Fred Zepponi III

$2,530,000

454 Acres

Starkville, Mississippi, 39759

454 Acres – Hunting, Income & Game Day Retreat | 15 Minutes from Starkville, MSHere’s a rare opportunity to own 454 acres of premier, multi-use land offering year-round recreation, consistent income, and long-term investment potential—all just 15 minutes southeast of Starkville. Whether you’re looking to hunt at sunrise and tailgate at Mississippi State by kickoff, or secure a land asset positioned for growth, this property checks every box.This dynamic tract blends productive agriculture, outstanding wildlife habitat, and unbeatable access to everything the Golden Triangle has to offer.Property Highlights160± acres of income-producing croplandEstablished CRP program — income details available upon request45± acres of open pastureland, ideal for livestock, homesites, or future developmentBeautiful potential lake siteMultiple food plots and duck impoundments already establishedExceptional hunting opportunities for whitetail deer, ducks, turkeys, dove, and small gameLocated in a region known for premier deer, duck, and turkey huntingApproximately 3,500 feet of Sand Creek frontage, enhancing wildlife corridors and habitat diversityOver 3,500 feet of frontage on Artesia Road, with additional gated access via Canal RoadStrategic Location & Access10 minutes from Golden Triangle Regional Airport (GTR) and the growing industrial corridor20 minutes to West Point, Old Waverly, and Mossy Oak Golf Club25 minutes to Columbus, MSQuick access to Highway 45 Alternate for seamless regional connectivityLive, Hunt & Play – All in One PlaceBuild your dream home or a weekend retreat and enjoy the best of both worlds—space, privacy, and unmatched recreation, all near Starkville. Hunt ducks at dawn, relax at the lodge with friends, and make it to Dudy Noble or Davis Wade by game time. This property offers the perfect balance for Bulldog fans, outdoor enthusiasts, and investors alike.Golden Triangle Growth & Investment PotentialThe Golden Triangle—anchored by Starkville, West Point, and Columbus—is one of Mississippi’s fastest-growing regions, fueled by industrial expansion, infrastructure investment, and workforce growth. New developments such as the Aluminum Dynamics mill and GTR Aerospace Park continue to drive economic momentum, adding value and opportunity for landowners across the area.Floodplain DisclosureA significant portion of the northern acreage lies within a FEMA-designated flood zone—ideal for duck habitat, conservation projects, and waterfowl management. The upland portions remain well-suited for homesites, lodges, or future development.With high recreational value, multiple income streams, prime location, and proximity to one of Mississippi’s strongest growth corridors, this 454-acre tract is truly the total package—a place to live, invest, and enjoy for generations.Fred Zepponi IIIBrokerMossy Oak Properties, Bottomland Real EstateOffice 662 495 1121 Email:

$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 Fred Zepponi IIIBroker Mossy Oak Properties, Bottomland Real Estate662 495 1121Cell 662 318 1292

$627,000

200 Acres

Columbus, Mississippi, 39702

200± Acres with Tombigbee River Access, Hardwood Timber, Hay Field & Development PotentialLowndes County, Mississippi Land for SaleRare Opportunity to Own a Large Tract with River Access in the Golden Triangle RegionLarge tracts with Tombigbee River access, mature hardwood timber, open pasture, utilities, and development potential are becoming increasingly difficult to find in Lowndes County, Mississippi. This 200± acre property offers a rare combination of river access, recreational land, agricultural ground, and investment potential, all within a single tract.Originally envisioned and partially developed as a riverfront subdivision, the property already has covenants and restrictions in place, with several lots sold over the years. However, a substantial portion of the acreage remains intact, providing the next owner with flexibility to continue development, sell lots over time to recoup investment, or enjoy the entire property as a private hunting and recreational retreat along the Tombigbee River.The property has excellent access with extensive frontage along Nimrod Road, Spurlock Road, Nashville Ferry Road, and Kincade Road, creating numerous opportunities for homesites and future development.One of the most unique aspects of the property is its direct connection to the Tombigbee River. Kincade Creek flows through the property, connecting to a system of canals that provide access to the river, and a private boat ramp allows easy launching for boating, fishing, and exploring one of Mississippi's most well-known waterways.The land itself offers tremendous diversity. A 50± acre hay field provides open ground that could remain in agricultural production, serve as future homesites, or support additional development opportunities. The balance of the property is covered in large mature hardwood timber, creating both a beautiful natural setting and outstanding wildlife habitat.For the outdoorsman, the property is already well established for recreation and hunting. A network of internal trails and multiple established food plots run throughout the hardwoods, making the property easy to navigate and creating excellent opportunities for whitetail deer, turkey, and other wildlife.Because the property was originally planned as a riverfront development, a buyer could continue selling homesites over time, develop additional lots, or simply enjoy the property as a private recreational and hunting property with river access.The layout of the property offers several potential homesite settings. You could build a riverfront home overlooking the Tombigbee River, establish a home along the quiet pastoral stretch of Spurlock Road, or place a secluded cabin deep in the hardwoods near Kincade Creek or Nimrod Road while still maintaining convenient access to the river.Located 15 minutes from Columbus, Mississippi in the Golden Triangle region.Properties of this size and diversity-combining river access, hardwood timber, open fields, wildlife habitat, utilities, and development potential-are becoming increasingly rare in this area.Whether you are looking for Mississippi riverfront land, a development opportunity, a hunting property, or a long-term land investment, this 200± acre Lowndes County tract offers exceptional potential.Ownership NoteThe seller intends to keep the property intact and will not subdivide or sell the riverfront acreage separately from the remainder of the property. However, the owner may consider offers on the interior acreage without the riverfront lots if a buyer prefers that configuration.Property Highlights200± acres in Lowndes County, MississippiDirect access to the Tombigbee RiverPrivate boat rampCanal system connecting to the riverKincade Creek flowing through the property50± acre hay fieldLarge mature hardwood timberMultiple established food plotsExtensive internal trail systemFrontage on Nimrod Road, Spurlock Road, Nashville Ferry Road & Kincade RoadOriginally planned riverfront subdivisionCovenants and restrictions in placeExcellent hunting, fishing, and outdoor recreationDevelopment and investment potentialProperty DetailsLocation: Lowndes County, MississippiAcreage: 200± AcresUtilitiesElectric Power: Four County ElectricWater: East Lowndes Water AssociationHigh-Speed Internet: FastNet FiberWaste Service: Golden Triangle WasteSchool DistrictNew Hope School DistrictAnnual Property Taxes$858.14PricingOffered at: $627,000Approximately: $3,135 per acreConsidering the property's Tombigbee River access, hardwood timber, hay field, utilities, and development potential, this represents an attractive opportunity for buyers seeking riverfront land, recreational property, or investment acreage in the Golden Triangle region of Mississippi.Showing InformationShown by appointment only.Call Fred Zepponi III, BrokerMossy Oak Properties,Bottomland Real Estate662 495 1121

$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:

$1,210,000

217 Acres

Starkville, Mississippi, 39773

Oktibbeha County 217 – Income, Recreation & Development Opportunity near StarkvilleLocated along Artesia Road in Oktibbeha County, Mississippi, this ±217-acre tract offers an exceptional combination of row crop farmland, hardwood CRP, and diverse recreational habitat—all within minutes of Starkville and Mississippi State University in the heart of the Golden Triangle.Property Highlights:217± total acres in a prime location south of Starkville100± acres of productive row crop farmland with excellent soils and annual income potentialBalance in hardwood CRP providing long-term payments, natural beauty, and superior wildlife coverEstablished duck impoundment, multiple food plots, and well-developed interior road systemOutstanding deer, turkey, and waterfowl hunting opportunitiesPaved frontage on Artesia Road with available utilities for multiple future usesDevelopment Potential:With gently rolling topography, paved road frontage, and proximity to Starkville, this property offers outstanding residential subdivision potential. The layout and access make it ideal for estate-sized homesites, hobby farms, or phased rural development. The continued growth of Mississippi State University and the Golden Triangle region adds strong long-term investment value.Location:10 minutes to Mississippi State University15 minutes to Downtown Starkville25 minutes to Columbus30 minutes to West Point and Old Waverly Golf ClubWhether your goal is agricultural income, recreational enjoyment, or long-term development, this Oktibbeha County property delivers a unique opportunity to invest in one of Mississippi’s most sought-after regions.

$820,000

206 Acres

Tremont, Mississippi, 38876

206± Acres for Sale in Tremont, MS with Camphouse, Shop, Splunge Creek Frontage, Food Plots, and Excellent HuntingA rare opportunity to own a turnkey 206± acre hunting and recreational property in Itawamba County, Mississippi. Located at 731 Wright Road in Tremont, MS, this beautifully maintained tract offers the kind of setup serious land buyers are looking for: a comfortable and spacious camphouse, a large shop, mature hardwood timber, managed pine areas, established food plots, frontage on Splunge Creek, and decades of intentional wildlife management. Properties with this combination of habitat quality, usable improvements, and long-term stewardship are increasingly hard to find.Property Highlights206± acres in Tremont, MississippiLocated in Itawamba County, MSTurnkey hunting and recreational propertyFrontage on Splunge Creek2,000± square foot camphouse3 bedrooms / 2 full bathsTwo kitchensTwo laundry areasBalcony overlooking the propertyLarge patio with massive stone outdoor fireplace1,800± square foot shop with roll-up doorsMajority of the tract in mature hardwood timberAreas of planted and thinned pines managed for wildlife10+ established food plotsStrategically planted groves of oak treesExtensive internal trail systemGently rolling topographyProperty is highly walkable throughoutExcellent habitat for whitetail deer, wild turkey, and small gameCarefully managed for wildlife for decadesConvenient to Fulton, Tupelo, Hamilton, Alabama, and Pickwick LakeThis is more than just a tract of land. It is a property that has been thoughtfully improved and carefully managed over time to create a truly enjoyable and highly functional recreational retreat. The land features a beautiful mix of mature hardwoods and managed pine timber, creating both visual appeal and strong wildlife habitat. More than 10 established food plots, planted oak groves, and Splunge Creek frontage help support healthy populations of deer, turkey, and small game, while the extensive trail system makes it easy to access and enjoy the entire property.One of the standout features of this Mississippi hunting property is its usability. The gently rolling terrain and well-developed access allow the tract to be comfortably explored on foot or by ATV, making it ideal for hunting, trail riding, habitat work, or simply enjoying time outdoors with family and friends.The improvements add even more appeal. The 2,000± square foot camphouse offers three bedrooms, two full baths, two kitchens, and two laundry areas, giving the property excellent flexibility for weekend use, entertaining, or hosting multiple guests during hunting season. The balcony, large patio, and massive stone outdoor fireplace create an inviting outdoor living space and give the property the feel of a true hunting retreat.The 1,800± square foot shop with roll-up doors provides outstanding utility for storing tractors, ATVs, side-by-sides, tools, hunting gear, and maintenance equipment. For buyers looking for land for sale in Mississippi with a camphouse and shop, this property offers the complete package.Location731 Wright Road is well located in Northeast Mississippi, offering both privacy and convenience. The property is approximately:12 miles from Fulton, MS30 miles from Tupelo, MS18 miles from Hamilton, AL60 miles from Pickwick LakeWhether you are looking for hunting land for sale in Itawamba County, a Mississippi recreational property, or a well-improved legacy tract with proven wildlife habitat and comfortable improvements, 731 Wright Road deserves a serious look.Email Fred Zepponi III at Office Phones 662 495 1121

$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