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$1,796,700
Est. payment /mo
318 Acres Lot
UPDATED:
Key Details
Property Type Vacant Land
Sub Type Ranch
Listing Status Active
Purchase Type For Sale
MLS Listing ID 4168327
HOA Y/N No
Annual Tax Amount $723
Lot Size 318.000 Acres
Acres 318.0
Property Sub-Type Ranch
Source MLS United
Property Description
318± Acre Legacy Cattle Ranch | Panola County, Mississippi
**Offered at $1,796,700 | $5,650 Per Acre**
An exceptional opportunity to own 318± acres of beautiful, gently rolling countryside in Panola County, Mississippi! Held by the same family for over 20 years, this legacy farm offers an outstanding combination of established cattle ranching infrastructure, recreational opportunities, and long-term investment potential.
Currently operating as a cattle ranch, the property features productive, well-established pastures, including two large areas of Tifton 44 Bermuda grass, along with scattered hardwoods, wooded acreage, and several picturesque ponds. The gently rolling terrain, natural water sources, and abundant tree cover provide an ideal setting for livestock while creating excellent habitat for deer and turkey hunting.
**The improvements on this property make it truly stand out.** At the gated entrance, a large, fully insulated shop offers a roll-up door, upper-level storage deck, and a covered side awning for protecting equipment from the elements. An attached, air-conditioned office includes a bathroom and shower, providing a convenient workspace for daily ranch operations. Large cattle catch pens adjoining the rear of the shop allow for efficient livestock handling and loading. A private well is also located near the entrance.
The property is fenced and cross-fenced to support livestock management and rotational grazing. A newer 40' × 60' hay shed provides additional agricultural storage, although portions of the roof and siding sustained damage during a previous ice storm.
**Accessibility and infrastructure present additional advantages.** The property offers county road access along three of its four sides and is already divided into four separate tax parcels of approximately 79.5 acres each. This configuration provides flexibility for future ownership, estate planning, or potential subdivision, subject to applicable requirements.
A particularly noteworthy feature is the Tallahatchie Valley Electric Power Association substation adjoining the property's northwest corner, along with the availability of TVA fiber internet service. These infrastructure advantages may be attractive to buyers exploring alternative land uses, including solar energy development or battery energy storage, subject to utility approvals, feasibility studies, and necessary permits.
According to FSA records, the property includes approximately 78.32 acres of cropland, which may offer opportunities to explore eligible conservation programs.
Beyond its established agricultural use, the property's scenic setting, road frontage, and substantial acreage offer possibilities for a private estate, large-acreage homesites, an equestrian property, a recreational retreat, or a long-term land investment.
**Conveniently Located:**
- Como, Mississippi - Approximately 9.6 miles
- Memphis, Tennessee - Approximately 56 miles
- Jackson, Mississippi - Approximately 171 miles
Whether your vision is to continue a thriving cattle operation, establish a premier recreational property, create a private family legacy, or explore future development opportunities, this remarkable 318± acre tract offers the acreage, infrastructure, and versatility to make it possible.
**Properties offering this combination of productive pastureland, established improvements, recreational appeal, and potential alternative uses are a rare opportunity in North Mississippi.**
*Shown by appointment only.
**Offered at $1,796,700 | $5,650 Per Acre**
An exceptional opportunity to own 318± acres of beautiful, gently rolling countryside in Panola County, Mississippi! Held by the same family for over 20 years, this legacy farm offers an outstanding combination of established cattle ranching infrastructure, recreational opportunities, and long-term investment potential.
Currently operating as a cattle ranch, the property features productive, well-established pastures, including two large areas of Tifton 44 Bermuda grass, along with scattered hardwoods, wooded acreage, and several picturesque ponds. The gently rolling terrain, natural water sources, and abundant tree cover provide an ideal setting for livestock while creating excellent habitat for deer and turkey hunting.
**The improvements on this property make it truly stand out.** At the gated entrance, a large, fully insulated shop offers a roll-up door, upper-level storage deck, and a covered side awning for protecting equipment from the elements. An attached, air-conditioned office includes a bathroom and shower, providing a convenient workspace for daily ranch operations. Large cattle catch pens adjoining the rear of the shop allow for efficient livestock handling and loading. A private well is also located near the entrance.
The property is fenced and cross-fenced to support livestock management and rotational grazing. A newer 40' × 60' hay shed provides additional agricultural storage, although portions of the roof and siding sustained damage during a previous ice storm.
**Accessibility and infrastructure present additional advantages.** The property offers county road access along three of its four sides and is already divided into four separate tax parcels of approximately 79.5 acres each. This configuration provides flexibility for future ownership, estate planning, or potential subdivision, subject to applicable requirements.
A particularly noteworthy feature is the Tallahatchie Valley Electric Power Association substation adjoining the property's northwest corner, along with the availability of TVA fiber internet service. These infrastructure advantages may be attractive to buyers exploring alternative land uses, including solar energy development or battery energy storage, subject to utility approvals, feasibility studies, and necessary permits.
According to FSA records, the property includes approximately 78.32 acres of cropland, which may offer opportunities to explore eligible conservation programs.
Beyond its established agricultural use, the property's scenic setting, road frontage, and substantial acreage offer possibilities for a private estate, large-acreage homesites, an equestrian property, a recreational retreat, or a long-term land investment.
**Conveniently Located:**
- Como, Mississippi - Approximately 9.6 miles
- Memphis, Tennessee - Approximately 56 miles
- Jackson, Mississippi - Approximately 171 miles
Whether your vision is to continue a thriving cattle operation, establish a premier recreational property, create a private family legacy, or explore future development opportunities, this remarkable 318± acre tract offers the acreage, infrastructure, and versatility to make it possible.
**Properties offering this combination of productive pastureland, established improvements, recreational appeal, and potential alternative uses are a rare opportunity in North Mississippi.**
*Shown by appointment only.
Location
State MS
County Panola
Community Fishing, Lake
Direction From Como Head toward East St Continue to follow MS-310 E 7.5 mi Turn left onto Paul White Rd 2.1 mi Turn right onto Partee Rd Destination will be on the right
Rooms
Other Rooms Barn(s), Storage, Workshop, Catch Pen
Exterior
Community Features Fishing, Lake
Utilities Available Cable Available, Electricity Connected, Propane Available, Water Connected
Waterfront Description None
Building
Lot Description Cleared, Farm, Fenced, Open Lot, Views, Wooded, Rolling Slope
Sewer Septic Tank
Water Private, Well
Others
Tax ID 1027-2600000-0001101
Horse Property Barn, Corral(s), Hay Storage, Pasture, Trailer Storage
Virtual Tour https://www.propertypanorama.com/Partee-Rd-Como-MS-38619/unbranded
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Information is deemed to be reliable but not guaranteed. Copyright © 2026 MLS United, LLC.
Listed by Tom Smith Land & Homes
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