with an abundant mix of whitetail deer, wild boar, black bear, turkeys, and other native wildlife. Multiple Water Sources - Several flowing streams provide vital water access for game and add natural beauty to the land. Three Established Food Plots - Strategically placed open food plots attract wildlife and provide ideal hunting setups. Secure & Accessible - Gated entrance ensures privacy and security, while an interior driveway allows easy access throughout the property. Road Frontage - Legal, deeded road frontage provides convenient and reliable access year-round. Unmatched Seclusion - Enjoy peaceful, uninterrupted hunting and outdoor recreation in a truly private setting. Whether you're a seasoned hunter, investor, or outdoor enthusiast, this tract offers the perfect blend of natural habitat, accessibility, and seclusion-and get it all at an unbeatable Acretown price. Contact our agent today to schedule a private tour or learn more.

Call, text, or email Scott if you have any questions or would like to make an offer. If you're a Spanish speaker, please ask for Andy on our team and he'll be glad to help you. We've posted a lot of info below - including critical instructions for visiting the property - so please keep reading.

Property Description:

Address: 4495 Rutherford Rd

Size: 106.6 Acres

GPS Coordinates: 34.279777, -89.759768

Full Legal Description: Available upon request

Plat Map/Survey: Available upon request

Title: General Warranty deed (clean - no back taxes, no liens)

Dimensions: starting at SW corner, 297' SE (along road) x 1326' NE x 2263' N x 2604' W x 392' S x 2025' SE x 1031' SW to Pob

Floodplain: none

Wetlands: 20' wide channel running approximately 2260' through the near-middle of the property + 20' wide channel tracing Deer Creek, which cuts through the NW corner of the property

Elevation: 489 feet

Terrain: gently rolling

Condition: gated, partially cleared with multiple food plots, interior trail network, mostly wooded

Access: 297 feet of direct frontage on Rutherford Rd, a public gravel road

Power: available along the road frontage via Entergy

Water: well would need to be installed

Wastewater: septic system would need to be installed

Taxes: $319.22 in 2024 ($313.03 + $6.19)

Hoa: none

DEED Restrictions: none

ZONING: A - Agricultural

manufactured homes

mobile home parks

all forms of agriculture

hunting clubs

kennels, stables

Inquire for Full Restrictions

School District: Batesville, Batesville, South Panola

NEAREST Cities: Batesville, Oxford, Memphis, Tn

Nearest Airports: Panola County (18 mins), Memphis International (1 hr 11 mins)

Visiting the Property

You can go view the property at your convenience - owner does not need to accompany. Please call/text us to let us know you're heading out, so we can (1) confirm its availability (our land does sell fast), and (2) ensure we have our phone on us in case you need help or have any questions. We'd appreciate a couple hours notice if possible.

Driving Directions: Simply enter your starting point to get step-by-step directions.

You can navigate to the following GPS Coordinates: 34.279777, -89.759768

Local Attractions

The area offers a variety of recreational spots perfect for enjoying the outdoors and exploring local history. At Sandstone Nature and Fitness Trails, outdoor enthusiasts can enjoy scenic trails ideal for hiking, jogging, and biking, surrounded by lush greenery and native wildlife. Arty R. Tapp Overlook provides panoramic views of the beautiful landscape, making it an excellent spot for photography or simply taking in a peaceful sunset. Nearby, Enid Lake is a favorite for boating, fishing, and watersports, known especially for bass and crappie fishing. For everyday needs, the town of Batesville less than 20 minutes west offers several grocery options, including Kroger and Piggly Wiggly. Batesville is also home to Walmart, making it convenient for larger shopping trips. Less than 30 minutes in the other direction (east) lies one of the most beautiful college campuses in the country inside Oxford, Mississippi - home of the SEC powerhouse Ole Miss Rebels. For a full range of shopping, dining, and entertainment, the iconic southern city of Memphis, Tennessee awaits just over an hour to the north.

OWNER Financing: We do offer owner financing under the following terms:

Owner Financed Price $395,500

Down Payment $79,000

Monthly Payment $4376.89

Term 10 years (120 months)

Interest Rate 10.9%

No Pre-Payoff Penalty.

Call, text, or email Scott if you'd like to discuss an offer. If you're a Spanish speaker, please ask for Andy on our team and he'll be glad to help you.

For Sale by Owner: We are investors, and are selling this lot For-Sale-By-Owner. You do not need to submit your offer through a real estate agent, and in our experience we close transactions more quickly and easily by having our dedicated transaction coordinator work directly with the Title Company and Buyers. We will also both save money on commission/fees by cutting out agents as the middle men. However, if you feel strongly about working with a Realtor, then you're welcome to have them contact us on your behalf.

Why Are You Selling It So Cheap? We are often asked why we price our properties at below market value, and the answer is really simple: because we can, and that's our core business model. We are investors who purchase properties at a large volume and deeply liquidated rates, and by passing this discount on to our buyers, we can sell land quickly…and more of it. In fact, our average property only lasts 2-3 weeks on the market (vs. industry average of about 6 months).

Disclaimer: We attempt to provide detailed, accurate and up-to-date information in our listings, in order to help our buyers to the best of our ability. However, it ultimately remains the buyers responsibility to perform their own due diligence and double check any details that are of significant importance to you including acreage, utilities, buildability, and approved/allowable usage for the property. We are happy to help however we can.