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Offices418 HWY 90 Waveland, MS 39576
$875,000
Batesville, MS 38606
MLS# 4141862
1 / 22
Property Description
Prime Batesville MS 42+ acre development opportunity in the rapidly growing corridor between Batesville and Oxford. The property features approximately 640 feet of frontage on the four-lane Mississippi Highway 6 / U.S. Route 278 corridor with 18,000 AADT (2024) and direct access via an existing gravel drive. Located just 1.4 miles from Interstate 55, the site offers excellent regional connectivity to North Mississippi, Memphis, and the Delta. * Positioned inside the city limits of Batesville, the property is currently zoned AG and R-9 supporting potential residential development AS-IS. The site offers strong potential for mixed-use development including single-family residential, townhomes, apartments, or a combination of residential and commercial frontage. The city has indicated a strong demand for new housing and is considered development friendly. Rezoning potential could be supported by recent annexation and area growth. * The land is 95+% cleared, gently rolling, and located outside the flood zone, with approximately 100% usable acreage. Elevations range roughly from 330-350 feet across the tract and include a small 0.25-acre pond. Utilities available include public water, sewer, natural gas, electric, and fiber internet. * The property benefits from proximity to established retail and employment centers including GE Aerospace just across Hwy 6, Walmart and Lowe's (1.5 miles) along with newer national retailers such as Academy Sports, Hobby Lobby, Ross, and Five Below near the I-55 interchange. Downtown Batesville is approximately 4 miles away, while University of Mississippi in Oxford is about 23 miles east, creating strong regional housing demand. Memphis is 55 miles from the site. * This highly visible tract presents an excellent opportunity for residential, mixed-use, or investment development in one of North Mississippi's expanding growth corridors. Bring your imagination and plans for continuing thoughtful progress for Batesville and Panola County Mississippi. The owners are open to ideas and helping you get your plans underway! Survey available. Utilities to be verified.
Details
Maps
Address and Location Information
Street Number Assigned?: No
Nearest Cross Street: Hunters Parkway
Parcel Number: 3181 0005600 10000100
Directions to Property: From I-55 and MS Hwy 6: Go east on MS Hwy 6 toward Oxford for approximately 1.4 miles. Land is on the left. Go to highway turn off at Mt. Olivent Road to make a U-Turn. Property will be on the right.
Community Of: N/A
Street Number: 1477
Street Name: Ms-6
County: Panola
State: MS
Zip Code: 38606
Subdivision: Metes And Bounds
Location
Small Town: 1
Suburban: 1
Listing Information
Listing Service: Full Service
Status: Active
List Date: 2026-03-09
List Price: $875,000
Current Price: $875,000
Property Sub Type: Acreage (more than 10 acres)
General Property Information
Property Sub Type: Acreage (more than 10 acres)
New Construction: No
Approx Lot Size Acres: 42
Lot Size Dimensions: 640X2590
Expandable Area: No
List Price/Acre: 20833.33
Divisible: Yes
School District: South Panola
Elementary School: Batesville
Intermediate School: Batesville
Middle or Junior School: Batesville Middle School
High School: South Panola
Tax and Financial Information
Tax Annual Amount: 494
Tax Year: 2025
Homestead Y/N: No
Additional Exemptions Y/N: No
Flood Insurance Required?: No
Leasehold Y/N: No
16th Section: No
Sold In Previous 12 Months: No
Association: No
Covenants Y/N: No
Legal Description: 43 ACC PT W 1/2 SW 1.4-UNPLATTED LAND 12-9-7
Remarks & Miscellaneous
Public Remarks: Prime Batesville MS 42+ acre development opportunity in the rapidly growing corridor between Batesville and Oxford. The property features approximately 640 feet of frontage on the four-lane Mississippi Highway 6 / U.S. Route 278 corridor with 18,000 AADT (2024) and direct access via an existing gravel drive. Located just 1.4 miles from Interstate 55, the site offers excellent regional connectivity to North Mississippi, Memphis, and the Delta. * Positioned inside the city limits of Batesville, the property is currently zoned AG and R-9 supporting potential residential development AS-IS. The site offers strong potential for mixed-use development including single-family residential, townhomes, apartments, or a combination of residential and commercial frontage. The city has indicated a strong demand for new housing and is considered development friendly. Rezoning potential could be supported by recent annexation and area growth. * The land is 95+% cleared, gently rolling, and located outside the flood zone, with approximately 100% usable acreage. Elevations range roughly from 330-350 feet across the tract and include a small 0.25-acre pond. Utilities available include public water, sewer, natural gas, electric, and fiber internet. * The property benefits from proximity to established retail and employment centers including GE Aerospace just across Hwy 6, Walmart and Lowe's (1.5 miles) along with newer national retailers such as Academy Sports, Hobby Lobby, Ross, and Five Below near the I-55 interchange. Downtown Batesville is approximately 4 miles away, while University of Mississippi in Oxford is about 23 miles east, creating strong regional housing demand. Memphis is 55 miles from the site. * This highly visible tract presents an excellent opportunity for residential, mixed-use, or investment development in one of North Mississippi's expanding growth corridors. Bring your imagination and plans for continuing thoughtful progress for Batesville and Panola County Mississippi. The owners are open to ideas and helping you get your plans underway! Survey available. Utilities to be verified.
Current Use
Agricultural: 1
Hay: 1
Vacant: 1
See Remarks: 1
Possible Use
Agricultural: 1
Cattle: 1
Commercial: 1
Dairy: 1
Development: 1
Farm: 1
Grazing: 1
Horses: 1
Investment: 1
Livestock: 1
Multi-Family: 1
Pasture: 1
Recreational: 1
Residential: 1
Retail: 1
Single Family: 1
Subdevelopment: 1
Unimproved: 1
Vacant: 1
See Remarks: 1
Land Details
Acres Pasture: 42
Frontage Feet: 640
Irrigated: No
Legally Subdivided: No
Road Frontage: 640
Lot Features
See Remarks: 1
Covenants And Restrictions
None: 1
Sewer
See Remarks: 1
Water Source
See Remarks: 1
Listing Terms
Cash: 1
USDA Loan: 1
Other: 1
Workshop Features
Workshop: No
Waterfront Features
Waterfront: No
Showing Requirements
Showing: Appointment Required
Appointment Phone: 901-674-5800
Utilities
Electricity Available: 1
Water Available: 1
See Remarks: 1
Trees - Wooded
Other: 1
Security Features
None: 1
Exterior Features
None: 1
Fencing
Barbed Wire: 1
Partial: 1
Road Frontage Type
Highway: 1
See Remarks: 1
Road Surface Type
Asphalt: 1
Other Structures
None: 1
Community Features
None: 1
Barn Features
Barn: No
Horse Amenities
Horse Amenities: No
None: 1
Livestock
None: 1
Available Documents
Aerial Map/Photo: 1
Drawings: 1
Land Survey: 1
Maps: 1
Photographs: 1
Survey: 1
Traffic Count: 1
Disclosures
None: 1
Additional Transportation
Airport 3+ Miles: 1
Paved: 1
State Highway: 1
Equipment Included
None: 1
Property Features
Current Use: Agricultural; Hay; Vacant; See Remarks
Possible Use: Agricultural; Cattle; Commercial; Dairy; Development; Farm; Grazing; Horses; Investment; Livestock; Multi-Family; Pasture; Recreational; Residential; Retail; Single Family; Subdevelopment; Unimproved; Vacant; See Remarks
Location: Small Town; Suburban
Lot Features: See Remarks
Covenants And Restrictions: None
Sewer: See Remarks
Water Source: See Remarks
Listing Terms: Cash; USDA Loan; Other
Utilities: Electricity Available; Water Available; See Remarks
Trees - Wooded: Other
Security Features: None
Exterior Features: None
Fencing: Barbed Wire; Partial
Road Frontage Type: Highway; See Remarks
Road Surface Type: Asphalt
Other Structures: None
Community Features: None
Horse Amenities: None
Livestock: None
Available Documents: Aerial Map/Photo; Drawings; Land Survey; Maps; Photographs; Survey; Traffic Count
Disclosures: None
Additional Transportation: Airport 3+ Miles; Paved; State Highway
Equipment Included: None
Listing Office: Crosslin Gist Realty, Llc
Listing Agent: Stephanie Crosslin
Last Updated: March - 10 - 2026
Information is deemed to be reliable but not guaranteed. Copyright 2022 MLS United, LLC.
$875,000
Batesville, MS 38606
MLS# 4141862
1 / 22
Property Description
Prime Batesville MS 42+ acre development opportunity in the rapidly growing corridor between Batesville and Oxford. The property features approximately 640 feet of frontage on the four-lane Mississippi Highway 6 / U.S. Route 278 corridor with 18,000 AADT (2024) and direct access via an existing gravel drive. Located just 1.4 miles from Interstate 55, the site offers excellent regional connectivity to North Mississippi, Memphis, and the Delta. * Positioned inside the city limits of Batesville, the property is currently zoned AG and R-9 supporting potential residential development AS-IS. The site offers strong potential for mixed-use development including single-family residential, townhomes, apartments, or a combination of residential and commercial frontage. The city has indicated a strong demand for new housing and is considered development friendly. Rezoning potential could be supported by recent annexation and area growth. * The land is 95+% cleared, gently rolling, and located outside the flood zone, with approximately 100% usable acreage. Elevations range roughly from 330-350 feet across the tract and include a small 0.25-acre pond. Utilities available include public water, sewer, natural gas, electric, and fiber internet. * The property benefits from proximity to established retail and employment centers including GE Aerospace just across Hwy 6, Walmart and Lowe's (1.5 miles) along with newer national retailers such as Academy Sports, Hobby Lobby, Ross, and Five Below near the I-55 interchange. Downtown Batesville is approximately 4 miles away, while University of Mississippi in Oxford is about 23 miles east, creating strong regional housing demand. Memphis is 55 miles from the site. * This highly visible tract presents an excellent opportunity for residential, mixed-use, or investment development in one of North Mississippi's expanding growth corridors. Bring your imagination and plans for continuing thoughtful progress for Batesville and Panola County Mississippi. The owners are open to ideas and helping you get your plans underway! Survey available. Utilities to be verified.
Details
Maps
Address and Location Information
Street Number Assigned?: No
Nearest Cross Street: Hunters Parkway
Parcel Number: 3181 0005600 10000100
Directions to Property: From I-55 and MS Hwy 6: Go east on MS Hwy 6 toward Oxford for approximately 1.4 miles. Land is on the left. Go to highway turn off at Mt. Olivent Road to make a U-Turn. Property will be on the right.
Community Of: N/A
Street Number: 1477
Street Name: Ms-6
County: Panola
State: MS
Zip Code: 38606
Subdivision: Metes And Bounds
Location
Small Town: 1
Suburban: 1
Listing Information
Listing Service: Full Service
Status: Active
List Date: 2026-03-09
List Price: $875,000
Current Price: $875,000
Property Sub Type: Acreage (more than 10 acres)
General Property Information
Property Sub Type: Acreage (more than 10 acres)
New Construction: No
Approx Lot Size Acres: 42
Lot Size Dimensions: 640X2590
Expandable Area: No
List Price/Acre: 20833.33
Divisible: Yes
School District: South Panola
Elementary School: Batesville
Intermediate School: Batesville
Middle or Junior School: Batesville Middle School
High School: South Panola
Tax and Financial Information
Tax Annual Amount: 494
Tax Year: 2025
Homestead Y/N: No
Additional Exemptions Y/N: No
Flood Insurance Required?: No
Leasehold Y/N: No
16th Section: No
Sold In Previous 12 Months: No
Association: No
Covenants Y/N: No
Legal Description: 43 ACC PT W 1/2 SW 1.4-UNPLATTED LAND 12-9-7
Remarks & Miscellaneous
Public Remarks: Prime Batesville MS 42+ acre development opportunity in the rapidly growing corridor between Batesville and Oxford. The property features approximately 640 feet of frontage on the four-lane Mississippi Highway 6 / U.S. Route 278 corridor with 18,000 AADT (2024) and direct access via an existing gravel drive. Located just 1.4 miles from Interstate 55, the site offers excellent regional connectivity to North Mississippi, Memphis, and the Delta. * Positioned inside the city limits of Batesville, the property is currently zoned AG and R-9 supporting potential residential development AS-IS. The site offers strong potential for mixed-use development including single-family residential, townhomes, apartments, or a combination of residential and commercial frontage. The city has indicated a strong demand for new housing and is considered development friendly. Rezoning potential could be supported by recent annexation and area growth. * The land is 95+% cleared, gently rolling, and located outside the flood zone, with approximately 100% usable acreage. Elevations range roughly from 330-350 feet across the tract and include a small 0.25-acre pond. Utilities available include public water, sewer, natural gas, electric, and fiber internet. * The property benefits from proximity to established retail and employment centers including GE Aerospace just across Hwy 6, Walmart and Lowe's (1.5 miles) along with newer national retailers such as Academy Sports, Hobby Lobby, Ross, and Five Below near the I-55 interchange. Downtown Batesville is approximately 4 miles away, while University of Mississippi in Oxford is about 23 miles east, creating strong regional housing demand. Memphis is 55 miles from the site. * This highly visible tract presents an excellent opportunity for residential, mixed-use, or investment development in one of North Mississippi's expanding growth corridors. Bring your imagination and plans for continuing thoughtful progress for Batesville and Panola County Mississippi. The owners are open to ideas and helping you get your plans underway! Survey available. Utilities to be verified.
Current Use
Agricultural: 1
Hay: 1
Vacant: 1
See Remarks: 1
Possible Use
Agricultural: 1
Cattle: 1
Commercial: 1
Dairy: 1
Development: 1
Farm: 1
Grazing: 1
Horses: 1
Investment: 1
Livestock: 1
Multi-Family: 1
Pasture: 1
Recreational: 1
Residential: 1
Retail: 1
Single Family: 1
Subdevelopment: 1
Unimproved: 1
Vacant: 1
See Remarks: 1
Land Details
Acres Pasture: 42
Frontage Feet: 640
Irrigated: No
Legally Subdivided: No
Road Frontage: 640
Lot Features
See Remarks: 1
Covenants And Restrictions
None: 1
Sewer
See Remarks: 1
Water Source
See Remarks: 1
Listing Terms
Cash: 1
USDA Loan: 1
Other: 1
Workshop Features
Workshop: No
Waterfront Features
Waterfront: No
Showing Requirements
Showing: Appointment Required
Appointment Phone: 901-674-5800
Utilities
Electricity Available: 1
Water Available: 1
See Remarks: 1
Trees - Wooded
Other: 1
Security Features
None: 1
Exterior Features
None: 1
Fencing
Barbed Wire: 1
Partial: 1
Road Frontage Type
Highway: 1
See Remarks: 1
Road Surface Type
Asphalt: 1
Other Structures
None: 1
Community Features
None: 1
Barn Features
Barn: No
Horse Amenities
Horse Amenities: No
None: 1
Livestock
None: 1
Available Documents
Aerial Map/Photo: 1
Drawings: 1
Land Survey: 1
Maps: 1
Photographs: 1
Survey: 1
Traffic Count: 1
Disclosures
None: 1
Additional Transportation
Airport 3+ Miles: 1
Paved: 1
State Highway: 1
Equipment Included
None: 1
Property Features
Current Use: Agricultural; Hay; Vacant; See Remarks
Possible Use: Agricultural; Cattle; Commercial; Dairy; Development; Farm; Grazing; Horses; Investment; Livestock; Multi-Family; Pasture; Recreational; Residential; Retail; Single Family; Subdevelopment; Unimproved; Vacant; See Remarks
Location: Small Town; Suburban
Lot Features: See Remarks
Covenants And Restrictions: None
Sewer: See Remarks
Water Source: See Remarks
Listing Terms: Cash; USDA Loan; Other
Utilities: Electricity Available; Water Available; See Remarks
Trees - Wooded: Other
Security Features: None
Exterior Features: None
Fencing: Barbed Wire; Partial
Road Frontage Type: Highway; See Remarks
Road Surface Type: Asphalt
Other Structures: None
Community Features: None
Horse Amenities: None
Livestock: None
Available Documents: Aerial Map/Photo; Drawings; Land Survey; Maps; Photographs; Survey; Traffic Count
Disclosures: None
Additional Transportation: Airport 3+ Miles; Paved; State Highway
Equipment Included: None
Listing Office: Crosslin Gist Realty, Llc
Listing Agent: Stephanie Crosslin
Last Updated: March - 10 - 2026
Information is deemed to be reliable but not guaranteed. Copyright 2022 MLS United, LLC.