Business HoursMon-Fri: 9PM-5PM | Sat: 9AM-1PM
Offices418 HWY 90 Waveland, MS 39576
$552,500
Water Valley, MS 38965
MLS# 4121938
Status: Pending
1 / 77
Property Description
WELCOME TO THE CALHOUN 170 LOCATED JUST WEST OF BANNER, MISSISSIPPI. This 170± acre Calhoun County property has a little bit of everything for you to enjoy the hill region of the state with multiple home sites, a shed, pastureland, a stocked pond, hardwood timber, and planted pine. When you arrive at the farm, you will quickly notice the beautiful pastureland gradually leading uphill to a few scattered oaks. It's easy to imagine your dream home or cabin overlooking the countryside, cows or horses in the pasture, and hunting land in the back. Continue east and you will enter another pastureland area with scattered pine timber draws and a pond stocked with bass, bream, and crappie. You will find areas of mature hardwood timber and about 25 acres of thick planted pine along the southeastern portion of the property as well. A 72 x 84 shed is located along the southern end and will easily store your hay and farm equipment. This area is known for good deer and turkey numbers. A box stand is in place in the back pasture, with plenty of areas for wildlife plots and additional stands. The hardwood areas should be great for bowhunting and turkey hunting, while the big open pastures are staged for those rifle rut and spring turkey hunts. Whether you're a deer hunter, turkey hunter, fisherman, or just enjoy the outdoors, the Calhoun 170 should check the boxes. The Calhoun 170 has a ton of recreational development potential. As you make a loop around this property, I think you will appreciate the diversity from an aesthetic and wildlife standpointIf you're looking to build, there are a handful of hilltop, pastureland, and timberland setting home/cabin sites scattered around the property. Utilities are provided by Pontotoc EPA and Mount Comfort Water Association, Inc., and fiber optic internet is available in the area. The access will be along the east side of County Road 233. The property is conveniently located approximately 17 miles northwest of Calhoun City and 20 miles southeast of Oxford. The final acreage will be determined by a survey. This tract has a ton of opportunities: cabin, homestead, cattle or horses, hunting, fishing, investment, or all of the above. If you have been searching for a place in the country, come check this out.
Details
Maps
Address and Location Information
Street Number Assigned?: No
Parcel Number: 070900-009-01-31
Directions to Property: Directions From MS-9 in Calhoun
City, MS: Travel 9.9 miles north on
MS-9 N/Main Street. Turn left onto
Hwy 32 W/W Calhoun Street and
continue 10.2 miles. Turn right onto Co
Rd 233 and in 0.2 miles the property will
be on the right.
Community Of: N/A
Street Name: County Road 233
County: Calhoun
State: MS
Zip Code: 38965
Subdivision: Metes And Bounds
Location
Rural: 1
Listing Information
Listing Service: Full Service
Status: Pending
List Date: 2025-08-08
List Price: $552,500
Current Price: $552,500
Property Sub Type: Acreage (more than 10 acres)
General Property Information
Property Sub Type: Acreage (more than 10 acres)
Approx Lot Size Acres: 170
Expandable Area: No
List Price/Acre: 3250
Divisible: No
School District: Calhoun CO Dist
Tax and Financial Information
Tax Annual Amount: 1502
Tax Year: 2024
Homestead Y/N: No
Additional Exemptions Y/N: No
Flood Insurance Required?: No
Leasehold Y/N: No
Association: No
Covenants Y/N: No
Legal Description: 170 +/- Acres in Calhoun County, MS 38965
T11S R2W SEC31
Remarks & Miscellaneous
Public Remarks: WELCOME TO THE CALHOUN 170 LOCATED JUST WEST OF BANNER, MISSISSIPPI. This 170± acre Calhoun County property has a little bit of everything for you to enjoy the hill
region of the state with multiple home sites, a shed, pastureland, a stocked pond, hardwood timber, and planted pine. When you arrive at the farm, you will quickly notice the beautiful pastureland gradually leading uphill to a few scattered oaks. It's easy to imagine your dream home or cabin overlooking the countryside, cows or horses in the pasture, and hunting land in the back.
Continue east and you will enter another pastureland area with scattered pine timber draws and a pond stocked with bass, bream, and crappie. You will find areas of mature hardwood timber
and about 25 acres of thick planted pine along the southeastern portion of the property as well. A 72 x 84 shed is located along the southern end and will easily store your hay and farm equipment.
This area is known for good deer and turkey numbers. A box stand is in place in the back pasture, with plenty of areas for wildlife plots and additional stands. The hardwood areas should be great for bowhunting and turkey hunting, while the big open pastures are staged for those rifle rut and spring turkey hunts. Whether you're a deer hunter, turkey hunter, fisherman, or just enjoy the outdoors, the Calhoun 170 should check the boxes. The Calhoun 170 has a ton of recreational
development potential. As you make a loop around this property, I think you will appreciate the diversity from an aesthetic and wildlife standpointIf you're looking to build, there are a handful of hilltop, pastureland, and timberland setting
home/cabin sites scattered around the property. Utilities are provided by Pontotoc EPA and Mount Comfort Water Association, Inc., and fiber optic internet is available in the area. The access will be along the east side of County Road 233. The property is conveniently located
approximately 17 miles northwest of Calhoun City and 20 miles southeast of Oxford. The final acreage will be determined by a survey. This tract has a ton of opportunities: cabin, homestead, cattle or horses, hunting, fishing,
investment, or all of the above. If you have been searching for a place in the country, come check this out.
Current Use
Timber: 1
Vacant: 1
Possible Use
Farm: 1
Hunting: 1
Investment: 1
Pasture: 1
Recreational: 1
Residential: 1
Timber: 1
Land Details
Acres Pasture: 75
Lot Features
Wooded: 1
Covenants And Restrictions
None: 1
Sewer
None: 1
Water Source
Community: 1
Listing Terms
1031 Exchange: 1
Cash: 1
Conventional: 1
Other: 1
Workshop Features
Workshop: No
Waterfront Features
Waterfront: No
Showing Requirements
Showing: Appointment Required
Appointment Phone: 662.719.3967
Utilities
Electricity Available: 1
Water Available: 1
Horse Amenities
Horse Amenities: No
Status Change Info
Contract Date/Pending Date: 2026-01-10
Property Features
Current Use: Timber; Vacant
Possible Use: Farm; Hunting; Investment; Pasture; Recreational; Residential; Timber
Location: Rural
Lot Features: Wooded
Covenants And Restrictions: None
Sewer: None
Water Source: Community
Listing Terms: 1031 Exchange; Cash; Conventional; Other
Utilities: Electricity Available; Water Available
Listing Office: SmallTown Hunting Properties & Real Estate
Listing Agent: Michael Oswalt
Last Updated: April - 01 - 2026
Information is deemed to be reliable but not guaranteed. Copyright 2022 MLS United, LLC.
$552,500
Water Valley, MS 38965
MLS# 4121938
Status: Pending
1 / 77
Property Description
WELCOME TO THE CALHOUN 170 LOCATED JUST WEST OF BANNER, MISSISSIPPI. This 170± acre Calhoun County property has a little bit of everything for you to enjoy the hill region of the state with multiple home sites, a shed, pastureland, a stocked pond, hardwood timber, and planted pine. When you arrive at the farm, you will quickly notice the beautiful pastureland gradually leading uphill to a few scattered oaks. It's easy to imagine your dream home or cabin overlooking the countryside, cows or horses in the pasture, and hunting land in the back. Continue east and you will enter another pastureland area with scattered pine timber draws and a pond stocked with bass, bream, and crappie. You will find areas of mature hardwood timber and about 25 acres of thick planted pine along the southeastern portion of the property as well. A 72 x 84 shed is located along the southern end and will easily store your hay and farm equipment. This area is known for good deer and turkey numbers. A box stand is in place in the back pasture, with plenty of areas for wildlife plots and additional stands. The hardwood areas should be great for bowhunting and turkey hunting, while the big open pastures are staged for those rifle rut and spring turkey hunts. Whether you're a deer hunter, turkey hunter, fisherman, or just enjoy the outdoors, the Calhoun 170 should check the boxes. The Calhoun 170 has a ton of recreational development potential. As you make a loop around this property, I think you will appreciate the diversity from an aesthetic and wildlife standpointIf you're looking to build, there are a handful of hilltop, pastureland, and timberland setting home/cabin sites scattered around the property. Utilities are provided by Pontotoc EPA and Mount Comfort Water Association, Inc., and fiber optic internet is available in the area. The access will be along the east side of County Road 233. The property is conveniently located approximately 17 miles northwest of Calhoun City and 20 miles southeast of Oxford. The final acreage will be determined by a survey. This tract has a ton of opportunities: cabin, homestead, cattle or horses, hunting, fishing, investment, or all of the above. If you have been searching for a place in the country, come check this out.
Details
Maps
Address and Location Information
Street Number Assigned?: No
Parcel Number: 070900-009-01-31
Directions to Property: Directions From MS-9 in Calhoun
City, MS: Travel 9.9 miles north on
MS-9 N/Main Street. Turn left onto
Hwy 32 W/W Calhoun Street and
continue 10.2 miles. Turn right onto Co
Rd 233 and in 0.2 miles the property will
be on the right.
Community Of: N/A
Street Name: County Road 233
County: Calhoun
State: MS
Zip Code: 38965
Subdivision: Metes And Bounds
Location
Rural: 1
Listing Information
Listing Service: Full Service
Status: Pending
List Date: 2025-08-08
List Price: $552,500
Current Price: $552,500
Property Sub Type: Acreage (more than 10 acres)
General Property Information
Property Sub Type: Acreage (more than 10 acres)
Approx Lot Size Acres: 170
Expandable Area: No
List Price/Acre: 3250
Divisible: No
School District: Calhoun CO Dist
Tax and Financial Information
Tax Annual Amount: 1502
Tax Year: 2024
Homestead Y/N: No
Additional Exemptions Y/N: No
Flood Insurance Required?: No
Leasehold Y/N: No
Association: No
Covenants Y/N: No
Legal Description: 170 +/- Acres in Calhoun County, MS 38965
T11S R2W SEC31
Remarks & Miscellaneous
Public Remarks: WELCOME TO THE CALHOUN 170 LOCATED JUST WEST OF BANNER, MISSISSIPPI. This 170± acre Calhoun County property has a little bit of everything for you to enjoy the hill
region of the state with multiple home sites, a shed, pastureland, a stocked pond, hardwood timber, and planted pine. When you arrive at the farm, you will quickly notice the beautiful pastureland gradually leading uphill to a few scattered oaks. It's easy to imagine your dream home or cabin overlooking the countryside, cows or horses in the pasture, and hunting land in the back.
Continue east and you will enter another pastureland area with scattered pine timber draws and a pond stocked with bass, bream, and crappie. You will find areas of mature hardwood timber
and about 25 acres of thick planted pine along the southeastern portion of the property as well. A 72 x 84 shed is located along the southern end and will easily store your hay and farm equipment.
This area is known for good deer and turkey numbers. A box stand is in place in the back pasture, with plenty of areas for wildlife plots and additional stands. The hardwood areas should be great for bowhunting and turkey hunting, while the big open pastures are staged for those rifle rut and spring turkey hunts. Whether you're a deer hunter, turkey hunter, fisherman, or just enjoy the outdoors, the Calhoun 170 should check the boxes. The Calhoun 170 has a ton of recreational
development potential. As you make a loop around this property, I think you will appreciate the diversity from an aesthetic and wildlife standpointIf you're looking to build, there are a handful of hilltop, pastureland, and timberland setting
home/cabin sites scattered around the property. Utilities are provided by Pontotoc EPA and Mount Comfort Water Association, Inc., and fiber optic internet is available in the area. The access will be along the east side of County Road 233. The property is conveniently located
approximately 17 miles northwest of Calhoun City and 20 miles southeast of Oxford. The final acreage will be determined by a survey. This tract has a ton of opportunities: cabin, homestead, cattle or horses, hunting, fishing,
investment, or all of the above. If you have been searching for a place in the country, come check this out.
Current Use
Timber: 1
Vacant: 1
Possible Use
Farm: 1
Hunting: 1
Investment: 1
Pasture: 1
Recreational: 1
Residential: 1
Timber: 1
Land Details
Acres Pasture: 75
Lot Features
Wooded: 1
Covenants And Restrictions
None: 1
Sewer
None: 1
Water Source
Community: 1
Listing Terms
1031 Exchange: 1
Cash: 1
Conventional: 1
Other: 1
Workshop Features
Workshop: No
Waterfront Features
Waterfront: No
Showing Requirements
Showing: Appointment Required
Appointment Phone: 662.719.3967
Utilities
Electricity Available: 1
Water Available: 1
Horse Amenities
Horse Amenities: No
Status Change Info
Contract Date/Pending Date: 2026-01-10
Property Features
Current Use: Timber; Vacant
Possible Use: Farm; Hunting; Investment; Pasture; Recreational; Residential; Timber
Location: Rural
Lot Features: Wooded
Covenants And Restrictions: None
Sewer: None
Water Source: Community
Listing Terms: 1031 Exchange; Cash; Conventional; Other
Utilities: Electricity Available; Water Available
Listing Office: SmallTown Hunting Properties & Real Estate
Listing Agent: Michael Oswalt
Last Updated: April - 01 - 2026
Information is deemed to be reliable but not guaranteed. Copyright 2022 MLS United, LLC.