Charlie Montgomery
Land Specialist
Ask Charlie Montgomery
This property offers ±97.63 acres located in Leflore County, Mississippi. It is currently a productive row-crop farm under lease through December 31, 2026. The soils are primarily Tensas silty clay loam, Dundee loam, and Dubbs loam-common Delta soils that support corn, soybeans, and other row crops. In addition, the property includes an irrigation well that services approximately 30 acres, giving the farm supplemental water capacity that enhances productivity and reliability.
According to USDA records, the farm contains base acres that make it eligible for commodity program payments. A recent FSA Form 156 is on file, and the buyer may confirm exact figures with the local office. These base acres are an important part of the long-term value of the property and provide the purchaser with flexibility in maintaining farm program participation.
While the property's current use is agricultural, its location also creates future opportunities. The frontage along U.S. Highway 82 offers strong visibility and access that could support commercial uses in the future. Likewise, the frontage along Meadowbrook Drive positions the tract for potential residential lot development consistent with nearby neighborhoods. Any such development would be subject to zoning, subdivision standards, and permitting, but the location presents an opportunity to balance current farm income with longer-term growth potential.
Floodplain mapping indicates portions of the tract lie within both 100-year and 500-year floodplain areas. Any buyer considering development should review FEMA maps, permitting requirements, and engineering feasibility during due diligence.
- Location: Leflore County, MS
- Acreage: ±97.63 acres
- Asking Price: $425,000
- Current Use: Row-crop farm under lease through 12/31/2026 (income to buyer)
- Irrigation: One well serving ~30 acres
- Base Acres (per FSA 156): 10.66 (Corn), 37.84 (Soybeans), 30.80 (Seed Cotton), 7.70 (Unassigned Generic), Total: 87.00
- Highway 82 frontage with commercial potential
- Meadowbrook Drive frontage with residential potential
- Portions within 100-year and 500-year floodplain
DISCLAIMER: The data displayed and relating to real estate for sale on this website is obtained from public records and/or MLS feeds from the local jurisdiction in which the applicable property is located. As America’s Land Partners cannot guarantee that all public records and MLS data is accurate and error-free, it is important that you contact your agent directly in order to obtain the most up-to-date information available. All information deemed reliable but not guaranteed and should be independently verified. All properties are subject to prior sale, change or withdrawal. Neither listing broker(s) nor America’s Land Partner’s shall be responsible for any typographical errors, misinformation, misprints and shall be held totally harmless.
COOPERATING BROKER COMPENSATION: Please contact Listing Agent/Broker for terms of cooperating Buyer Broker compensation. Terms of compensation, if any, shall be ascertained by cooperating brokers before beginning efforts to accept the offer of cooperation. Buyer’s Agents/Brokers must be identified, by Buyers and/or their Brokers/Agents, on the first contact with Listing Broker/Agents to receive compensation. Otherwise, compensation will be at the sole discretion of the Seller, Broker, and America’s Land Partners.
Real Estate Commissions and Cooperating Broker Compensation, if any, are fully negotiable and is not fixed or controlled by law, by America’s Land Partners (or any division/trade name/DBA of), or its Agents/Brokers.
