$950,000
$2,700 per acre: total asking price divided by the reported 352 acres. Not an appraisal or a bare-land value.
6220 Garrigues RoadLouisville, MS 39339
Pasture and grazing land · MLS 11933512 · Listed 82 days ago (Aug 13, 2026)
Livestock and grazing · 351.8 pasture acres reported · Farm and ranch details
Under contract: The seller has accepted an offer with conditions. Some sellers still accept backup offers.
About this property
Located approximately 8.6± miles southeast of Louisville in Winston County, this 351.8± acre property offers a great combination of pasture, mixed timber, wetlands, water, and recreational opportunities. The property is located along both Garrigues Road and Joe Wray Road, providing approximately 2,720± feet of frontage on Garrigues Road and 1,325± feet on Joe Wray Road. Approximately 200± acres of the property consist of pasture, providing plenty of open ground for a potential cattle operation, hay production, or other agricultural uses. The property features a mixture of rolling hills and bottomland, giving it a diverse layout with multiple potential uses. Approximately 110± acres are enrolled in a wetlands conservation easement. These areas include mature hardwoods and cypress and provide excellent natural habitat for wildlife. The wetlands, along with the property's other wooded areas, create a strong environment for deer, ducks, turkey, and other wildlife. The property also includes approximately 40± acres of mixed timber, a 1± acre pond, three established food plots, a dove field, and a natural duck hole/slough. These features provide several opportunities for hunting and outdoor recreation throughout the year. There are two wells located on the property, although both are currently inactive. The combination of extensive road frontage, pasture, timber, wetlands, and water gives the property plenty of flexibility for someone looking to establish a farm or livestock operation, produce hay, build a homesite, or simply enjoy a large recreational property. The property is approximately 30.7± miles southwest of Philadelphia and 35.3± miles south of Starkville, while being only 8.6± miles from Louisville. Its location provides convenient access to nearby communities while still offering the acreage, privacy, and outdoor opportunities that come with a larger rural tract. Whether you're looking for a potential cattle or hay operation, agricultural acreage, a homesite, hunting property, or a recreational retreat, this 351.8± acre Winston County property offers a versatile combination of open ground, timber, wetlands, and wildlife habitat.
Description provided by the listing brokerage.
Farm and ranch details
Listing-reported, not independently certified. These details come from the listing's own fields and description. Farms and Ranches has not inspected the property, measured acres, tested soil or water, or reviewed permits. Confirm everything with Derek Eaves of SmallTown Hunting Properties & Real Estate LLC and the right professionals.
| Listed here as | Pasture and grazing landAgricultural land: Land the listing describes as farmed, grazed or cut for hay, with no home reported. Usable acres, water and access still need checking. |
|---|---|
| Why it qualifies | Agricultural use reported in the listing · How listings qualify |
| Reported use | Livestock and grazing |
| Total acreage | 352 acres (as reported) |
| Reported land breakdown |
|
| Home included | No home reported |
Reported buildings, water and land features
- Pasture (listing description)
- Pond (listing description)A pond is reported in the description. It does not establish a water right, and ponds can be seasonal.
- Timber or woods (listing description)
- Road frontage mentioned (listing description)
Utilities reported: Public water. Capacity, condition and permits are not reported.
Not reported here and never inferred: yields, income, stocking rates or carrying capacity, water rights, transferable permits, organic certification, equipment or livestock included in the sale, and whether a building can be used or a site built on. Report a wrong classification.
Facts
- List price
- $950,000
- Status
- Under contract
- Property type
- Land and lots
- Lot size
- 352 acres
- County
- Winston County
- MLS number
- 11933512
- Annual property tax (2025)
- $1,308
Facts are reported by the listing brokerage. Items not listed were not provided; that does not mean the property lacks them.
Land details reported by the listing
- Water source
- Public (WaterSource)
Features
Water
- Public (Water Source)
Location
The pin is the listing's reported coordinates and may be approximate. It is not a parcel boundary, and no soil, flood, wetland or access conclusion should be drawn from it. See more listings in Louisville.
Price and status history
Changes observed by Farms and Ranches in MyStateMLS data since Oct 30, 2026. This is not a public-record sales history; MyStateMLS does not publish sold prices.
Buyer checklist
Questions worth investigating for any farm or ranch purchase. They are not claims that this property has a problem or meets any condition.
- Legal accessIs there deeded or recorded access to a public road, and are there easements across the land (or that the land relies on)?
- Water rights and wellsA well, pond, creek or irrigation system does not by itself establish a legal right to use the water. Ask for the water right, permit or registration documents and test the well.
- Leases and tenanciesAre there farm, grazing, hunting, CRP, oil and gas or wind leases? Some survive a sale or require notice before they end.
- Soil and usable landHow many acres can actually be cropped or grazed? Check the NRCS soil survey and get a current lab soil test for the use you plan.
- RestrictionsZoning, conservation easements, deed restrictions, HOA rules, floodplain and wetland rules can limit what you can do.
- Building conditionBarns, fences, wells and septic systems need inspection; a listed building may not suit a commercial or livestock use.
- UtilitiesPower, water, septic capacity, internet and road maintenance: who provides them and at what cost.
- What is included in the saleEquipment, growing crops, stored hay, livestock, irrigation equipment, permits and farm program contracts are often separate. Get it in writing.
Explore this area's farming resources
Regional guidance for Winston County, MS. It describes the area, not this property: it does not say this land suits any crop or use.
- Regional overview and local referrals for Winston County
- Mississippi State University Extension Service (county offices and local specialists)
- Soil testing options for Mississippi
- NRCS Web Soil Survey (mapped soils; a map is not a soil test)
- All farm resources for Mississippi
Guides and next steps
Listing courtesy of SmallTown Hunting Properties & Real Estate LLC. Listing agent: Derek Eaves. Listings provided by MyStateMLS.
Listing last updated by the brokerage Oct 14, 2026, 2:11 PM UTC. Farms and Ranches last received MyStateMLS data Nov 3, 2026, 6:30 AM UTC. Information is deemed reliable but not guaranteed; verify all details with the listing agent.