Land for Sale in Mississippi

Land for Sale In Yalobusha County, Mississippi

TIMBER, HUNTING & FARMS

North Mississippi buyers find a lot packed into Yalobusha County. Rolling upland ridges, creek bottoms, and the hills around Enid Lake create a mix of timber, pasture, and row-crop ground. Land here works well for pine and hardwood, small cattle operations, poultry houses, and serious hunting. Weekends feel different when the lake ramps fill up, Water Valley hosts its Watermelon Carnival, and you still drive back to quiet gravel roads and open space.

Mississippi Trusted Land Professionals

Every county has its own feel — the land, the timber, the communities, and the opportunities that come with them. Working with people who know this ground firsthand makes everything easier. Whether you want to buy or sell, our team understands this county and how to match the right properties with the right buyers. They know the backroads, the soil types, the hunting spots, and the market trends that matter.

Slade Johnston Land Real Estate Agent

Slade Johnston

Land Professional in Alabama, Georgia, Mississippi, Tennessee
Hal Rounsaville Land Real Estate Agent

Hal Rounsaville

Land Professional in Alabama, Mississippi
Wyatt Fullington Land Real Estate Agent

Wyatt Fullington

Mississippi Land Professional
Tom McDougal Land Real Estate Agent

Tom McDougal

Alabama and Mississippi Land Professional
Meet All Our Trusted Land Professionals

Why Yalobusha County Mississippi Land Attracts Buyers

North-central Mississippi offers a useful mix of hills, flats, and water, and this county sits right in the middle of it. Enid Lake spreads across the western side, with wooded slopes, coves, and campgrounds that draw anglers and campers almost year-round. East of the interstate you see more rolling uplands, creek bottoms, and patches of national forest, so the landscape never feels monotonous. That variety is exactly what many buyers want when they are balancing income and recreation on the same tract.

Landowners here use the ground in different ways without getting in each others way. Some farms focus on cotton, soybeans, and corn, while neighbors lean into hay fields, cattle, or mixed timber. Forestry and forest products support local jobs and income, so pine plantations and hardwood stands are not just scenery; they are part of the county economy. For a buyer, that means there are real markets for pulpwood and sawtimber within driving distance, not just hypothetical harvest plans.

Families and part-time residents like the low-key feel of towns such as Water Valley and Coffeeville. You can find shops, schools, and basic services close by, then slip back to gravel roads and quiet hollows at the end of the day. Interstate 55 makes trips to Oxford, Grenada, and the rest of north Mississippi straightforward, which helps if you split time between town and the farm. Whether you are looking for a working farm, a timber tract with food plots, or a lake-place base camp, this county lines up well with long-term, practical buyers.

Natural Land Features in Yalobusha County Mississippi

Natural features in this county are shaped by water, timber, and the gentle hills of north Mississippi. Enid Lake dominates the western side with 6,000 plus acres of surface water, long wooded points, and a shoreline that gives private tracts great views and breezes. To the east, the Yalobusha unit of Holly Springs National Forest brings long ridges, mixed pine and hardwood stands, and small recreation lakes. Between those anchors you find Yocona River bottoms and smaller creeks winding through pastures and woods, giving many properties both high ground and fertile low areas. Buyers who care about soil types, water access, and habitat diversity see a lot of upside in this landscape.

Enid Lake Shoreline and Hills

Enid Lake covers roughly 6,100 acres and sits mostly inside the county, with long fingers of water backing into wooded hollows. The shoreline offers elevated home sites, camping areas, and easy boat access, which keeps demand high for parcels with direct or nearby lake frontage. Gentle hills around the lake give many tracts long views and natural spots for cabins, barns, or RV pads.

Holly Springs National Forest Yalobusha Unit

The Yalobusha unit of Holly Springs National Forest lies between Coffeeville and Oakland, just east of Interstate 55. It adds thousands of acres of pine and hardwood, small lakes, and trails to the local landscape, giving nearby landowners more recreation options. Private tracts near this unit benefit from the feel of large contiguous woods without giving up road access or utilities.

Yocona River Bottoms and Upland Ridges

Along the Yocona River and smaller creeks, fertile bottomland soils support hay fields, crops, and hardwood stands. Upland ridges just above these bottoms often carry pine plantations or mixed oak and hickory, giving strong deer and turkey habitat. Many tracts combine both settings, letting owners balance cropland, pasture, and timber without leaving the property.

Timber, Row-Crop, and Poultry Investment Land

Rural land buyers who care about income as much as recreation will find solid options in this county. A good portion of the acreage is in forest, and that sector supports local jobs and millions of dollars in income each year. Row-crop and pasture farms fill in the gaps, especially along better soils and gentler slopes. Poultry, cattle, and related livestock operations add another layer of demand for pasture ground, litter disposal sites, and hay fields. Together, those pieces create a landscape where investment tracts can earn while you also enjoy hunting, fishing, and family time.

White-tailed Deer
Timber Investment Tracts

Forestry is a major economic driver here, and that matters to anyone looking at timber as a long-term asset. County-level studies show that forest-related activity supports well over a hundred jobs and several million dollars in labor income, so mills and wood markets are not going anywhere. Many tracts carry a mix of planted loblolly pine on uplands and natural hardwood along creeks and drains, which spreads harvest timing and risk. Thinnings can provide periodic cash flow while you hold for higher-value sawtimber, and streamside management zones protect water quality and wildlife. For buyers comfortable with rotation planning and professional forestry help, timberland in this county can anchor a portfolio while still giving room for food plots and roads.

White-tailed Deer
Row-Crop and Pasture Farms

Agriculture in this area leans heavily on cotton, soybeans, and corn, with many farms also cutting hay or grazing cattle. Local numbers show hundreds of farms working more than 100,000 combined acres and generating several million dollars in row-crop sales each year. Investors can lease open ground to established operators, which keeps cash flow steady while limiting day-to-day labor demands. Bottomland fields near the Yocona and upland benches with decent drainage can both perform well when managed with good rotation and inputs. Many buyers also look for mixed farms where open fields are bordered by woods, giving a straightforward way to combine lease income with deer and turkey hunting on the same property.

White-tailed Deer
Poultry and Livestock Operations

Poultry and eggs show up clearly in the county’s farm sales, mirroring Mississippi’s statewide strength in the poultry sector. That means there are existing house sites, litter-spreading needs, and service routes that touch many rural roads. Cattle and calves bring in even more sales than poultry, so pasture, hay fields, and small working pens stay in demand. Investors who purchase open tracts with water, fencing, and access to all-weather roads can usually find tenants for grazing or hay production. For owner-operators, buying land where poultry, cattle, and row crops already have a track record reduces guesswork and helps keep lenders comfortable with your plan.

Slade Johnston Land Real Estate Agent

Slade Johnston

Land Professional in Alabama, Georgia, Mississippi, Tennessee

Are you selling land in Mississippi

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.

Wildlife, Hunting, and Fishing Land in Yalobusha County

Habitat in this county is built for people who hunt and fish. Hardwood creek bottoms, cutovers, pine ridges, and field edges create bedding cover and feeding areas for deer and turkey. Enid Lake adds flooded timber, coves, and open water for waterfowl, plus famous crappie and solid bass and catfish fishing. With both private tracts and public opportunities nearby, it is easy to set up a place where family and friends stay busy through every season.

White-tailed Deer
White-Tailed Deer

Deer numbers stay strong thanks to mixed timber, thickets, and scattered food plots across farms and timber tracts. Creek bottoms and edges around cutovers give natural travel corridors, making it easier to pattern bucks with the right stand locations and access routes.

Eastern Wild Turkey
Eastern Wild Turkey

Turkeys use the upland hardwood ridges, pine stands, and open fields scattered through the county. Many tracts offer roost trees close to logging roads and field edges, giving hunters classic setups for fly-down and mid-morning moves.

Crappie and Bass Fishing
Crappie and Bass Fishing

Enid Lake is known for producing big crappie, including the standing world record, along with quality largemouth bass and catfish. Owning nearby land lets you launch early, avoid long drives home after night fishing, and even add your own ponds for quick, low-stress trips.

Rural Lifestyle, Small Towns, and Access in Yalobusha County

Buying land is not just about soil and timber; daily life has to work too. This county has a slow pace but is not cut off from the rest of north Mississippi. Interstate 55 runs north–south through the western side, making trips to Memphis, Jackson, or the Gulf states simple. Oxford and the University of Mississippi sit a short drive to the northeast, which matters if you want SEC sports, medical care, or college-town restaurants within reach. At the same time, Water Valley and Coffeeville keep their own quieter identity, with historic downtowns, local shops, and community events that make weekends feel familiar.

For landowners, that mix of access and privacy is a real plus. You can set up a cabin or home place near a paved road with power, then push interior roads and trails back into woods or fields where it stays quiet. Enid Lake and nearby state park facilities offer boat ramps, campgrounds, and playgrounds without you having to maintain them yourself. Families use rural tracts here as base camps for fishing, hunting, and summer trips, then consider long-term moves once they get to know the schools and local churches. For investors who may hold land for years, stable small-town populations and a steady regional economy around forestry, agriculture, and light industry keep the story grounded in real demand, not just speculation.

Explore Rural Land in Nearby North Mississippi Counties

North Mississippi as a whole is popular with buyers who want rolling ground, strong hunting, and access to lakes and small towns. Counties around this area share many of the same traits: mixed timber and row-crop farms, easy drives to Oxford or the interstate, and a long history of outdoor recreation. If you are open to a wider search, these neighboring counties offer good alternatives and complements to a Yalobusha purchase.

Lafayette County

Lafayette County combines rural tracts with the energy of Oxford and the University of Mississippi. Buyers often look here for recreational or investment land that still sits within a quick drive of college-town amenities and game-day weekends.

Land for Sale in Lafayette County, Mississippi
Grenada County

Grenada County is anchored by Grenada Lake and a long history of timber and row-crop farming. Land here appeals to buyers who want strong fishing, good road access along I-55, and a mix of woods and open fields.

Land for Sale in Grenada County, Mississippi
Calhoun County

Calhoun County offers a more rolling, interior landscape with strong farming traditions and scattered timber tracts. Buyers who want quiet homesteads, pasture ground, and deer and turkey hunting away from the interstate often include this county in their search.

Land for Sale in Calhoun County, Mississippi

FREQUENTLY ASKED QUESTIONS

Hunting land in Yalobusha County Mississippi

Hunting land in this county gives you a mix of hardwood bottoms, pine ridges, and field edges that hold deer and turkey all season. Many tracts sit within a short drive of public land or Enid Lake, so you can hunt your own place and still have backup spots. Buyers like that most properties are big enough for food plots and simple habitat work without feeling overwhelming to manage.

Fishing opportunities around Enid Lake and Yalobusha County

Fishing options are a major draw, especially with Enid Lake sitting mostly inside the county line. Anglers target crappie, largemouth bass, catfish, and bream, and the lake’s reputation for big slabs is known well beyond Mississippi. Smaller ponds and creek-fed lakes on private tracts give you quieter days when you do not want to fight boat-ramp traffic.

Best crops for row-crop farming in Yalobusha County

Row-crop farms in this part of Mississippi often rotate cotton, soybeans, and corn on the better upland and bottomland soils. Many operators also keep some ground in hay or small grains to support cattle or to help with erosion control. If you are new to the area, statewide planning budgets and crop return guides from Mississippi State University Extension can help you decide which mix pencils out best for your acres.

How strong is the poultry and livestock sector in Yalobusha County

Poultry and eggs account for a noticeable share of county farm sales, and Mississippi as a whole is heavily poultry-driven. That matters for land buyers because it means integrators, feed suppliers, and service companies already know the region. Cattle and calves also bring in steady income, so pasture ground with water and fencing can stay leased or stocked even if you are not planning to run your own herd.

Timber value and forestry economics for Yalobusha County landowners

Timber is not just scenery here; it supports jobs and income for local families. A mix of planted pine, natural hardwood, and streamside zones gives you different harvest schedules and markets to work with. MSU Extension publishes a county-level forestry economics report so you can see how many jobs and how much income come from forest products before you commit to a long-term timber play.

Water, soil tests, and pond building rules for rural tracts

Before you build a pond or small lake on a new purchase, it is smart to talk with Extension and check state rules. Mississippi requires permits for certain size impoundments, and a soil test on the pond bottom can keep you from fighting leaks for years. For existing ponds, Extension resources on stocking and fertilization help you turn a weedy hole into a dependable fishing spot.

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.

Start Your Mississippi Land Career Today