Mississippi Land for Sale near Barnett Reservoir
Owner Financing Available! (see details below)
Within 10 minutes of Barnett Reservoir, this HOA-free lot is wonderfully enveloped by tall trees to deliver all the peace, privacy, and natural serenity you’ve been searching for.
- No HOA!
- Approved Perc Test
- Cleared Homesite & Driveway
- Very Buildable: Flat, No Floodplain or Wetlands
- Within 10 mins of Barnett Reservoir Boat Ramp
- Within 30 mins of downtown Jackson
- Excellent Schools (ranked 8/10 by Greatschools.org)
- Fresh Survey
- Priced Well Below Market
PROPERTY: Discover your own private sanctuary on this spectacular 3.12-acre retreat, perfectly positioned just minutes from the shimmering waters of the renowned Barnett Reservoir. Imagine arriving through your own secluded driveway to a beautifully cleared homesite, gracefully encircled by majestic, towering trees that promise peace, privacy, and a profound connection with nature. With nearly 400 feet of direct frontage along a tranquil, legally-accessible road, this property combines convenience with ultimate seclusion. Build confidently on this fully surveyed land, featuring flat terrain, absolutely no floodplain or wetlands, and no deed restrictions or HOA—modular homes and livestock welcome per the flexible RE-1 residential zoning—allowing you to create your perfect residential or recreational haven. Enjoy remarkably affordable taxes, abundant deer and wildlife, exceptional nearby schools, and endless outdoor adventures just moments away at Cypress Swamp, LeFleur’s Bluff State Park, and the Barnett Reservoir boat ramp. For big city shopping, dining, and events, Jackson is less than a half away too. Power is conveniently accessible nearby, and with a successful perc test already completed, your dream home is ready to become reality. This is more than just land—it’s an invitation to experience life exactly as you’ve envisioned it.
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): 290 Mt Helm Rd, Brandon, MS 39047
- SIZE: 3.12 acres
- GPS COORDINATES: 32.409549, -89.941991
- PARCEL #: J13-000072-00024
- ABRIDGED LEGAL DESCRIPTION: Lot 399.4 X 304.3 X 398.35 X 340.3 Appro 3.1 Ac Sw4 Ne4
- 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 NW corner, 340′ E x 399′ S x 340′ W x 398′ N (along road) to POB
- FLOODPLAIN: none
- WETLANDS: none
- ELEVATION: 349 feet
- TERRAIN: generally flat
- CONDITION: undeveloped, cleared in center, mostly wooded
- ACCESS: 398 feet of direct frontage on a legal road easement (currently dirt) that connects to Mt. Helm Road
- POWER: nearest power pole is roughly 150 feet away
- WATER: well would be necessary (nearest public water line is along Mt. Helm Rd)
- WASTEWATER: needs septic system; has tested SUITABLE for conventional leach field (view perc test here)
- TAXES: $290.47 in 2024
- HOA: none
- DEED RESTRICTIONS: none
- RESTRICTIONS/ZONING: RE-1 Residential Estate District
- modular homes with permanent foundation OK (built in sections)
- manufactured homes (built on chassis and delivered) only permitted in emergency for up to 1 year
- livestock OK
- setbacks: 30′ from front, 10′ from side, 25′ from rear
- view full code here
- SCHOOL DISTRICTS: Oakdale (Elementary) – Northwest Rankin (Middle School) – Northwest Rankin (High School)
- NEAREST CITIES: Flowood < Jackson
- NEAREST AIRPORT: Jackson Medgar-Evers International (25 mins)
- COUNTY GOVERNMENT:
- Assessor (601) 825-1470
- Treasurer (601) 825-1467
- Recorder (601) 825-1475
- Clerk (601) 825-1466
- Planning & Zoning (601) 824-2570
- 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: 32.409549, -89.941991
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.
Surrounded by diverse outdoor adventures, this area boasts prime recreational spots such as LeFleur’s Bluff State Park, known for its scenic setting along the Pearl River, offering extensive hiking trails and a tranquil lake perfect for kayaking or fishing. Nature enthusiasts will also enjoy Cypress Swamp, a peaceful refuge ideal for wildlife observation and leisurely walks among majestic bald cypress trees, and Ross R. Barnett Reservoir, a favorite destination for boating, water skiing, and excellent bass fishing. Groceries and daily essentials are conveniently accessible in Flowood, while a Walmart can be found nearby in Pearl. For even broader amenities, entertainment, and healthcare options, the bustling city of Jackson is just a short drive away.
NEARBY – Turtle Point Nature Trail (11 mins), Natchez Trace Yockanookany Trailhead MS 43 (13 mins), Flowood Nature Park (15 mins), Rankin Trails at the Quarry (18 mins), Old Trace Park (19 mins), Crossgates Lake (19 mins), Cypress Swamp (20 mins), Ross R Barnett Reservoir (26 mins), and more!
FLOWOOD (9 mins, nearest Walmart, dining, and shopping)
JACKSON (25 mins, nearest major city)
OWNER FINANCING: We do offer owner financing under the following terms:
- Owner Financed Price = $96,800
- Down Payment = $20,000
- Monthly Payment = $1,088.58
- 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 First South Farm Credit, Rural 1st, or E-Construction Loans, and their details are below:
First South Farm Credit is an excellent 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 (601) 898-8540, or visit them directly at their nearest office: 260 Trace Colony Park Drive, Ridgeland, MS 39157.
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.