Rural Land for Sale in Mississippi
CROPS, CHICKENS, HUNTINGMississippi blends broad cotton and soybean fields with forested timber tracts and chicken operations across over 12 million acres of farmland. River bottomlands and upland pine stands drive diversified land use, while cattle and hog production add layers to farm income. You’ll find scenes like catfish ponds in the Delta, live oak canopies near the Coast, and charming fairs—Mississippi feels rooted in community, culture, and working land. This makes the state a draw for rural land buyers seeking productivity with regional authenticity.
Adams
Alcorn
Amite
Attala
Benton
Bolivar
Calhoun
Carroll
Chickasaw
Choctaw
Claiborne
Clarke
Clay
Coahoma
Copiah
Covington
Desoto
Forrest
Franklin
George
Greene
Alcorn
Amite
Attala
Benton
Bolivar
Calhoun
Carroll
Chickasaw
Choctaw
Claiborne
Clarke
Clay
Coahoma
Copiah
Covington
Desoto
Forrest
Franklin
George
Greene
Grenada
Hancock
Harrison
Hinds
Holmes
Humphreys
Issaguena
Itawamba
Jackson
Jasper
Jefferson
Jefferson-davis
Jones
Kemper
Lafayette
Lamar
Lauderdale
Lawrence
Leake
Lee
Leflore
Hancock
Harrison
Hinds
Holmes
Humphreys
Issaguena
Itawamba
Jackson
Jasper
Jefferson
Jefferson-davis
Jones
Kemper
Lafayette
Lamar
Lauderdale
Lawrence
Leake
Lee
Leflore
Why Mississippi Land Attracts Buyers
Mississippi offers a mix of productive farm ground, timber acreage, and quiet rural settings that appeals to land buyers with different goals. Whether you’re looking to run a chicken farm, lease cropland, or build a cabin near a stream, this state provides a cost-effective option. Average per-acre prices remain reasonable, especially compared to neighboring states. Add in good water access, established ag infrastructure, and proximity to feed and processing plants, and Mississippi quickly rises as a serious choice for investors and homesteaders.
The landscape here isn’t uniform. The Delta has wide tracts of black soil row crop land, while the central and southern parts of the state lean toward pine, cattle, and chicken operations. You’ll also find wetland corridors along rivers and swamps, which attract waterfowl and support recreation leases. Cultural pride runs deep, and rural communities are tightly knit. That means more than just lower costs—it’s a place where ownership often includes access to fairs, church cookouts, and multi-generational farms still running tractors. Buyers looking for both tradition and productivity find Mississippi checks both boxes.
Natural Features That Make Mississippi Land Stand Out
Mississippi’s natural features offer more than scenic beauty—they support agriculture, timber, and recreation. You’ll find hardwood bottoms in the north, pine flatwoods in the south, and thousands of oxbow lakes and bayous along the Mississippi River. Some tracts border cypress sloughs or natural springs that add water value. From sandy loam soil ideal for farming to boggy savannas that shelter rare species, Mississippi's land makes room for work and wildlife.
Oxbow Lakes
Formed by old Mississippi River channels, these lakes offer rich soil nearby and strong fishing access. They're often surrounded by productive farmland or hunting leases.
Longleaf Pine Habitat
This fire-tolerant ecosystem once blanketed the southern coastal plain. Restoration efforts make land here ideal for conservation easements and wildlife habitat.
Blackland Prairie Soil
Found mostly in northeast Mississippi, these soils are high in fertility and moisture retention. Tracts here are productive and easy to manage with minimal irrigation.
Most Common Game Species for Mississippi Hunters
Hunting land in Mississippi offers more than just whitetail deer. Tracts across the state hold small game, waterfowl, and upland bird species that keep rural properties active year-round. For buyers interested in recreational income or personal hunting use, knowing what species thrive here helps guide purchase decisions. Many of these animals are found near hardwood bottoms, CRP fields, or creek corridors—land types common across the state.
Eastern Wild Turkey
Turkey thrive in mixed forest and pasture edges. Spring gobbler season draws serious hunters statewide, especially in hardwood ridges and creek bottoms.
Mallard Duck
Flooded fields and backwater sloughs bring in large mallard flocks. Delta and river tracts near levees are top targets for seasonal leases.
Mourning Dove
Dove shoots kick off fall hunting in cut corn and sunflowers. Landowners often lease fields by the head or run family traditions on these openers.
Raccoon
Coon hunting with dogs remains popular across pine and creekland tracts. It’s part of the cultural tradition and a viable use of nighttime access rights.
Mississippi’s Most Productive Crops by Acreage
Mississippi farmland supports a diverse mix of commercial crops with real lease income potential. These four dominate the state’s agriculture by planted acreage and gross revenue. Each one plays a role in shaping how land is managed, marketed, and valued by investors. Buyers should weigh soil type, irrigation access, and proximity to mills or grain storage when evaluating cropland tracts.
Soybeans
Over 2 million acres of soybeans are planted each year. It’s a go-to rotation crop and a cornerstone of Mississippi’s ag economy.
Cotton
Cotton fields still shape the Delta and parts of central Mississippi. Most farms have strong yield history and nearby gins for offloading.
Corn
Corn acreage often rotates with soybeans or cotton. It’s a smart feed crop and popular for wildlife field planting and leases.
Rice
Flooded rice fields support both grain harvest and waterfowl leases. The Delta holds most of the rice acreage due to flat ground and water access.
Mississippi’s Chicken Economy and Poultry Land Use
Chicken farming remains Mississippi’s most consistent agricultural revenue stream. Broiler operations stretch across multiple counties, tied to feed mills, hatcheries, and integrator contracts. Rural tracts with the right slope, utilities, and truck access often hold real income potential from poultry. Whether new builds or retrofits, chicken houses remain a core land use here.
Broiler Houses
These are the standard income-producing poultry units across the state. Growers raise birds under contract, with cycles lasting about 6–7 weeks. Ventilation, feed lines, and pad site slope all affect efficiency.
Farm Infrastructure
Chicken farms often include backup generators, compost sheds, and litter storage. Water supply, biosecurity measures, and waste handling all play a role in long-term viability and financing.
Integrator Contracts
Most chicken land in Mississippi is tied to integrators. These contracts define payment terms, flock sizes, and expected upgrades. Buyers should review any existing agreements before purchase.
Best Mississippi Areas for Productive and Recreational Land
Different regions in Mississippi serve different land goals. These five areas are frequently targeted by serious buyers—each one offering a strong mix of price, productivity, and access. From row crop leases to timber and poultry setups, location matters.
Mississippi Delta
Flat, fertile farmland ideal for soybeans, corn, and rice. Strong infrastructure and competitive leases make this a key investment region.
Pine Belt
Known for timberland and chicken operations. Forrest, Jones, and Covington counties offer stable income options and good rural access.
North Mississippi Hills
Diverse terrain with cattle, timber, and mixed recreational use. Strong habitat for turkey and deer plus lower land costs.
Gulf Coastal Plain
Flatwoods and wetland-adjacent tracts near the coast suit both habitat restoration and chicken growers. Jackson and George counties are common targets.
Central Mississippi
This corridor from Hinds to Leake County includes grazing and poultry infrastructure. Good for hybrid operations or transitioning row crop land.
FREQUENTLY ASKED QUESTIONS
Why should I consider investing in land in Mississippi?
Mississippi offers diverse real estate opportunities, including fertile farmlands, timberlands, residential properties, and recreational land. Its rich geographical features, such as the Mississippi Delta, Pine Belt, and Gulf Coast, provide abundant options for agriculture, hunting, fishing, and property development. With well-maintained accessways, strong infrastructure, and a skilled labor force, Mississippi is ideal for investment in both rural and urban properties.
What are the key regions for land investment in Mississippi?
Mississippi is divided into several distinct regions, each with unique features:
- Mississippi Delta: Known for its extensive waterways, ideal for fishing, watersports, and agriculture.
- Black Belt: Fertile black soils perfect for agricultural investments.
- Pine Belt: Renowned for prime timberlands and forestry opportunities.
- Gulf Coast: Offers residential and recreational land near the Gulf of Mexico, perfect for waterfront living.
What types of land are available for sale in Mississippi?
Mississippi offers a variety of land types to suit different investment goals, including:
- Fertile farmland for agricultural activities.
- Timberland for forestry and recreational use.
- Vacant land for ground-up development.
- Rural hunting properties for big and small game hunting.
- Residential land for custom-built homes or ready-to-move-in properties.
What makes Mississippi ideal for hunting and fishing land investments?
Mississippi's sprawling geography and diverse ecosystems make it a haven for hunting and fishing enthusiasts. Investors can enjoy: Hunting opportunities for whitetail deer, wild hogs, turkey, ducks, and more. Access to freshwater and saltwater fishing, with species like bass, crappie, redfish, and speckled trout. Many rural properties in Mississippi are dual-purpose, serving as both timberlands and hunting grounds.
Sell Your Mississippi Land From Delta Farms to Pine Hills—We Bring Buyers
Thinking about selling land in Mississippi? Whether it’s a soybean farm in the Delta, timberland in Winston County, or a recreational tract in Clarke, Tutt Land Company knows how to market and move Mississippi property.
With more than 80+ years of land-focused experience, we connect your acreage with serious buyers using proven strategies—professional videos, targeted digital ads, and promotion across national platforms and Southeast land networks. Our name is trusted from the Tennessee line to the Gulf Coast.
Don’t just list your land—sell it with experts who live and breathe Mississippi dirt.
Start Selling Mississippi Dirt From Muddy Boots to Big Commissions—Sell Dirt Like a Pro
If you know the creeks, fields, and timber stands of Mississippi like the back of your hand, there’s a career waiting for you at Tutt Land Company. From hardwood bottoms in Oktibbeha County to cattle land in Lincoln, we help land professionals turn local knowledge into long-term success.
Tutt Land professionals represent premier properties across Mississippi—timber tracts, hunting land, farms, and large-acreage investments. With strong mentorship, powerful marketing tools, and a name landowners trust, you’ll be positioned to grow a business built on soil, strategy, and service.
So whether you’re yelling Hotty Toddy, chanting Hail State, rooting for the Golden Eagles, or backing high school powerhouses like the Starkville Yellowjackets and Madison Central Jaguars—if Mississippi land is your calling, Tutt Land is your launchpad.