$975,000
$3,980 per acre: total asking price divided by the reported 245 acres. Not an appraisal or a bare-land value.
21959 Highway 80Hickory, MS 39332
Farm or ranch · MLS 11775980 · Listed 172 days ago (May 15, 2026)
Farms and ranches · Farm and ranch details
For sale: Listed for sale and available according to the MyStateMLS feed.
About this property
Located in the heart of East Mississippi, this exceptional 245± acre recreational and hunting property offers the perfect blend of rustic charm, outdoor recreation, and country living in Newton County, Mississippi. Situated at 21959 Hwy 80 E in Hickory, the property is conveniently located just 3.8± miles east of downtown Hickory, 17± miles west of Meridian, 76.7± miles east of Jackson, and approximately 194± miles northeast of New Orleans, providing both accessibility and privacy for a true countryside retreat. At the center of the property sits a rustic 3,200± square foot lodge featuring four bedrooms and three bathrooms, designed for comfortable gatherings after long days outdoors. The lodge offers the warm character and feel of a true hunting camp while still providing the conveniences needed for full-time living or weekend stays, including a vertical platform lift for accessibility. An outdoor kitchen creates the ideal setting for entertaining family and friends while overlooking the peaceful landscape and surrounding timber. The land is exceptionally diverse and well suited for recreation and wildlife management. A 2.5± mile trail system provides easy access throughout the property for ATVs, hiking, horseback riding, and hunting. The property features a beautiful 2.5± acre stocked lake for fishing and relaxation, along with approximately 1.4± miles of frontage on the Chunky River, adding scenic beauty and additional recreational opportunities. Mature hardwoods and mature pine timber provide excellent wildlife habitat while creating the natural setting that makes this property feel secluded and untouched. For the outdoorsman, the property is turnkey and ready to enjoy with five box stands and two established food plots already in place. Deer, turkey, and small game are abundant throughout the property, making it an outstanding year-round hunting and recreational tract. Additional improvements include a 3,000± square foot shop with office space, a 2,500± square foot tractor shed, greenhouse, storm shelter, and a camper shed with 50-amp hookup, offering plenty of storage and functionality for equipment, guests, and property maintenance. Whether you are looking for a private hunting retreat, family getaway, working recreational property, or country estate, this one-of-a-kind Newton County property offers the space, improvements, river frontage, and outdoor opportunities that are increasingly hard to find in today's market.
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 | Farm or ranchFarms and ranches: Listed by the MLS as a farm or ranch, or land with reported agricultural improvements such as barns, stables or fencing. |
|---|---|
| Why it qualifies | MLS property type: Farm · How listings qualify |
| Reported use | Not stated in the listing |
| Total acreage | 245 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 | Yes, a home is reported |
Reported buildings, water and land features
- Timber or woods (listing description)
- Road frontage mentioned (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
- $975,000
- Original list price
- $1,200,000
- Status
- For sale
- Property type
- Farm or estate
- Bedrooms
- 4
- Full baths
- 3
- Lot size
- 245 acres
- Year built
- 2003
- Stories
- 2
- County
- Newton County
- MLS number
- 11775980
- Annual property tax (2025)
- $2,767
Facts are reported by the listing brokerage. Items not listed were not provided; that does not mean the property lacks them.
Features
Heating
- Forced Air
Parking
- Driveway
Construction
- Vinyl Siding
Roof
- Metal
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 Hickory.
Price and status history
- Original list price reported by the brokerage: $1,200,000
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 Newton 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 Newton 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. Co-listing agent: Dennis West. Listings provided by MyStateMLS.
Listing last updated by the brokerage Oct 27, 2026, 10:07 PM UTC. Farms and Ranches last received MyStateMLS data Nov 3, 2026, 8:01 AM UTC. Information is deemed reliable but not guaranteed; verify all details with the listing agent.