Fred Zepponi III

$200,000

68 Acres

Pheba, Mississippi, 39755

68± Acres – Pheba, MS (Clay County)Entirely Wooded Hunting & Home Site Tract with Creek FrontageThis 68± acre tract in the quiet Pheba community offers the perfect mix of hunting, recreation, and rural living. With beautiful countryside views, abundant wildlife, and excellent access, it’s a rare find in Clay County, Mississippi.Property Highlights:Size: 68± acres, split by Pheba-Beasley Road• ~7 acres on the west side• ~61 acres on the east sideLand Cover: Entirely wooded with a mix of hardwood and pine timberHunting & Wildlife: Excellent habitat for whitetail deer, turkey, and small gameWater Features: Johnson Creek frontage provides year-round water and natural travel corridors for wildlifeRoad Frontage: Extensive paved road frontage for easy accessTopography: Mostly flat with significant portions in the floodplain, but with ample high ground outside of the flood zone—perfect for a home, cabin, or hunting campUtilities Available: Power, community water, and fiber internet at the roadInterior Access: Minimal interior road system—ready for you to design and develop according to your needsEasement Disclosure: The property is subject to an ingress and egress easement allowing access to the adjoining land to the east, which has no direct road frontage.Lifestyle & Location:Nestled in the heart of Clay County’s rolling countryside, this property offers the peace and quiet of rural Mississippi living with modern conveniences close at hand. Whether you’re looking to build a retreat, enjoy quality hunting, or invest in recreational land with long-term potential, this tract checks all the boxes.Call Brett BriggsListing Agent- Mossy Oak Properties, Bottomland Real EstateOffice: 662 495 1121 Cell: 662 295 8999 Call Fred Zepponi IIIBroker Mossy Oak Properties, Bottomland Real EstateOffice: 662 495 1121 Cell: 662 318 1292

$785,000

121 Acres

Starkville, Mississippi, 39759

Oktibbeha County, MS 121± Acres on Artesia RoadDevelopment Land for Sale Near Starkville, Mississippi State University, and Golden Triangle Regional AirportLocated on Artesia Road in Oktibbeha County, Mississippi, this 121± acre tract presents an outstanding opportunity for development, investment, agricultural use, or long-term hold in one of the most strategically positioned areas of the Golden Triangle region. With approximately 3,300 feet of road frontage on Artesia Road, this property offers the size, accessibility, and location that are increasingly difficult to find in the Starkville market area.This property is especially attractive because it offers both current utility and future upside. The land is currently suited for agricultural uses and interim income potential, while its location and layout make it highly appealing for future development or investment. Whether a buyer is seeking a well-located tract for residential development, a private estate, a long-term land investment, or a combination of agricultural use and future appreciation, this property offers a rare mix of versatility and upside.The property is predominantly flat and well drained, with a slight central crown running throughout, a feature that enhances drainage and contributes to the tract's overall usability for farming, development, and long-term value. Its physical characteristics make it highly functional and attractive for a variety of potential uses.Positioned in the heart of the Golden Triangle, this tract is centrally located between Mississippi State University and the Golden Triangle Regional Airport economic hub, where much of the area's employment, industrial growth, and economic activity is concentrated. This highly desirable location provides convenient access to the key communities and economic drivers of the region, making the property especially attractive for investors, developers, and buyers who understand the importance of owning land in a growth corridor. This is a fantastic opportunity to acquire a well-located tract with both immediate utility and long-term development potential.The property also offers excellent regional convenience, located approximately 10 minutes from Mississippi State University, 15 minutes from downtown Starkville, 25 minutes from Columbus, 30 minutes from West Point and Old Waverly Golf Club, and approximately 10 minutes from Golden Triangle Regional Airport. This combination of accessibility, strong location appeal, agricultural utility, and development potential is increasingly hard to find in Oktibbeha County.Large tracts with meaningful road frontage, agricultural income potential, favorable topography, and a central Golden Triangle location are becoming more difficult to acquire. This property stands out as an exceptional opportunity for a buyer seeking development land in Oktibbeha County, investment property near Starkville, or agricultural land with future upside in the Golden Triangle.Property Highlights121± acres in Oktibbeha County, MississippiLocated on Artesia RoadApproximately 3,300 feet of road frontageDevelopment, investment, and agricultural opportunityInterim agricultural use and income potentialPredominantly flat and well-drained topographySlight central crown running throughout the propertyCentrally located in the Golden TrianglePositioned between Mississippi State University and the Golden Triangle Regional Airport economic corridorApproximately 10 minutes from Mississippi State UniversityApproximately 15 minutes from downtown StarkvilleApproximately 25 minutes from ColumbusApproximately 30 minutes from West Point and Old Waverly Golf ClubApproximately 10 minutes from Golden Triangle Regional AirportHere is a strong SEO title option:121± Acres for Sale in Oktibbeha County MS | Development Land Near Starkville, Mississippi State University, and Golden Triangle Regional Airport

$1,250,000

277 Acres

Starkville, Mississippi, 39773

Oktibbeha County 277 Acres for Sale Near Starkville, MS - Hunting, Recreation, Hardwood CRP Income, Pasture, and Homesite PotentialWelcome to 277± acres of land for sale in Oktibbeha County, Mississippi, located off Artesia Road near Starkville and Mississippi State University in the heart of the Golden Triangle. This exceptional tract offers a rare combination of hunting land, recreational property, hardwood CRP income, pastureland, and homesite potential in one of the most desirable areas in Northeast Mississippi. For buyers searching for land for sale near Starkville, hunting property in Oktibbeha County, or a large recreational tract with income and build potential, this property deserves a serious look.This is the kind of property that is getting harder and harder to find. The tract offers outstanding recreational appeal with excellent deer, turkey, and waterfowl hunting, while also providing meaningful income and long-term usability. A key feature of the property is its hardwood CRP acreage, which provides annual income while also creating exceptional wildlife habitat, bedding cover, travel corridors, and long-term habitat value. In addition, approximately 45± acres of pasture and grassland add beauty, diversity, openness, and flexibility to the overall layout. The result is a highly functional and visually appealing tract that can be enjoyed immediately while also offering future improvement potential.The habitat and recreational features are already in place. This Oktibbeha County hunting property includes an established duck impoundment, food plots, and an interior trail system, giving buyers a turnkey setup for hunting, trail riding, habitat work, and year-round enjoyment. The diversity created by the hardwood CRP plantings, open pasture areas, water features, and managed food sources makes this an appealing property for sportsmen and land investors alike.In addition to its hunting and income features, this property offers excellent homesite, camphouse, and lake site potential. A 60-foot-wide owned access from Artesia Road provides practical and dependable entry to the tract. Power and community water are available nearby, adding even more appeal for buyers who want to build a home, family retreat, or weekend camp in a private but convenient setting.Location is one of this property's strongest attributes. Large tracts this close to Starkville are increasingly difficult to find, especially those that offer the combination of privacy, accessibility, income, hunting, and future building potential. Whether you are looking for a private hunting retreat near Mississippi State, a long-term land investment, or a family property with room to hunt, build, and enjoy, this tract checks a lot of boxes. Additional tracts are also available, creating an opportunity for buyers who may want to expand their acreage or consider multiple purchase options.Property Highlights277± acresOktibbeha County, MississippiExcellent location near Starkville and Mississippi State UniversityHardwood CRP acreage providing annual incomeExcellent wildlife habitat created by hardwood CRP plantingsApproximately 45± acres of pasture and grasslandsEstablished duck impoundmentFood plotsInterior trail systemExcellent deer, turkey, and waterfowl hunting60-foot-wide owned access from Artesia RoadPower and community water available nearbyGreat homesite, camphouse, or lake site potentialLocated in the Golden TriangleAdditional tracts availableLocationApproximately 10 minutes to Mississippi State UniversityApproximately 15 minutes to downtown StarkvilleApproximately 25 minutes to ColumbusApproximately 30 minutes to West Point and Old Waverly Golf ClubWhether you are looking for Oktibbeha County land for sale, hunting land near Starkville, Mississippi recreational property with income, or a large tract with hardwood CRP, pasture, hunting, and homesite potential, this property offers a rare opportunity in one of the most sought-after areas of Northeast Mississippi.

$529,500

160 Acres

Houston, Mississippi, 38851

160± Acre Income-Producing Farm & Premier Hunting | Chickasaw County, MSLocation: Southeast Chickasaw County near Buena Vista, Mississippi 39730Discover a premier 160-acre multi-use land investment in the heart of the Mississippi Black Prairie. This unique tract offers the highly coveted 50/50 land-to-timber ratio, providing a seamless blend of agricultural ROI and elite recreational performance. Whether you are seeking a stable hard asset or a legacy hunting property, this Chickasaw County farm delivers on every metric.Agricultural Investment & Soil ProductivityPositioned as a high-yield income-producing farm, the property features approximately 80± acres of open cropland.Proven Soil: The acreage consists of productive, prairie-based soils (Houston Clay types) known for equipment efficiency and high yields.Immediate Revenue: Currently managed under a cash-rent lease, providing the owner with predictable annual income.Sustainable Practice: Recently harvested in soybeans, the fields are currently established in a winter wheat cover crop. This dual-purpose strategy protects soil health while serving as a high-protein "magnet" for late-season wildlife.Proven Hunting & Wildlife HabitatThe remaining 80± acres of mixed hardwood and pine timber create a diverse ecosystem for Mississippi Whitetail Deer and Eastern Wild Turkey.The "Edge Effect": The transition between the 80 acres of row-crop forage and the dense timber creates ideal "edge" habitat, concentrating game along the fields.Water & Corridors: A year-round creek traverses the property from north to south, acting as a primary riparian corridor and natural travel funnel for trophy bucks.Turnkey Ready: The sale includes two 500 lb Boss Buck gravity feeders and an elevated box stand, allowing for immediate recreational use.Terrain Diversity & Future DevelopmentBeyond its current utility, the land offers significant appreciation potential and residential opportunities:Scenic Homesites: Multiple elevated locations offer panoramic views of the rolling prairie-perfect for a private lodge or permanent residence.Water Development: The natural topography features a basin highly suitable for a potential large-scale lake site.Strategic Access: Located near the Buena Vista community, the property maintains excellent road frontage and an internal trail system for easy navigation.Property At-A-Glance Asset DetailSpecificationsTotal Acreage160± AcresLand Composition80ac Tillable / 80ac TimberPrimary CropsSoybeans & Winter WheatCountyChickasaw County, MSKey FeaturesCreek, Feeders, Black Prairie SoilsFred Zepponi III, BrokerLicensed in MS, AL, and AROffice: 662-495-1121Cell 662-318-1292Email:

$1,440,000

320 Acres

Okolona, Mississippi, 38860

Prime 320-Acre Income & Recreation Tract | Southeast Chickasaw County, MSExperience the perfect synergy of high-yield agriculture and premier Mississippi recreation.Located in the heart of Southeast Chickasaw County, this 320-acre versatile land tract is a rare find for the serious investor or owner-operator. Positioned strategically near the Clay and Monroe County lines, this property offers a unique blend of highly productive row crop acreage and established hunting grounds.With significant frontage on Red Bud Creek, the land benefits from natural water movement and excellent drainage, ensuring your crops-and your hunts-stay on track. Whether you are looking to expand your agricultural portfolio with Class II and III soils or seeking a legacy hunting property with an established duck hole, this tract delivers on every front.Agricultural Specs & Investment FlexibilityThis is an excellent investment tract designed for performance. The soil quality here is widely regarded as some of the best in the region, and the current lease structure offers immediate flexibility for the incoming owner.Immediate Availability: The property is currently leased through the end of the current crop season.Owner-Operator Ready: If you are looking to farm the land yourself, it will be available for the next season.Investor Opportunity: New owners will have the freedom to negotiate new lease terms or select their own tenant following the upcoming harvest.Cultivable Land: 275 +/- acres currently in row crop production.Soil Quality: Premium Class II and Class III soils (Excellent for the area).Infrastructure: A 2,400 SF equipment shed provides ample storage for tractors, implements, or hunting gear.Access: Extensive County Road frontage ensures easy equipment transport and year-round accessibility.Water & Drainage: Red Bud Creek frontage provides superior natural drainage across the tillable acres.Premier Mississippi Hunting & RecreationRarely does a "dirt-investment" offer this level of sporting variety. This property is a true triple-threat for Mississippi wildlife enthusiasts.Waterfowl: Features an established duck hole ready for the winter migrations.Hardwoods: 36 acres of mature hardwoods provide a mast-producing sanctuary for trophy whitetail deer.Small Game & Birds: The transition zones between the row crops and timber offer elite Deer, Duck, and Dove hunting opportunities.Location & Regional ProximityCentrally located for convenience while maintaining complete rural privacy, this tract is situated:10 miles south of Okolona, MS.15 miles from Houston, Aberdeen, and West Point, MS.Strategic Positioning: Nestled in Southeast Chickasaw County near the intersection of Clay and Monroe Counties.Don't miss a chance to own a high-performing asset that pays you back in both yield and memories.

$269,000

3 Acres

West Point, Mississippi, 39773

Historic 3 Bedroom Home for Sale on 3 Acres in West Point, MSLocated at 24365 Highway 50 E, West Point, Mississippi, this beautifully maintained 3-bedroom, 2-bathroom historic home offers a rare combination of character, privacy, acreage, and convenience. Originally built in 1867, the home contains approximately 2,050 square feet according to the appraisal and is full of the charm buyers are looking for in a classic older home, while also offering important updates that help set it apart in today's market.Inside, you will find a spacious layout with the kind of features that give historic homes their lasting appeal, including refinished wood flooring in the foyer and living room, new carpeting, new kitchen flooring, large rooms, tall ceilings, attractive natural light, and inviting porches that add to the home's warm and welcoming feel. The interior offers a blend of old-home charm and practical livability, making it appealing for buyers looking for a historic home in West Point, MS that is both functional and full of personality.While rich in history and architectural character, this home has also benefited from meaningful improvements over time. Seller-reported updates include a roof replacement in 2015, the addition of a small bath to the primary bedroom, and substantial foundation and crawlspace improvements completed in 2025, including leveling work, added piers, partial exterior wall reconstruction, and crawlspace encapsulation. Seller disclosure also indicates the property is served by public water, has FASTNET internet availability, and is not located in a FEMA-designated flood hazard zone.One of the most unique features of this property is the setting. Situated on a combined 3-acre lot inside the West Point city limits, this property offers a level of space and privacy that is increasingly hard to find. With perimeter fencing, a wooded border, mature trees, a large open yard, and a long driveway approach, the property creates a private, secluded feel while still being conveniently located near everything West Point has to offer. It is a rare opportunity to own a home with acreage in West Point, Mississippi without giving up the benefits of an in-town location.Whether you are searching for a historic home for sale in West Point MS, a 3 bedroom home with land, or a property with a unique blend of timeless charm and important updates, 24365 Highway 50 E deserves a closer look.SEO-friendly highlights:3 bedroom, 2 bathroom historic homeBuilt in 1867Approx. 2,050 square feetCombined 3-acre lot in the West Point city limitsRefinished wood flooring in foyer and living roomNew carpet and new kitchen flooringRecently paintedRoof replaced in 2015Foundation and crawlspace improvements completed in 2025Public waterFASTNET internet availablePrivate setting with perimeter fencing, mature trees, and wooded border