This exceptional 288± acre property in the heart of the Mississippi Delta offers a rare combination of productive farmland, income-generating CRP, turnkey improvements, and world-class hunting opportunities. Located near the community of Philipp, the land features direct frontage on Highway 8 and borders a closed portion of the Tallahatchie National Wildlife Refuge, enhancing its draw for ducks, deer, and other wildlife. The tract includes 110.28± acres of tillable farmland, with 86.5± acres irrigated by a 65 HP three-phase electric well. Roughly 37 acres are designed to be floodable for duck hunting, and the property also boasts a 20-acre moist-soil duck impoundment with a water control structure. These features make this an incredibly productive setup for managing and attracting waterfowl throughout the winter. In addition, 57.8± acres are enrolled in CRP hardwoods, now 16 years old, providing a valuable mix of income, cover, and long-term timber potential. The habitat diversity, food plots, and refuge access make this property equally attractive for serious deer hunters, and the land is already outfitted with Redneck and Dillon shooting houses in strategic locations. Improvements include a well-maintained 3-bedroom, 1.5-bath brick ranch-style home, ideal as a hunting camp or full-time residence, along with a 40' x 50' metal equipment shed and shipping container for secure storage. With over 2,500 feet of paved road frontage and multiple entrances, access is easy and flexible for farming, hunting, or future development. Whether you're seeking a Delta hunting retreat, an income-producing farm, or a legacy investment, this 288± acre property combines all the critical components: water, wildlife, income, and infrastructure — all in one of Mississippi’s most desirable regions for recreational land. Shown by appointment only. Contact for pricing and additional information.

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Broker Office Phone Number: 205-343-2110

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