$2,300,000
$4,946 per acre: total asking price divided by the reported 465 acres. Not an appraisal or a bare-land value.
001 Cr 532Avalon, MS 38917
Farm · MLS 11621349 · Listed 318 days ago (Dec 20, 2025)
Crops and cropland · 175 irrigated acres reported · Farm and ranch details
For sale: Listed for sale and available according to the MyStateMLS feed.
About this property
465± Acres | Irrigated Agricultural & Recreational | River Frontage | North Leflore County, MS Exceptional 465-acre tract in north Leflore County offering a rare blend of income-producing irrigated farmland, river frontage, and premier recreational hunting. The property features 175 acres of irrigated agricultural land, generating approximately $43,000 in annual income, along with 138 acres enrolled in CRP. A quarter-mile center pivot provides efficient irrigation. This tract is a true hunter's paradise, known for trophy whitetail deer, green-head ducks, and abundant wild turkey. Excellent waterfowl habitat is enhanced by four Ducks Unlimited pipes, established wetlands, and multiple well-maintained food plots. River frontage adds both scenic value and additional wildlife attraction. With several excellent home or lodge sites, this property is ideal for a private hunting retreat, recreational investment, or long-term land ownership opportunity.
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 Jeremy Beckwith of Coltmor Realty Co. and the right professionals.
| Listed here as | FarmFarms 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 | Agricultural use reported in the listing · How listings qualify |
| Reported use | Crops and cropland |
| Total acreage | 465 acres (as reported) |
| Reported land breakdown |
|
| Home included | No home reported |
Reported buildings, water and land features
- Agricultural zoning reported (listing zoning field)The listing reports agricultural zoning. Confirm permitted uses and any restrictions with the local planning office.
- Irrigation mentioned (listing description)Irrigation is mentioned in the description. Equipment or a well does not establish a legal right to irrigate; ask for the water right or permit documents.
- CRP or conservation acres (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
- $2,300,000
- Status
- For sale
- Property type
- Land and lots
- Lot size
- 465 acres
- County
- Carroll County
- MLS number
- 11621349
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 Avalon.
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 Coltmor Realty Co.. Listing agent: Jeremy Beckwith. Listings provided by MyStateMLS.
Listing last updated by the brokerage Mar 6, 2026, 2:36 PM UTC. Farms and Ranches last received MyStateMLS data Nov 3, 2026, 3:31 PM UTC. Information is deemed reliable but not guaranteed; verify all details with the listing agent.