For sale
$1,179,500
337 acresNo home reported
$3,500 per acre (asking price ÷ reported acres)
Cropland
3800 Highway 582 EastForest, LA 71263
Listing courtesy of Mossy Oak Properties Land Investments - Jackson · MyStateMLS #11535792
Under contract
$1,380,000
$6,699 per acre: total asking price divided by the reported 206 acres. Not an appraisal or a bare-land value.
206 acres
000 Bran RdOak Grove, LA 71263
Cropland · MLS 11739536 · Listed 187 days ago (Apr 30, 2026)
Crops and cropland · Farm and ranch details
Under contract: The seller has accepted an offer with conditions. Some sellers still accept backup offers.
About this property
206± Acres | Irrigated Row Crop Farm | West Carroll Parish, LA Turnkey opportunity to own a highly productive, leveled, and fully irrigated farm in West Carroll Parish. This 206± acre tract is nearly 100% tillable and has been exceptionally maintained, making it an ideal investment farm for any buyer. The property is equipped with three irrigation wells, providing plenty of water with high-yield production. Currently under a multi-year lease with a reputable and productive tenant, the farm operates on a 20% share, providing immediate income potential. The tenant has a solid track record of maintaining the property to a high standard. This is a rare chance to acquire a well-improved, income-producing farm! Call today and lets go take a look! Additional highlights: • Nearly 100% tillable acreage • Precision leveled for efficient irrigation • Established, dependable tenant in place • Grenada-Calhoun Silt Loam Soils • Minerals conveyed Note: Property is subject to an existing first right of refusal.
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 Skyler Humble of Delta Land & Real Estate LLC and the right professionals.
| Listed here as | CroplandAgricultural 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 | Crops and cropland |
| Total acreage | 206 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
- Tillable or cropland (listing description)Tillable or cropland acres as written by the listing agent. They are not a survey or a soil assessment.
- 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.
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
- $1,380,000
- Status
- Under contract
- Property type
- Land and lots
- Lot size
- 206 acres
- County
- West Carroll Parish
- MLS number
- 11739536
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 Oak Grove.
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.
Similar listings nearby
Listings of the same type in West Carroll Parish, priced within 40% of this listing ($828,000 to $1,932,000), newest first. Each one passes the same farm rules and display permissions on its own. See all matches
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 West Carroll Parish, LA. It describes the area, not this property: it does not say this land suits any crop or use.
- Regional overview and local referrals for West Carroll Parish
- LSU AgCenter (county offices and local specialists)
- LSU AgCenter Soil Testing and Plant Analysis Laboratory (soil testing) · other soil testing options
- NRCS Web Soil Survey (mapped soils; a map is not a soil test)
- All farm resources for Louisiana
Guides and next steps
Listing courtesy of Delta Land & Real Estate LLC. Listing agent: Skyler Humble. Listings provided by MyStateMLS.
Listing last updated by the brokerage Sep 23, 2026, 1:12 AM UTC. Farms and Ranches last received MyStateMLS data Nov 3, 2026, 2:01 PM UTC. Information is deemed reliable but not guaranteed; verify all details with the listing agent.