County Rd 35 Carrollton, MS 38917

This property is located in Mississippi’s Bluff Hills soil region, an area known for its fertile soils and connection to the Mississippi Delta. The combination of rich soils, diverse forests, and interspersed farmland creates a productive wildlife habitat. The land features a diverse timber profile, including approximately 686 acres of merchantable hardwoods with a high percentage of mast-producing hardwoods, 108 acres of merchantable pine plantation, 85 acres of thinned hardwoods, and 32 acres of 25-year-old fallow-field hardwood regeneration. Recreational and water features include two fishing lakes totaling 18 acres stocked with bass and bream, and a 12-acre duck pond. Over 230 acres of agricultural fields supply food sources for deer and turkey. Miles of improved internal roads offer access throughout the property. Big Sand Creek, with 1.6 miles of frontage, brings sandbars and deep pools. Improvements include the historic Oakhurst homeplace, built in 1904, featuring tall ceilings, hardwood floors, large windows, seven bedrooms, three-and-a-half baths, and two independent kitchens. The grounds showcase flowering shrubs and mature oak and pecan trees. A renovated two-bedroom, two-bath farmhouse includes an open kitchen, Viking appliances, an outdoor kitchen, and a large firepit. Several turn-of-the-century barns reinforce the property’s agricultural heritage. The property has been managed for wildlife since 1999, with a focus on mature deer, and includes food plots, shooting houses, and an extensive internal road system. The property contains 1162 acres.