Small Farms for Sale in Mississippi
A Buyer's Guide to Rural Opportunities
This Article is Part of State-by-State Guide to Buying Your First Small Farm
The Mississippi landscape is dotted with a diverse array of small farms, offering prospective buyers a unique opportunity to embrace rural living. These agricultural properties, which include hobby farms, rural mini farms, and country farmettes, cater to a range of farming interests, from raising goats, sheep, and poultry to cultivating crops. With varying acreage for sale, these small farms provide both the space for agricultural activities and the homely charm that attracts many to a quieter, countryside lifestyle.
Mississippi's small farms are nestled within a region known for its fertile soil and conducive climate for farming. Those in the market for small farms are met with options that strike a balance between seclusion and community, often situated within short distances from local towns and amenities. The average price per acre reflects the value of the land's versatility and potential yield, allowing for serious farming pursuits or leisurely rural living.
Buyers searching for small farms in Mississippi find that the available properties present an investment in a way of life steeped in tradition yet adaptable to modern farming needs. Whether it's a hobbyist looking to nurture a small-scale organic operation or a family aiming to continue the lineage of farming, Mississippi's small farms provide the foundation for both aspiration and growth. As a result, these farms continue to draw interest for their affordability and inherent promise of a tranquil pastoral existence connected to the land.
Understanding the Market
When considering the purchase of small farms in Mississippi, it's crucial to understand the economic factors that influence land values and the real estate trends specific to the area.
Economic Factors Affecting Land Value
The value of land in Mississippi is influenced by various economic factors. The price per acre can fluctuate based on the land's usability, location, and available infrastructure. For small farms, this is particularly relevant as acreage and the quality of the soil can greatly affect the listing price. With a diverse range of farmland, from the rich soils of the Delta to the rolling hills of the Pines region, the price per acre in Mississippi can vary significantly.
Acreage: Larger parcels may have a lower price per acre compared to smaller, more manageable plots.
Nearby Real Estate: The proximity to developed areas and amenities can impact land value, with closer proximity often leading to higher prices.
Market Demand: The current demand for small farms influences land value, with higher demand potentially driving up prices.
Real Estate Trends in Mississippi
Mississippi's real estate market reflects a trend towards diversified agricultural opportunities, making it an attractive region for those looking to invest in small farms. Recent listings have shown a wide range in acreage and listing prices, indicating a market that can accommodate various investment sizes and types.
Listed Properties: Properties range from smaller acreages suitable for boutique farming to larger estates that provide significant farming acreage.
Price Trends: There is a competitive market for smaller farms, as they tend to be more affordable and manageable for individual owners or family-operated farms.
By observing economic factors and real estate trends, buyers can make informed decisions regarding the purchase of small farms in Mississippi.
Types of Farms Available
Mississippi's agricultural landscape is diverse, offering a range of small farm types that suit various needs and lifestyles. From compact hobby farms to expansive rural mini farms, potential buyers have a bounty of options to consider.
Hobby Farm Essentials
Hobby farms in Mississippi typically encompass a modest acreage, ideal for personal agricultural projects and sustainable living. Acreage commonly ranges from 5 to 50 acres. These farms provide sufficient space for small-scale crop cultivation and livestock rearing, catering to those who seek a rural lifestyle without the commitment of large-scale farming.
Size: 5-50 acres
Focus: Personal use, sustainability
Rural Mini Farms and Their Appeal
Rural mini farms span a slightly larger scale, offering increased acreage for more serious agricultural endeavors while still maintaining manageability. These properties often range from 30 to 100 acres, attracting buyers who value a rural setting and the potential for small-scale commercial farming or expansion of hobby farming activities.
Size: 30-100 acres
Features: Potential for commercial activity, rural setting
Country Farmettes as Starter Farms
Country farmettes serve as the ideal starter farms, providing an entry point into farming with parcels that are easier to manage and less financially demanding than larger properties. Averaging 10 to 30 acres, farmettes in Mississippi allow individuals or families to dabble in farming or to keep a few animals, often complemented with a comfortable residence on the property.
Size: 10-30 acres
Advantages: Manageability, lower cost
Livestock and Agriculture
Mississippi offers a conducive environment for various types of livestock and agriculture. The state's climate and resources provide a strong foundation for goat farming, sheep rearing, and poultry keeping, making it an attractive location for prospective farm owners.
Goat Farming Potential
Mississippi has a growing market for goat products, including meat and dairy. The state's pastureland can support the nutritional needs of goats, and the relatively mild climate reduces the overhead costs related to housing and feeding. These factors contribute to the potential for profitable goat farming in Mississippi.
Goat Breeds Suited for Mississippi: Boer, Nubian, Pygmy
Primary Products: Meat, milk, cheese
Raising Sheep for Beginners
Sheep farming in Mississippi can cater to beginners due to its lower startup costs compared to other livestock options. Mississippi's pastures are suitable for grazing, which is necessary for sheep's diet. Prospective farmers should focus on:
Flock Management: Regular health checks, shearing, breeding
Market Opportunities: Wool, lamb
Poultry Keeping Basics
Poultry farming in Mississippi has evolved into a considerable industry, driven by a high demand for products such as eggs and chicken meat. Newcomers to poultry keeping must understand the importance of:
Housing: Adequate space, ventilation, protection from predators
Maintenance: Vaccinations, sanitation, nutrition
Poultry Types: Layers for eggs, broilers for meat
Financial Considerations
When purchasing a small farm in Mississippi, buyers should pay close attention to the listing prices and compute the price per acre to ensure a sound investment.
Assessing Listing Prices
Listing prices for small farms in Mississippi can vary widely depending on factors such as location, property condition, and available amenities. For example, a 12-acre farm in Lincoln County is listed at $399,000, while a larger 21-acre property in Washington County may be priced at $109,900. Buyers should research recent sale prices of comparable properties to evaluate if a listing price is reasonable.
Calculating Price Per Acre
To calculate the price per acre, a buyer should divide the listing price by the property size in acres. This metric reveals the relative value and helps compare different properties. For instance, using the information provided:
A 12-acre property listed at $399,000 in Lincoln County equates to approximately $33,250 per acre.
A 13-acre property listed at $104,000 in Pike County equates to $8,000 per acre.
It's important for buyers to consider the price per acre alongside other financial aspects such as property tax rates, potential farm revenue, and ongoing maintenance costs.
Finding the Right Property
When searching for small farms for sale in Mississippi, prospective buyers should focus on acreage, property types, and the current status of real estate listings to make informed decisions.
Identifying Suitable Acreage
Buyers should first determine the amount of land they need, which in Mississippi can range widely, from a few acres to hundreds. A small farm can typically include anywhere between 6 to 63 acres. Factors like intended use, budget, and maintenance capabilities will inform this decision.
Evaluating Property Types
Small farms in Mississippi offer diverse structures and land types, such as traditional homes, ranches, or undeveloped land. For instance, one might consider properties with existing homes and facilities, as seen with farms featuring 3,033 sq ft homes or larger. Others might prioritize raw land for custom development.
Understanding Property Status
The status of a property, whether new on the market or listed for several months, can affect both price and competition. Properties available for 3 to 5 months might provide negotiation leverage, while recently listed farms may have less room for bargaining. It’s crucial to review listing periods and current demand within the real estate landscape.
Buying Process and Ownership
When purchasing a small farm in Mississippi, potential buyers often consider the financial arrangements such as owner financing, and must also be cognizant of complexities like foreclosed properties. These factors can significantly affect the purchasing decision, from the total purchase price to the property size.
Exploring Owner Financing Options
Owner financing can be an appealing alternative for buyers who may not qualify for traditional bank loans. This arrangement involves the buyer making payments directly to the seller rather than an institutional lender. Key advantages include potential flexibility in the terms and the purchase price, which can be negotiated directly. Buyers interested in owner financing should consider the following:
Property Size: Larger acreages might be more difficult to finance through traditional means, hence owner financing could be more prevalent.
Purchase Price: Often correlates with the property size and market demand; it's imperative that the price reflects the true value of the land.
Navigating Foreclosed Properties
Purchasing a foreclosed property can be a route to ownership at a potentially lower cost. Foreclosed farms are those where the previous owner was unable to make mortgage payments, and the lender has taken possession. Buyers should be aware that:
Condition: These properties may need repairs or improvements, as their maintenance may have been neglected.
Legal and Financial Processes: Buyers should prepare for potential complexities, such as liens or other legal encumbrances.
It is helpful for prospective buyers to conduct due diligence and perhaps consult with a real estate attorney or a professional familiar with agricultural properties when considering foreclosed properties.
Conclusion
In summary, Mississippi offers an appealing array of small farm properties suitable for various agricultural pursuits. With 141 properties on the market, aspiring farm owners may find plenty of opportunities. Properties range in size and offer amenities for hobby farms, mini farms, and larger farm operations catering to livestock such as goats, sheep, and poultry.
The average listing price of these small farms in Mississippi stands at approximately $319,610, with a price per acre averaging around $9,392. This positions Mississippi as a potentially affordable option for those looking to enter the agricultural sector or expand their current operations. The state's rich soil and warm climate make it conducive for a variety of agricultural activities.
Buyers interested in more extensive operations have options too, as demonstrated by the listing in Perkinston, MS, featuring a substantial plot of 925 acres, complete with a large lodge and facilities for managing a considerable farming or ranching enterprise.
For potential buyers seeking the rural lifestyle or considering a scalable agricultural venture, Mississippi's market presents an array of choices. These farms and ranches can cater to lifestyles, budgets, and agricultural needs, from small hobby farms to large ranches with luxury accommodations.
Prospective buyers are recommended to conduct thorough research on listed properties and consider seeking expert advice from real estate groups specializing in agricultural properties to find the best fit for their farming goals in Mississippi.
