Own This Property for $33k Down + $895/month – No Bank, No Credit Check!
Mississippi Land for Sale near Tupelo
Looking for an affordable place to build in Northeast Mississippi? This 1.0-acre residential lot in Nettleton gives you the freedom to build without the restrictions of an HOA or zoning — plus power and water are available along the road!
- No Restrictions!
- Power & Water Available
- Very Buildable: No Floodplain or Wetlands
- Flat and Partially Cleared
- Paved Road Frontage
- New Survey
- Only 20 mins from Tupelo
- Lowest-Priced 1+ acre Lot in the Area!
- Owner Financing Available: $33k down, $895/month – No Bank, No Credit Check
With a flat, partially cleared homesite, no floodplain or wetlands, and an incredible 418 feet of combined paved road frontage, this property offers an easy-to-use homesite at a price that’s well below market. One of the biggest advantages of this property is the complete lack of restrictions. There is no zoning, no HOA, and no deed restrictions, giving you significantly more flexibility in deciding how to use the property. Whether you’re looking to build a traditional site-built home, establish a private country homesite, or simply want land where you’re not boxed in by layers of neighborhood regulations, this property offers the freedom you’re looking for.
The land is flat and partially cleared, providing an excellent starting point for your future homesite. Better yet, the property is outside of floodplain and wetlands, eliminating two common obstacles that can make vacant land more difficult and expensive to develop. Power and water are available along the road frontage, providing convenient access to essential utilities. And with a new survey already completed, you’ll have a clear understanding of the property’s boundaries as you plan your purchase and future development.
This property has an especially attractive configuration with paved frontage on two roads and the two-road frontage provides excellent accessibility and gives you additional flexibility when deciding where to position your driveway, home, and other improvements.
Despite offering a spacious 1-acre homesite, you’re never far from everyday necessities. You’re just 4 minutes from Nettleton, where you can quickly reach local groceries and essentials including Dollar General and Piggly Wiggly. Need more shopping and services? Walmart in Armory is approximately 14 minutes away, while Tupelo is only about 20 minutes away. Tupelo — famously known as the birthplace of Elvis Presley — provides an even greater selection of shopping, restaurants, entertainment, healthcare, and other amenities. It’s a convenient location for enjoying a quieter residential setting without being far from town.
It’s hard to find an acre of buildable residential land with no zoning, no HOA, no deed restrictions, utilities along the road, paved frontage on two roads, and a convenient Northeast Mississippi location — especially at a price well below market. If you’ve been searching for an affordable piece of Mississippi land where you can build on your own terms, this Nettleton property deserves a serious look. 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: $29,900
- OWNER FINANCED DEAL: $33k down, $895/month – no bank, no credit check (see full details in FINANCING section below)
- ADDRESS (street # estimated – use GPS for navigation): 30098 Metts Rd, Nettleton, MS 38858
- SIZE: 1.00 acres
- GPS COORDINATES: 34.074220, -88.596226
- PARCEL #: part of 0830-06-000-002.00
- ABRIDGED LEGAL DESCRIPTION: 1 acre out of NE/4 NE/4 Sec 6, T12S, R7E, Monroe County, Mississippi (see survey)
- 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): 209′ x 209′
- FLOODPLAIN: none
- WETLANDS: none
- ELEVATION: 244 feet
- TERRAIN: generally flat
- CONDITION: partially cleared, partially wooded, on-site pavilion
- ACCESS: 209 feet of direct frontage on Metts Road, a paved public road + 209 feet of direct frontage on Butler Road, a paved public road
- POWER: available along road frontage
- WATER: available along road frontage
- 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: $362.85 estimated (based on $1,342.56 billed for the 3.7 acre parent tract in 2025, or $362.85 per acre)
- 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!
- homes and accompanying outbuildings such as garages, workshops, barns are all OK
- SCHOOL DISTRICTS: Nettleton School District: Nettleton (Elementary) – Nettleton (Middle School) – Nettleton (High School)
- NEAREST CITIES: Amory < Tupelo < Memphis
- NEAREST AIRPORTS: Tupelo Regional Airport (32 mins), Golden Triangle Regional Airport (50 mins), Memphis International Airport (1 hr 50 mins)
- COUNTY GOVERNMENT:
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 = $33,300
- Down Payment = $7,000
- Monthly Payment = $894.78
- Term = 3 years (36 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 First South Farm Credit, E-Construction Loans, or FBN Finance and their details are below:
First South Farm Credit is one of the best local land lenders in the area, and they require as little as 15% down and up to a 30 year term at 8% interest. Call them at (662) 842-2454, or visit them directly at their nearest office: 1094 Commonwealth Blvd, Tupelo, MS 38804. They do serve 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.
Located in the scenic countryside of northeast Mississippi, this property offers peaceful rural living with convenient access to outstanding outdoor recreation and everyday necessities. Outdoor enthusiasts can explore Tombigbee State Park, located just 25 minutes away and featuring a 230-acre freshwater lake ideal for bass fishing, kayaking, and miles of shaded hiking trails. Scenic nature walks and historic exploration await along the iconic Natchez Trace Parkway, roughly 30 minutes away, while Trace State Park offers 565 acres of water for boating and over 35 miles of trails for mountain biking just 42 minutes from your doorstep. For daily grocery runs, downtown Nettleton is only 4 minutes away with local food markets, while comprehensive shopping is available at the Walmart in nearby Amory, reachable in 14 minutes. For the full range of shopping, entertainment, dining, and an international airport, the major metropolitan center of Memphis, Tennessee awaits less than two hours away.
NEARBY – Amory Regional Museum (15 mins), Frisco Park (14 mins), Tombigbee State Park (25 mins), Elvis Presley Birthplace and Park (28 mins), Tupelo Buffalo Park and Zoo (30 mins), Natchez Trace Parkway Visitor Center (32 mins), Oren Dunn City Museum (31 mins), Trace State Park (42 mins), Tanglefoot Trail (45 mins), Bay Springs Lake (52 mins), and more!
NETTLETON (4 mins), nearest grocery store
- RETAIL – Piggly Wiggly, DG Market, Dollar General
- RESTAURANTS – Sonic Drive-In, Hometown Pizza, El Toro Bravo, Ray Ray’s Bliss, L’s Kitchen
- RECREATIONAL – BT Fitness, Roy Black Park
AMORY (14 mins), nearest city with Walmart
- RETAIL – Walmart, Piggly Wiggly, Food Giant, Dollar General, Dollar Tree, and more!
- RESTAURANTS – McDonald’s, Wendy’s, Sonic Drive-In, Taco Bell, Hardee’s, and more!
- MEDICAL SERVICES? Yes, Gilmore Memorial Hospital, Amory Urgent Care, Walgreens, and more.
- RECREATIONAL – Frisco Park, Amory Regional Museum, Monroe County Golf Course, River Park, McAlpine Park, and more!
MEMPHIS (1 hr 55 mins), nearest major city
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: 34.074220, -88.596226
WALKING THE PROPERTY LINES WITH YOUR PHONE: Before visiting the property, we highly recommend installing the Google Earth app and enabling Precise Location. Then:
- Tap here to open the property boundary map. The Google Earth app should open automatically.
- Tap Table of contents at the bottom of the screen.
- Select the property name. Google Earth will take you directly to the property and display its boundary lines.
- 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