CARROLL COUNTY, MS | 14.06 acres Creekside! No Restrictions | Sportsman’s Paradise! For Sale

Own This Property for $14k Down + $921/month – No Bank, No Credit Check!

Mississippi Land for Sale near Black Hawk

Own your own piece of peaceful Mississippi countryside with 414 feet of Abiaca Creek frontage, a high and buildable homesite, and 14.06 acres of unrestricted land — all at a price well below market. Whether you’re looking for a private country homesite, hunting property, recreational retreat, or long-term investment, this property offers an outstanding combination of features.

• 414 feet of Creek Frontage (Abiaca Creek)
• No Restrictions!
• Very Buildable Homesite Area: High, Flat, Cleared, and Floodplain-free
• Short, Legal Access Path to Road
• Perfect Hunting & Recreational Grounds – Sportsman’s Paradise
• Priced Well Below Market
• Owner Financing Available: $14k down, $921/month – No Bank, No Credit Check

The property features approximately 414 feet of frontage along Abiaca Creek, giving you the opportunity to enjoy the sights and sounds of a natural creek right on your own land. And unlike many creekside properties, there is a high, flat, cleared, floodplain-free homesite area, providing an excellent location for a future home, cabin, or weekend retreat. The property is vacant and unrestricted, with no HOA, no deed restrictions, and no zoning, giving you substantially more flexibility in how you use the land.

Access is provided by a short, legal 115-foot access path to the road, giving the property a practical connection to the public road network. Electricity is also conveniently nearby, with the property located only about 93 feet from a power pole — potentially making utility access considerably easier than on many remote rural properties.

Beyond the homesite, the property offers an attractive mix of wooded stretches and multiple cleared fields, creating excellent habitat and opportunities for hunting, recreation, hiking, camping, ATV riding, or simply enjoying the outdoors. The combination of open fields, woods, and creek frontage gives the property a diverse landscape that can be enjoyed in countless ways. Imagine having your own private retreat where you can spend weekends hunting and exploring, build a cabin overlooking the creek, or simply escape the noise and congestion of everyday life.

Despite its peaceful rural setting, the property is still within a reasonable drive of everyday necessities:

• 19 minutes to Black Hawk and groceries at Dollar General
• 30 minutes to Greenwood, including Walmart and a much broader selection of shopping, dining, and services
• 1 hr 20 minutes to Jackson

At 14.06 acres, with creek frontage, a buildable homesite, nearby power, legal access, and no restrictive covenants, this property offers a lot of land and potential for the money. It’s also being offered well below market, making it an especially attractive opportunity for someone looking to acquire affordable Mississippi acreage. Owner financing is available, providing another potential path to ownership without relying solely on traditional bank financing.

Whether you’re searching for a country homesite, hunting property, weekend getaway, recreational retreat, or investment, this property checks a remarkable number of boxes. Bring your plans and your imagination — this is affordable creekside acreage with the freedom and potential to make it your own. Grab it today at an unbeatable Acretown price!

Call or text Scott directly at 314.639.9777 or email info@acretown.com if you have any questions or would like to make an offer.

Si habla español, por favor pida por Andy en nuestro equipo y él estará encantado de ayudarle.

We’ve posted a lot of info below – including critical instructions for visiting the property – so please keep reading!

Best Deal in the Market – Check Zillow or Redfin and You’ll Agree!

After opening this map, you may see even more information about the area by clicking on the Layers & Basemaps button at top right.

• CASH PRICE: $59,900
• OWNER FINANCED DEAL: $14k down, $921/month – no bank, no credit check (see full details in FINANCING section below)
• ADDRESS (street # estimated – use GPS for navigation): County Rd 380, Cruger, MS 38924
• SIZE: 14.06 acres
• GPS COORDINATES: 33.361870, -90.107536
• PARCEL #: 147-05-0006006
• ABRIDGED LEGAL DESCRIPTION: Pt W 1/2 Se 1/4
• FULL LEGAL DESCRIPTION: view here
• PLAT MAP/SURVEY: view here (get County’s boundary/KML file here – open in Google Earth)
• TITLE: General Warranty deed (clean – no back taxes, no liens)
• MINERAL RIGHTS: any mineral rights we own will convey to buyer (we have no knowledge of severance of mineral rights by a previous owner)
• DIMENSIONS (approximate): starting at NW corner, 414′ E x 1478′ S x 414′ W x 1478′ N to POB
• FLOODPLAIN: approximately 4.67 acres (view 3D map here)
• WETLANDS: along creek channel and two other narrow channels in back half of property (view map here)
• ELEVATION: 222 feet
• TERRAIN: flat to gently rolling
• CONDITION: undeveloped, partially cleared, partially wooded
• ACCESS: via 115 foot easement to CR 380, a public dirt road (view map here)
• POWER: approximately 93 feet from SW corner of property (view map here)
• WATER: well would need to be installed
• WASTEWATER: septic system would need to be installed
  • The built-in savings you receive on all Acretown properties frees up extra money to install a variety of conventional and more modern, non-conventional septic systems, like mound systems, pressurized dosing, plastic chamber leach fields, aerobic treatment, etc. (which have become popular solutions in rare cases of non-satisfactory perc tests).
• TAXES: $107.57 in 2025
• HOA: none
• DEED RESTRICTIONS: none
• ZONING: no zoning, NO RESTRICTIONS – do what you want with your land!
  • homes and accompanying outbuildings such as garages, workshops, barns are all OK
    • no size/height restriction on homes/structures on the lot
    • no setback requirements
    • no time limit to build – leave the lot as-is for as long as you want or need
  • RVs, campers, mobile homes, cabins, tiny homes are all OK
  • animals, livestock, etc OK
  • no HOA or CC+R’s
  • or, simply leave it as-is and enjoy being surrounded by nature!
• SCHOOL DISTRICTS: Tchula (Elementary) – Holmes County (Middle School) – Holmes County Central (High School)
• NEAREST CITIES: Black Hawk < Greenwood < Jackson
• NEAREST AIRPORTS: Greenwood-Leflore Airport (30 mins), Mid-Delta Regional Airport (1 hr 10 mins), Jackson-Medgar Wiley Evers International Airport (1 hr 25 mins)
• COUNTY GOVERNMENT:
  • Assessor (662) 237-9217
  • Treasurer (662) 237-9217
  • Recorder (662) 237-9274
  • Clerk (662) 237-9274
  • County GIS

READY TO TAKE THE NEXT STEP?

Reserve this property for 24 hours while you review the agreement.

$499 REFUNDABLE – APPLIED TO PURCHASE – NO OBLIGATION

coming soon . . .

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

• Owner Financed Price = $65,900
• Down Payment = $14,000
• Monthly Payment = $920.93
• Term = 7 years (84 months)
• Interest Rate = 10.9%
• No Pre-Payoff Penalty!
• No Bank, No Credit Check!

We have a two-week waiting period after the posting of our original MLS listing before we open up the owner-financing option. Also, if you would like to make a larger down payment in exchange for a slightly lower interest rate and/or fewer payments, we can certainly accomodate that, so just let us know! Or you don’t have the full payment now but expect to have it within the next 60 days? We may be able to custom design an installment plan that works for you, so just reach out to us and ask. If you’d like to buy this property via owner financing, call or text Scott directly at 314.639.9777 or email him at info@acretown.com and we’ll get you set up!

OUTSIDE FINANCING: Your best deal for third-party financing will probably come from Southern AgCredit, E-Construction Loans, or FBN Finance and their details are below:

Southern AgCredit is one of the best local land lenders in the area, and they require as little as 20% down up to a 30-year term, with interest rates as low as 8%, with no pre-payoff penalties. You can contact them by phone at (662) 455-2545 or visit them in person at the following address: 2217 Highway 82 West, Greenwood, MS 38930. They serve all of Mississippi.

E-Construction Loans, Tim Jarvis, timjarvis@sbcglobal.net, (408) 238-4606: Tim is a land lender and offers loans at 10% down, 25-year amortization and a balloon payment in 10 years. Please contact him for all the details. They do serve Mississippi.

FBN Finance is one of the country’s largest land lenders. The property needs to be (1) zoned agricultural or (2) contain harvestable timber. It also needs to be a minimum of 5 acres and require a minimum of $75k financing (after the down payment). Asking price should be $110k or more.

Located in the heart of the Mississippi Delta region, this property offers direct access to outstanding outdoors and wildlife opportunities. Nature enthusiasts can explore Hillside National Wildlife Refuge, situated about twenty-five minutes away, which features over fifteen thousand acres of bottomland hardwoods perfect for seasonal waterfowl hunting and wildlife viewing. Fishermen and kayakers frequently head to Bee Lake, roughly twenty minutes south, a scenic oxbow lake known as a prime location for crappie and largemouth bass fishing. Additionally, Holmes County State Park sits just thirty-five minutes east, offering peaceful wooded trails around two freshwater lakes for camping and quiet weekend hikes. For basic daily groceries, the neighboring town of Black Hawk is about 19 minutes away, while a full selection of shopping and a Walmart can be found 30 minutes north in Greenwood. The vibrant cultural hub and capital city of Jackson serves as the nearest major city, located approximately one hour and twenty minutes south.

NEARBY – Hillside National Wildlife Refuge (25 mins), Morgan Brake National Wildlife Refuge (15 mins), Mathews Brake National Wildlife Refuge (15 mins), Bee Lake (20 mins), Holmes County State Park (35 mins), Museum of the Mississippi Delta (30 mins), Fort Pemberton Memorial Park (30 mins), Tallahatchie National Wildlife Refuge (45 mins), Panther Swamp National Wildlife Refuge (45 mins), Leroy Percy State Park (55 mins), and more!

BLACK HAWK (19 mins), nearest grocery store – Dollar General

GREENWOOD (30 mins), nearest city with Walmart

• RETAIL – Walmart Supercenter, Kroger, Save-A-Lot, Dollar General, Family Dollar, Dollar Tree, and more!
• RESTAURANTS – McDonald’s, Wendy’s, Taco Bell, Sonic Drive-In, The Crystal Grill, Giardina’s Restaurant, and more!
• MEDICAL SERVICES? Yes, Greenwood Leflore Hospital, Express Care Clinic, Walgreens, CVS, and more.
• RECREATIONAL – Museum of the Mississippi Delta, Fort Pemberton Memorial Park, Whittington Park, Tallahatchie River Water Trail, and more!

JACKSON (1 hr 20 mins), nearest major city

• RETAIL – Kroger, Target, Whole Foods Market, Highland Village Shopping Center, Outlets of Mississippi, and more!
• RESTAURANTS – Chick-fil-A, Raising Cane’s, Bravo! Italian Restaurant, Char Restaurant, Manship Wood Fired Kitchen, and more!
• MEDICAL SERVICES? Yes, University of Mississippi Medical Center, Baptist Medical Center, St. Dominic Hospital, Walgreens, and more.
• RECREATIONAL – Mississippi Museum of Natural Science, LeFleur’s Bluff State Park, Mississippi Civil Rights Museum, Jackson Zoo, and more!

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. In case you lose cell phone service, it may be helpful to print off as many helpful documents as you can before you head out there.

DRIVING DIRECTIONS: Click HERE to open the destination in Google Maps, and simply enter your starting point to get step-by-step directions.

• From this link, you can press “Directions” (on the left), enter your starting point, and Google Maps will provide you with step-by-step directions.
• You can also click “Send to Phone” if you’re viewing this on your computer
• And “Save” to download the directions so they’ll still work if you lose cell service.

If for some reason you’re having trouble with that link, you can navigate to GPS coordinates: 33.361870, -90.107536

WALKING THE PROPERTY LINES WITH YOUR PHONE: Before visiting the property, we highly recommend installing the Google Earth app and enabling Precise Location. Then:

1. Tap here to open the property boundary map. The Google Earth app should open automatically.
2. Tap Table of contents at the bottom of the screen.
3. Select the property name. Google Earth will take you directly to the property and display its boundary lines.
4. Tap the My Location arrow to see your live position as you walk the property.

The blue dot represents your current location relative to the property lines. We strongly recommend opening and testing the map BEFORE visiting the property.

IMPORTANT: Property boundary maps and phone locations are approximate and should not be treated as a legal survey. Please contact us if you have any questions.

Call or text Scott directly at 314.639.9777 or email at info@acretown.com 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. We do offer 2.5% commission to buyer agents.

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 buyer’s 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 useage for the property. We are happy to help however we can.

Hundreds of buyers have successfully purchased land from Acretown. This simple reservation just holds the property while you review the agreement.

$499 REFUNDABLE – APPLIED TO PURCHASE – NO OBLIGATION