$5,500,000
$4,733 per acre: total asking price divided by the reported 1,162 acres. Not an appraisal or a bare-land value.
0 County Road 35Carrollton, MS 38917
Pasture and grazing land · MLS 11658297 · Listed 301 days ago (Jan 6, 2026)
Livestock and grazing · Crops and cropland · Farm and ranch details
For sale: Listed for sale and available according to the MyStateMLS feed.
About this property
Oakhurst sits in the heart of Mississippi’s Bluff Hills soil region, known for its deep, fertile soils and its close connection to the Mississippi Delta just to the west. This unique combination of rich soils, diverse forests, and interspersed farmland creates one of the most productive wildlife habitats in the Southeast. These conditions consistently produce trophy‑class deer and turkeys, while the proximity to the Delta adds exceptional waterfowl opportunities. Rolling wooded slopes, fertile fields, and natural corridors support strong, healthy wildlife populations year‑round. Oakhurst features a diverse timber profile, including approximately 686 acres of beautiful merchantable hardwoods with a high percentage of mast‑producing hardwoods. Another 108 acres of merchantable pine plantation provide transition between hardwood stands and agricultural fields. Eighty‑five acres of thinned hardwoods offer ideal cover and browse, while 32 acres of 25‑year‑old fallow‑field hardwood regeneration create excellent movement corridors along the ag fields. Recreational and water features are abundant. Two fishing lakes totaling 18 acres are stocked with bass and bream. A 12‑acre duck pond provides consistent waterfowl action. Over 230 acres of fertile agricultural fields supply food sources for deer and turkey, and have long produced outstanding early‑ and late‑season dove shoots. Miles of improved internal roads offer easy access throughout the property. Big Sand Creek, with 1.6 miles of frontage, brings sandbars, deep pools, and a natural wildlife travel route as it flows toward the Mississippi Delta. Improvements include the historic Oakhurst homeplace, built in 1904 by the Billups family. This two‑story residence features tall ceilings, hardwood floors, large windows, seven bedrooms, three‑and‑a‑half baths, and two independent kitchens—perfect for hosting multiple groups. The manicured grounds showcase flowering shrubs and mature oak and pecan trees. A fully renovated two‑bedroom, two‑bath farmhouse adds modern comfort with an open kitchen, Viking appliances, an outdoor kitchen, and a large firepit for post‑hunt gatherings. Several turn‑of‑the‑century barns reinforce the property’s agricultural heritage. Oakhurst’s wildlife management history is equally impressive. Prior to 1999, the property operated as a cattle farm. In 1999, wildlife biologist Benny Herring implemented a long‑term plan to transform it into a premier deer and turkey property. Pastures were converted to pine and hardwood forest, agricultural fields were strategically retained, and detailed harvest data have been collected for 27 years. The focus on mature four‑ and five‑year‑old bucks has consistently produced deer exceeding 200 pounds and scoring in the 140s and 150s. Today, Oakhurst stands as one of the finest free‑range hunting properties in the Southeast, complete with food plots, shooting houses, and an extensive internal road system.
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 Lee Skinner of National Land Realty, Tuscaloosa, AL 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, Crops and cropland |
| Total acreage | 1,162 acres (as reported) |
| Reported land breakdown | Not stated. Total acreage is not tillable or usable acreage; ask the agent and check the soil survey. |
| Home included | No home reported |
Reported buildings, water and land features
- Pasture (listing description)
- Barn (listing description)
- Pond (listing description)A pond is reported in the description. It does not establish a water right, and ponds can be seasonal.
- Creek or spring (listing description)
- Timber or woods (listing description)
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
- $5,500,000
- Status
- For sale
- Property type
- Land and lots
- Lot size
- 1,162 acres
- County
- Carroll County
- MLS number
- 11658297
Facts are reported by the listing brokerage. Items not listed were not provided; that does not mean the property lacks them.
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 Carrollton.
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 Carroll 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 Carroll 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 National Land Realty, Tuscaloosa, AL. Listing agent: Lee Skinner. Co-listing agent: Bob Jamison. Listings provided by MyStateMLS.
Listing last updated by the brokerage Nov 2, 2026, 12:03 PM UTC. Farms and Ranches last received MyStateMLS data Nov 3, 2026, 3:00 AM UTC. Information is deemed reliable but not guaranteed; verify all details with the listing agent.