Mississippi Land for Sale near Tupelo
Owner Financing Available! (see details below)
You’re limited only by your own imagination when you start building on this unrestricted land just 15 minutes from Pontotoc, and your project has been jumpstarted with a driveway and shed already in place!
- No Restrictions!
- Very Buildable: Cleared, Flat, No Floodplain or Wetlands
- Driveway
- Shed
- Power & Water
- Paved Road Frontage – Fresh Blacktop
- Surveyed
- Priced Well Below Market
This 4.44 acre Mississippi gem near Tupelo offers the perfect blend of peace, privacy, and potential, with no restrictions to limit your vision. The land is flat, cleared, and outside any floodplain or wetlands, with a graded driveway and shed already in place, making it highly buildable for residential or recreational use. You’ll enjoy 218 feet of paved public road frontage on Cane Creek Road, plus available power and water connections, while a septic system can easily be installed. Professionally surveyed and priced well below market, the property boasts cheap taxes, abundant deer and wildlife, and a safe, welcoming neighborhood just minutes from Pontotoc. With Trace State Park, Tanglefoot Trail, Ingomar Mounds, and countless lakes and state parks nearby, outdoor adventures are never far away. Whether you dream of a home, cabin, mobile home, RV setup, or simply keeping it as your own nature retreat, this property delivers freedom, convenience, and natural beauty in one unbeatable package. 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 Map Legend, then Overlays.
- ADDRESS (street # estimated – use GPS for navigation): 2625 Cane Creek Rd, Thaxton, MS, 38871
- SIZE: 4.44 acres
- GPS COORDINATES: 34.313842, -89.137625
- PARCEL #: 063-07-000-010.12
- ABRIDGED LEGAL DESCRIPTION: 4.44 Ac Sw1/4 20161969 4/13/16 Lot 12 Cane Creek Farms 20180071 1/14/18 20190802 2/27/19 662 316 5157
- FULL LEGAL DESCRIPTION: view here
- PLAT MAP/SURVEY: view here (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 NE corner, 218′ SE (along road) x 1205′ W x 170′ N x 1069′ E to POB
- FLOODPLAIN: none
- WETLANDS: none
- ELEVATION: 374 feet
- TERRAIN: generally flat
- CONDITION: undeveloped, cleared, graded driveway
- ACCESS: 218 feet of direct frontage on Cane Creek Rd, a paved public road
- POWER: available thru North East Mississippi Electric Power Association (https://www.nemepa.org, 662-234-6331)
- WATER: available thru Toccopola Water Association (662-296-9528)
- 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: $302.15 in 2024
- HOA: none
- DEED RESTRICTIONS: none
- RESTRICTIONS/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: North Pontotoc (Elementary) – North Pontotoc (Middle School) – North Pontotoc (High School)
- NEAREST CITIES: Pontotoc < Tupelo < Memphis, TN
- NEAREST AIRPORTS: Tupelo Regional (30 mins), Memphis International (1 hr 48 mins)
- COUNTY GOVERNMENT:
- Assessor (662) 489-3903
- Treasurer (662) 489-3904
- Recorder (662) 489-3900
- Clerk (662) 489-3908
- County GIS
coming soon . . .
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: 34.313842, -89.137625
WALKING THE PROPERTY LINES w/YOUR PHONE: We highly recommend downloading Google Earth to your phone if you don’t already have it. Then . . .
- Download the property boundary file (called a KML or KMZ file) here. You may be prompted to click “download” one more time, so do that . . . OR you may be prompted to immediately open the file with Google Earth and, in that case, do that and ignore the remaining steps. Otherwise . . .
- Open Google Earth
- Go to the main menu (the three horizontal lines at the top left of the screen), then Projects > Open > Import KML file > select the KML file you just downloaded (it should show up on that screen).
Now you should be able to see the property lines on the map, and the green dot represents where you’re currently standing. This is a very important tool to learn BEFORE you head out there. Please call us if you have any questions about it.
This charming property is conveniently positioned near some of North Mississippi’s best recreational attractions. Trace State Park offers extensive multi-use trails, ideal for hiking, biking, horseback riding, and fishing on its picturesque lake. Nearby, Tanglefoot Trail Plaza features a 43-mile paved trail beloved by cyclists, walkers, and joggers seeking a leisurely outdoor adventure through charming rural landscapes. There’s nothing quite like a college football Saturday in Oxford (just about 30 mins down US 278) to watch Ole Miss compete for an SEC championship. For history buffs, the ancient Ingomar Mounds provide an intriguing glimpse into Mississippi’s prehistoric cultures. You’ll have access to a Walmart and lots of delicious dining options in Pontotoc just 15 minutes down the street, while major retail shopping, including Sam’s Club, Home Depot, and many other big box stores, is available in Tupelo about 20 minutes farther east. For big city action and world class live music, the vibrant city of Memphis serves as the nearest major urban hub to the northwest.
NEARBY – Pontotoc City Park (14 mins), Ingomar Mounds (15 mins), Pontotoc Lake (15 mins), Trace State Park (25 mins), Tanglefoot Trail Plaza (27 mins), Park Along The River New Albany (27 mins), Puskus Lake (33 mins), Tombigbee Lake State Park (38 mins), Wall Doxey State Park (55 mins), and more!
PONTOTOC (15 mins, nearest city & Walmart)
- RETAIL – Walmart, Piggly Wiggly, Price Cutter, Dollar General, Family Dollar, and more!
- RESTAURANTS – Mcdonalds, Wendy’s, Sonic Drive-in, Burger King, Hardee’s, Subway, KFC, Taco Bell, and more.
- MEDICAL SERVICES? Yes, Park Medical Clinic, North Mississippi Medical Center, Pontotoc Medical Clinic, RedMed Urgent Clinic of Pontotoc, and more.
- RECREATIONAL – Tanglefoot Trail, Trace State Park, Howard Stafford Park, Ballard Park, Elvis Presley Birthplace & Museum, Tombigbee State Park, Natchez Trace Parkway, and more!
TUPELO (34 mins, nearest major city, birthplace of Elvis Presley)
MEMPHIS, TN (1 hr 39 mins, nearest major metro)
OWNER FINANCING: We do offer owner financing under the following terms:
- Owner Financed Price = $58,800
- Down Payment = $12,000
- Monthly Payment = $923.40
- Term = 6 years (72 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 First South Farm Credit, Rural 1st, or E-Construction Loans 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) 842-2454, or visit them directly at their nearest office: 1626 N. Veterans Memorial Blvd. Suite C, Tupelo, MS 38804.
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.
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.