Mississippi Hunting Tract between Oxford & Batesville
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.
- Diverse Game – Deer, Boar, Bear, Turkeys & More
- Stream (Deer Creek)
- Three Food Plots
- Gated
- Interior Trail
- Legal Road Frontage
- Priced about 15% Below Market
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 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. 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!
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 Map Legend, then Overlays.
- ADDRESS (street # estimated – use GPS for navigation): 4495 Rutherford Rd, Batesville, MS 38606
- SIZE: 106.6 acres (104 + 2.6 acres)
- GPS COORDINATES: 34.279777, -89.759768
- PARCEL #: 1164-1900000-0001202 (104 acres) + 1169-3000000-0000104 (2.6 acres)
- ABRIDGED LEGAL DESCRIPTION: Pt Se 1/4 + Pt N 1/2 Ne 1/4
- FULL LEGAL DESCRIPTION: view here
- PLAT MAP/SURVEY: none (get County’s boundary/KML file here – opens 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 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 (see map here)
- 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 (1-800-368-3749)
- 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: $319.22 in 2024 ($313.03 + $6.19)
- HOA: none
- DEED RESTRICTIONS: none
- RESTRICTIONS/ZONING: A – Agricultural
- manufactured homes
- mobile home parks
- all forms of agriculture
- hunting clubs
- kennels, stables
- see full code here
- SCHOOL DISTRICTS: Batesville (Elementary) – Batesville (Middle School) – South Panola (High School)
- NEAREST CITIES: Batesville (W), Oxford (E) < Memphis, TN
- NEAREST AIRPORTS: Panola County (18 mins), Memphis International (1 hr 11 mins)
- COUNTY GOVERNMENT:
- Assessor (662) 563-6270
- Treasurer (662) 563-6215
- Clerk/Recorder (662) 563-6205
- Planning & Zoning (662) 563-6313
- County GIS
Call our agent to get the tour! Molly Hawkins of Landhawk Realty LLC, 662-609-8455, mollymhawkins@gmail.com.
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: 34.279777, -89.759768
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.
NEARBY – Sandstone Nature and Fitness Trails (17 mins), Arty R. Tapp Overlook (17 mins), Batesville Mounds (18 mins), Enid Lake (19 mins), Walter Trussell Park (20 mins), South Campus Rail Trail (21 mins), Lamar Park (24 mins), Wallace Creek Campground (30 mins), and more!
BATESVILLE (18 mins, Walmart & nearest city)
- RETAIL – Walmart, Dollar General, Family Dollar, Dollar Tree, Piggly Wiggly, Kroger, Save a Lot, and more!
- RESTAURANTS – McDonalds, Burger King, Subway, Taco Bell, Wendy’s, Popeyes, Sonic Drive-in, Arbys, and more!
- MEDICAL SERVICES? Yes, AllCare Family Medical Clinic, Progressive Health of Batesville, Batesville Medical Clinic, and more.
- RECREATIONAL – Sandstone Nature and Fitness Trails, Arty R. Tapp Overlook, Batesville Mounds, Enid Lake, Walter Trussell Park, South Campus Rail Trail, Lamar Park, Wallace Creek Campground, and more!
OXFORD (26 mins, home of the Ole Miss Rebels)
MEMPHIS (1 hr 10 mins, nearest major city)
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!
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! 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 come from Rural 1st, E-Construction Loans, FBN Finance, or First South Farm Credit and their details are below:
First South Farm Credit is an excellent local source for a land loan. They provide land loans for 15% down and up to a 30 year term at 8% interest. Call them at (662) 234-5015, or visit them directly at their nearest office: 914 Van Buren Ave, Oxford, MS 38655.
Rural 1st is America’s leading land lender for rural properties and they require as little as 15% down on a 10 or 15-year fixed land loan, with no PMI, and they prefer a credit score of 720 or better. Please contact Michael Wirth by phone or email at (502) 553-8152 or michael.wirth@rural1st.com. 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.
FBN Finance is one of the country’s largest land lenders. The property needs to be (1) zoned agricultural or (2) contain harvestable timber, so this property qualifies.
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.