$1,050,000
$5,172 per acre: total asking price divided by the reported 203 acres. Not an appraisal or a bare-land value.
464 Crouch RdBatesville, MS 38606
Pasture and grazing land · MLS 12037808 · Listed 80 days ago (Aug 15, 2026)
Livestock and grazing · Farm and ranch details
For sale: Listed for sale and available according to the MyStateMLS feed.
About this property
Nestled in the heart of Mississippi, Long Creek Farm presents a rare opportunity to own 203 acres of versatile undeveloped land in Batesville. This expansive property, currently thriving with agricultural pursuits and abundant wildlife, offers a blank canvas for your vision, whether it's continued farming, a strategic development, or a private recreational haven. Imagine the possibilities that unfold across this significant acreage, where natural beauty meets incredible potential. Location Long Creek Farm is ideally situated in Batesville, Mississippi, within Panola county. This prime location offers the tranquility of rural living while maintaining convenient access to local amenities and community resources. The property's address at 464 Crouch Rd, Batesville, MS 38606, places it within a desirable area known for its natural beauty and agricultural heritage. Land and terrain Spanning 203 acres, the land at Long Creek Farm features a diverse and inviting terrain. The property boasts a fertile sandy clay loam soil, ideal for a variety of agricultural endeavors. Portions of the land are partially wooded, offering natural habitat and aesthetic appeal, while other areas are dedicated to crops. The presence of brush further enhances the natural landscape, providing cover and forage for local wildlife. The property also benefits from a creek, adding a serene water feature and enhancing the overall ecological value. Improvements and infrastructure The property is thoughtfully improved with existing fencing, specifically barbed wire, which is a practical asset for agricultural operations such as cattle grazing. The infrastructure in place supports current uses and provides a solid foundation for future enhancements. Further development of the land, including the addition of new structures or expanded facilities, is entirely at the discretion of a new owner, allowing for complete customization. Water and utilities Long Creek Farm is enriched by the presence of a creek, a valuable natural water source that supports both agricultural and recreational activities. The property's existing utilities provide a foundation for development, and a new owner will find ample opportunities to customize and expand these services to meet specific needs, ensuring modern conveniences are readily available. Wildlife and vegetation The land is a haven for diverse wildlife, including small game, turkey, and whitetail deer, making it an exceptional destination for hunting enthusiasts and nature observers alike. The rich vegetation, characterized by brush, various crops, and partially wooded areas, creates a robust ecosystem that supports this abundant fauna. This natural environment offers a unique opportunity for outdoor recreation and appreciation of the local ecosystem. Current and potential use Currently, Long Creek Farm is actively utilized for agricultural purposes, cattle grazing, and hunting, showcasing its immediate productivity and recreational value. However, its potential extends far beyond these current uses. The property is ripe for future agricultural expansion, strategic development, or as a sound investment. Other exciting possibilities include livestock operations, mini storage facilities, mixed-use projects, or even multi-family housing, offering remarkable flexibility for a visionary owner. The expansive acreage also supports a wide array of recreational activities such as atv trails, bike trails, bird watching, and hunting. Access and easements Access to Long Creek Farm is excellent, provided by an asphalt county road. This direct road frontage ensures easy and convenient entry to the property for both agricultural operations and personal use. The well-maintained access simplifies transportation and enhances the overall appeal and functionality of the land. Contact us today to learn more or to schedule a visit.
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 Colt Aldison of America's Land Partners - Mississippi, Leland 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 | 203 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)
- Creek or spring (listing description)
- Fencing (listing description)Fencing is reported. The listing does not describe its type, extent or condition unless the description says so.
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
- $1,050,000
- Status
- For sale
- Property type
- Land and lots
- Lot size
- 203 acres
- County
- Panola County
- MLS number
- 12037808
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 Batesville.
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 Panola 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 Panola 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 America's Land Partners - Mississippi, Leland. Listing agent: Colt Aldison. Listings provided by MyStateMLS.
Listing last updated by the brokerage Nov 2, 2026, 12:27 PM UTC. Farms and Ranches last received MyStateMLS data Nov 3, 2026, 12:00 PM UTC. Information is deemed reliable but not guaranteed; verify all details with the listing agent.