SIMPSON COUNTY, MS | 25 acres | No Restrictions | Paved Road Frontage | Power & Water | For Sale

Own This Property for $20k Down + $1131/month – No Bank, No Credit Check!

Mississippi Land for Sale near Magee

Unrestricted acreage, abundant wildlife, excellent road frontage, and plenty of room to build, farm, or simply enjoy the outdoors—this 25-acre property in Simpson County offers the kind of freedom that’s becoming harder to find. With no zoning, no deed restrictions, and no HOA, you can bring your vision to life without the limitations commonly found on rural properties.

• No Restrictions!
• RVs, Mobile Homes, and Livestock Allowed
• Paved Road Frontage
• Power and Water Available
• Large Floodplain-free Homesite Areas
• Partially Fenced
• Abundant Wildlife
• Priced about 20% Below Market
• Owner Financing Available: $20k down, $1131/month – No Bank, No Credit Check

One of the property’s biggest advantages is its 1,500+ feet of paved public road frontage along Layton Jones Road, providing excellent accessibility and plenty of options for driveways, homesites, outbuildings, or future improvements. Power and water lines are available along the road, adding another important advantage for anyone looking to develop the property. The land also offers large, floodplain-free areas ideal for building. The only portion of the property located within the floodplain is a small area of less than 3 acres on the far western end, leaving the majority of the acreage outside the floodplain and offering substantial flexibility for selecting your homesite.

And with no restrictions, the possibilities are wide open. RV’s, mobile homes, livestock, traditional houses, hunting cabins, workshops, and other rural uses are all allowed. Whether you’re looking for a place to build a home, establish a small homestead, keep animals, enjoy recreational land, or hold an affordable piece of Mississippi acreage as an investment, this property gives you room to make it your own. The property is partially fenced, making it even more appealing for livestock, hobby-farm, or homestead use. Meanwhile, the abundant deer and wildlife create an excellent setting for hunting, wildlife watching, and enjoying the outdoors.

You’re only about 16 minutes from Magee and its Walmart, and 42 minutes from Jackson for expanded shopping, restaurants, medical care, and recreation. D’Lo Water Park is about 12 minutes away, Simpson County Lake is 15 minutes away, Roosevelt State Park is 35 minutes away, and Bienville National Forest is about 38 minutes away.

Best of all, this 25-acre tract is priced about 20% below market value, creating an exceptional opportunity to acquire a substantial amount of unrestricted Mississippi land without paying a premium. Owner financing is also available, providing qualified buyers with an alternative path to ownership. If you’ve been searching for affordable acreage where you can enjoy space, privacy, wildlife, and freedom from restrictive covenants, this Simpson County property deserves a close 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: $89,900
• OWNER FINANCED DEAL: $20k down, $1131/month – no bank, no credit check (see full details in FINANCING section below)
• ADDRESS (street # estimated – use GPS for navigation): 521 Layton Jones Rd, Mendenhall, MS 39114
• SIZE: 25 acres
• GPS COORDINATES: 31.994728, -89.778765
• PARCEL #: 1-1150-22-00000-000-00701
• ABRIDGED LEGAL DESCRIPTION: 25 Ac Pt N1/2 Nw1/4 Sw1/4 & Pt S1/2 Nw1/4 Sw1/4 Sec 22 2 5
• 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, 1318′ E x 1397 S x 900′ NW x 794′ W x 667′ N to POB
• FLOODPLAIN: approximately 2.89 acres along west side (view map here)
• WETLANDS: creek channel that clips NE corner (view map here)
• ELEVATION: 437 feet
• TERRAIN: generally flat to gently rolling
• CONDITION: undeveloped, wooded
• ACCESS: approximately 1585 feet of direct paved road frontage along Layton Jones Road, a public road
• POWER: available thru Entergy 1-800-368-3749
• WATER: available thru Smith’s Crossing Rural Water Association Inc. (601) 849-4631
• 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: $82.37 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: Mendenhall (Elementary) – Mendenhall (Middle School) – Mendenhall (High School)
• NEAREST CITIES: Mendenhall < Magee < Jackson
• NEAREST AIRPORTS: Copiah County Airport (35 mins), Hattiesburg-Laurel Regional Airport (55 mins), Jackson-Medgar Wiley Evers International Airport (45 mins)
• COUNTY GOVERNMENT:
  • Assessor (601) 847-1744
  • Treasurer (601) 847-1744
  • Recorder (601) 847-2626
  • Clerk (601) 847-2474
  • Planning & Zoning (601) 675-2366

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 = $99,900
• Down Payment = $20,000
• Monthly Payment = $1131.10
• Term = 10 years (120 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 (601) 898-8540, or visit them directly at their nearest office: 260 Trace Colony Park Drive, Ridgeland, MS 39157. 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. 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 Simpson County, Mississippi, this quiet rural area offers convenient access to abundant outdoor recreation and essential daily amenities. Outdoor enthusiasts can spend weekends exploring D’Lo Water Park, a popular spot along the Strong River known for canoeing, kayaking, and swimming along scenic limestone shoals, or cast a line at Simpson County Lake, a quiet 94-acre impoundment favored by local anglers for largemouth bass and bream fishing. For expanded outdoor adventures, Roosevelt State Park lies about 35 minutes away, featuring scenic nature trails surrounding a freshwater lake alongside camping facilities and a disc golf course. A broad selection of retail options, including a Walmart, can be found in Magee, located roughly 16 minutes to the south. For comprehensive cultural attractions, major medical centers, and urban conveniences, the state capital of Jackson is accessible within a 42-minute drive.

NEARBY – D’Lo Water Park (12 mins), Simpson County Lake (15 mins), Chautauqua Park (32 mins), Roosevelt State Park (35 mins), Bienville National Forest (38 mins), Okatoma Outdoor Post (38 mins), Caney Creek Wildlife Management Area (40 mins), Mississippi Agriculture and Forestry Museum (42 mins), LeFleur’s Bluff State Park (43 mins), Mississippi Museum of Natural Science (44 mins), and more!

MAGEE (16 mins), nearest city with Walmart

• RETAIL – Walmart, Price Less Trees, Piggly Wiggly, Dollar General, Family Dollar, Dollar Tree, and more!
• RESTAURANTS – Zip’s Cafe, Berry’s Seafood & Catfish House, McDonald’s, Taco Bell, Wendy’s, Sonic Drive-In, and more!
• MEDICAL SERVICES? Yes, Magee General Hospital, Simpson General Hospital Clinic, Walgreens, and more.
• RECREATIONAL – Magee Sports Complex, McNair Springs Park, San Antonio Park, and more!

JACKSON (42 mins), nearest major city

• RETAIL – Highland Village Shopping Center, Outlets of Mississippi, Whole Foods Market, Kroger, Target, Walmart Supercenter, and more!
• RESTAURANTS – Mayflower Cafe, Brent’s Soda Fountain, Manship Wood Fired Kitchen, Chick-fil-A, Raising Cane’s, and more!
• MEDICAL SERVICES? Yes, University of Mississippi Medical Center, St. Dominic Hospital, Baptist Medical Center, Walgreens, and more.
• RECREATIONAL – Mississippi Museum of Natural Science, LeFleur’s Bluff State Park, Mississippi Museum of Art, 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: 31.994728, -89.778765

WALKING THE PROPERTY LINES w/YOUR PHONE: We highly recommend downloading Google Earth to your phone if you don’t already have it. Then . . .

1. 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 . . .
2. Open Google Earth
3. 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.

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