$27,500 Wooded Land in Sardis, Mississippi: 7.98 Acres With Creek, Mature Hardwoods and Mobile Home Potential

For buyers searching for affordable land in Mississippi, wooded acreage, recreational property, hunting land, a future homesite, or land where mobile homes are allowed, the property at 9426 Highway 315, Sardis, MS 38666 offers an interesting combination of nearly eight acres, paved highway frontage, mature hardwoods, rolling terrain, a creek, natural ravines, and electricity available at the road.

Currently offered at $27,500 after a $2,400 price reduction, this approximately 7.98-acre tract is marketed as unrestricted land with mobile homes allowed. According to the listing, the property has already been professionally surveyed and marked with stakes, a culvert has been installed at the entrance, and a fence line follows the property boundary.

For buyers interested in building, placing a manufactured home, creating a recreational retreat, or simply holding acreage as a long-term land investment, those existing features may provide a useful starting point.

The land is located along Highway 315 near Sardis, Mississippi, with asphalt road access. The listing places the property approximately 20 minutes from Sardis Lake, 45 minutes from Oxford, Mississippi, and about one hour from Memphis.

Unlike purchasing a completed house, buying raw land requires a different type of due diligence. There is no roof, HVAC system, or kitchen to inspect, but there are important questions involving water, wastewater, driveway access, electricity, topography, creek and flood considerations, soil conditions, boundaries, mobile-home requirements, insurance, and development costs.

At an asking price of approximately $3,446 per acre, based simply on $27,500 divided by 7.98 acres, this property deserves closer examination from buyers seeking an affordable rural parcel in northern Mississippi.

Property Overview: 9426 Highway 315, Sardis, MS 38666

The property consists of approximately 7.98 acres of primarily wooded land.

It is currently listed for $27,500, following a reported $2,400 price reduction on September 22, 2026.

The tract has paved frontage on Highway 315 and is described as having beautiful mature hardwoods, rolling terrain, natural ravines, and a creek running through the property.

Several open clearings are reportedly scattered throughout the timber.

According to the seller, these areas could provide potential locations for hunting stands or wildlife food plots.

A culvert is already installed at the entrance, while electricity is available at the road and the structured listing information identifies an electric utility as being on the property.

There is currently no water service listed, and sewer information is identified only as “Other.”

No HOA is reported.

Annual property taxes are approximately $139, based on the supplied listing information.

$27,500 Asking Price After a $2,400 Reduction

The property is currently offered at $27,500.

The listing reports a price reduction of approximately $2,400, which means buyers now have a lower entry price than earlier in the marketing period.

Price reductions can occur for many reasons, including seller motivation, market response, time on market, or an effort to reposition a property competitively.

A price reduction alone does not determine whether land represents a good investment.

The correct approach is to compare the parcel with recently sold properties that have similar acreage, location, road frontage, terrain, utilities, water features, and development potential.

Approximately $3,446 Per Acre

Dividing $27,500 by 7.98 acres results in an asking price of approximately $3,446 per acre.

This calculation is useful as a starting point, but land values cannot be compared accurately using price per acre alone.

One parcel might have public water, an approved septic system, a driveway, cleared building site, and electricity already installed.

Another may require substantial clearing, grading, well drilling, septic installation, and utility extension.

Similarly, a parcel with good paved access may have different value characteristics from inaccessible acreage.

The features of the land matter as much as the number of acres.

Nearly Eight Acres of Mississippi Land

At 7.98 acres, the property offers considerably more space than a conventional residential lot.

Nearly eight acres can provide room for privacy, recreation, woodland management, hunting activities where legally permitted, a future residence, gardens, outdoor storage, or other rural uses consistent with applicable regulations.

The acreage is large enough to create separation from neighboring properties while remaining small enough that many private owners may be able to manage it without operating a full-scale farm.

For buyers leaving a suburban environment, this amount of land can represent a significant lifestyle change.

Beautiful Mature Hardwoods

One of the most attractive characteristics mentioned in the listing is the presence of mature hardwood trees throughout the property.

Mature timber can provide shade, privacy, wildlife habitat, and an established natural appearance that would take decades to recreate on completely cleared land.

For a future homesite, a buyer may be able to selectively clear only the necessary areas while retaining mature trees around the residence.

This can create a private wooded setting from the beginning.

However, buyers should not automatically assume the trees have significant commercial timber value. A forestry professional would need to evaluate species, size, quality, density, accessibility, and market conditions before assigning a timber value.

Rolling Terrain

The property is described as having rolling terrain.

Rolling land can create visual interest and offer different potential locations for a residence, recreational area, or hunting setup.

Elevation changes may also provide privacy between different parts of the tract.

However, terrain affects development expenses.

The best-looking location may not necessarily be the easiest location for a driveway, septic system, manufactured home, or conventional foundation.

Buyers planning construction should evaluate slope, drainage, soil stability, and accessibility before selecting a final site.

Natural Ravines

The listing specifically identifies natural ravines.

These can add character to wooded acreage and create natural wildlife travel corridors.

They can also influence drainage and how the property is practically used.

A ravine may make certain areas less accessible to vehicles or equipment.

It can also increase the cost of building roads or trails across the parcel.

A buyer should walk the property rather than relying only on aerial photographs because elevation changes can appear less significant on a map than they feel on the ground.

Creek Running Through the Property

One of the property’s most distinctive natural features is a creek running through it.

The structured listing data identifies the parcel as waterfront, with the waterfront feature specifically described as a creek.

A creek can increase recreational appeal and provide a scenic natural feature.

It may support wildlife and create an attractive environment for a future rural residence.

However, water features also deserve careful investigation.

Buyers should determine how the creek behaves during periods of heavy rainfall and whether any part of the property lies within a mapped flood hazard area.

Creek and Flood Due Diligence

A creek that appears small during normal weather can carry considerably more water after heavy rainfall.

Before placing a home, driveway, septic field, or other permanent improvement, buyers should understand drainage patterns.

Flood maps, local records, elevation information, and a professional site evaluation can help identify areas that may be unsuitable for construction.

A buyer should also determine whether stream setbacks or environmental requirements apply.

The creek can be an asset while still requiring thoughtful planning.

Multiple Open Clearings

The listing states that multiple open clearings are scattered through the timber.

These clearings can be useful because completely wooded acreage often requires substantial clearing before it can support recreational or residential uses.

Existing openings could potentially serve as gathering areas, wildlife food plots, equipment areas, or starting points for a future site plan.

However, their suitability for building should not be assumed without evaluating soil, slope, access, and wastewater requirements.

Potential Wildlife Food Plots

The seller specifically mentions the clearings as possible food plot locations.

For a buyer interested in wildlife management or recreational hunting, strategically located openings can complement surrounding hardwood timber.

Food plots may provide supplemental forage for wildlife depending on soil conditions, seed selection, sunlight, rainfall, and ongoing maintenance.

The property should be evaluated within the context of neighboring land because wildlife does not remain within parcel boundaries.

Hunting and Recreational Potential

Nearly eight wooded acres with hardwoods, a creek, ravines, and clearings can naturally attract buyers interested in outdoor recreation.

The parcel may offer opportunities for hiking, wildlife observation, trail development, camping, or hunting where legally permitted.

For serious hunting use, buyers should consider surrounding properties, local regulations, safe shooting directions, nearby residences, and the relatively modest acreage.

The listing’s natural features may contribute to wildlife habitat, but no specific wildlife population should be assumed.

Paved Highway 315 Frontage

Another major advantage is paved frontage on Highway 315.

Many rural properties are accessed by gravel roads, private easements, or unimproved routes.

Direct paved-road frontage can make everyday access more practical.

It can also simplify construction deliveries, manufactured-home transportation, emergency access, and future resale.

The listing identifies the road surface as asphalt.

A buyer should still verify the exact legal access and frontage through the survey and title documents.

Culvert Already Installed

The seller states that a culvert is already in place at the entrance.

This may reduce some initial site-development work.

A culvert can help manage roadside drainage where a driveway crosses a ditch.

However, buyers should confirm whether the existing entrance and culvert meet current requirements for the intended use.

A driveway that works for occasional land access may need additional improvement to support construction equipment, manufactured-home delivery, or daily residential traffic.

Professionally Surveyed Property

A particularly useful feature is that the tract has reportedly been professionally surveyed.

The seller states that the boundaries have been marked with stakes.

A recent professional survey can provide greater clarity regarding property lines and acreage.

Prospective buyers should request a copy of the survey and confirm that it corresponds to the parcel being purchased.

The listing gives dimensions of approximately 336.27 feet, 264.43 feet, 484.60 feet, and 344.22 feet, although the complete survey should be reviewed for the actual parcel shape.

Fence Line Along the Boundary

The seller states that a fence line runs along the property boundary.

The structured data describes fencing as partial barbed wire.

Fencing can help identify the tract and may be useful for certain rural activities.

However, a fence should not automatically be treated as the legal boundary unless confirmed by the survey.

Its condition should also be inspected.

Repairing or replacing rural fencing can become a meaningful expense depending on length and accessibility.

Unrestricted Property

One of the strongest marketing claims is that the property is unrestricted.

This can be attractive to buyers who want more flexibility than a subdivision with extensive covenants.

However, “unrestricted” should not be interpreted as meaning that absolutely any use is legally permitted.

The listing also identifies the zoning description as Single Family Residential.

Buyers should therefore verify applicable county requirements, zoning, building codes, health regulations, driveway rules, and other land-use requirements before proceeding with a specific plan.

Mobile Homes Allowed

The seller specifically states that mobile homes are allowed.

This can significantly broaden the property’s potential buyer audience.

A manufactured home may offer a more affordable path to residential use than building a conventional custom home from the ground up.

However, buyers should confirm the exact requirements for installation.

These may include permits, foundation or tie-down standards, septic approval, water supply, electrical service, driveway access, setbacks, age restrictions if any, and other local requirements.

Manufactured Home Development Strategy

A buyer considering a manufactured home should obtain a complete site-development estimate before purchasing.

The home itself represents only one part of the cost.

Land clearing, grading, transportation, setup, foundation, electrical connection, water, septic, driveway improvements, permits, porches, skirting, and other expenses can add significantly to the total.

The advantage of this property is that paved access, an entrance culvert, and electricity availability may simplify some portions of the process.

Potential Conventional Homesite

The acreage could also be evaluated for a traditional site-built residence.

A wooded homesite could potentially provide considerable privacy while preserving mature hardwoods around the house.

The best site would ideally balance attractive surroundings with practical access, drainage, septic suitability, and utility costs.

A buyer should avoid clearing a preferred location until soil and site evaluations confirm that it works with the overall development plan.

Electricity Available

The listing reports electricity available, and the property facts identify an electric utility on the property.

This can be a major advantage compared with remote acreage requiring a long and expensive utility extension.

Still, “electricity available” does not necessarily mean a residential meter and complete service are already installed at the future homesite.

Buyers should contact the utility provider to understand connection requirements and costs.

The distance from the road to the eventual residence can affect installation expense.

No Water Service Listed

The property currently has no water source identified.

That means a future homeowner needs to investigate water options.

Depending on local availability, possibilities may include a private well or another approved system.

The listing does not establish which solution will be available or what it will cost.

A local well contractor or relevant utility provider can provide better property-specific information.

Wastewater and Septic Considerations

Sewer information is identified only as “Other.”

For rural acreage, buyers should determine whether a private septic system will be necessary.

If so, soil and site suitability become critical.

A septic evaluation should ideally occur before the buyer commits to a specific house location.

The creek, ravines, terrain, setbacks, and soil characteristics can all influence where a wastewater system can legally and practically be installed.

Why a Soil Evaluation Matters

A parcel can have nearly eight acres and still require careful planning for septic placement.

Not every acre is equally suitable.

Some areas may be too steep, too close to the creek, too wet, or otherwise unsuitable for a conventional system.

Professional soil evaluation can identify appropriate areas and help determine whether a conventional or alternative septic system may be necessary.

Alternative systems can cost more, making this information important for budgeting.

No Existing Structures

The property has no additional structures listed.

This means buyers are starting with land rather than paying for an old building that may require demolition or repair.

For some buyers, that is an advantage.

They can design improvements according to their own needs.

The tradeoff is that essentially all residential infrastructure must be created.

No HOA

The property has no HOA.

That means there is no reported recurring homeowners association fee.

For buyers seeking rural flexibility, this can be appealing.

However, no HOA does not eliminate government regulations, zoning, permits, environmental rules, utility requirements, or private title matters.

Those still need to be investigated.

Single-Family Residential Zoning

The listing identifies the zoning description as Single Family Residential.

That appears consistent with using the property for a home, but buyers should verify exact permitted uses.

Someone planning multiple homes, commercial activity, a campground, short-term rental operation, or another specialized use should not rely solely on the word “unrestricted.”

Local authorities can clarify current rules for this specific parcel.

Approximately 20 Minutes From Sardis Lake

The listing places the property approximately 20 minutes from Sardis Lake.

Proximity to a major recreational destination can add appeal for buyers interested in fishing, boating, camping, or outdoor recreation.

A future property owner could potentially enjoy wooded acreage at home while having lake recreation within a manageable drive.

Actual travel times should be independently confirmed.

Approximately 45 Minutes From Oxford

The property is advertised as approximately 45 minutes from Oxford, Mississippi.

Access to a larger community can be important for employment, shopping, healthcare, dining, and entertainment.

For a buyer seeking rural privacy without complete isolation, this regional accessibility may be attractive.

Approximately One Hour From Memphis

The seller also states that the property is approximately one hour from Memphis.

This potentially expands the buyer pool to people who live or work in the Memphis metropolitan area but want rural Mississippi acreage for a future home, weekend retreat, or recreational use.

A one-hour drive can be manageable for weekend use, although actual travel times vary.

Nearby Everyday Shopping

The listing specifically mentions that Dollar General is just down the road.

While this is a small detail, proximity to basic shopping can make rural ownership more convenient.

Prospective residents should also investigate grocery stores, fuel stations, medical services, schools, hardware stores, and emergency services based on their individual needs.

Tax Assessed Value of $14,809

The property has a reported tax assessed value of $14,809.

That figure is below the $27,500 asking price.

This is a useful example of why tax assessments and market asking prices should not be treated as equivalent.

Tax valuation methods differ from market valuation.

The most relevant evidence of current land value comes from comparable property sales and the characteristics of the parcel itself.

Annual Property Taxes of Approximately $139

Annual property taxes are reported at only about $139.

That provides a relatively modest current holding expense.

For someone buying the land as a long-term investment, low annual taxes can reduce the cost of holding undeveloped acreage.

However, future improvements could affect the tax assessment.

Installing a manufactured home or constructing a residence may increase future property taxes.

No Zestimate

There is currently no Zillow Zestimate displayed for the property.

That is not unusual for vacant or unusual rural acreage.

Automated valuation systems can struggle with land because two parcels of similar size can differ dramatically in road access, utilities, timber, topography, water features, soil, zoning, and development feasibility.

Local land-sale comparables can therefore be more informative.

162 Days on Zillow

The property has reportedly spent approximately 162 days on Zillow.

Vacant land often has a longer marketing period than move-in-ready residential properties because the buyer pool is more specialized.

Prospective buyers may also need more time for surveys, financing, septic research, utility investigation, and site planning.

The recent $2,400 reduction may be intended to generate additional interest after this extended market exposure.

Zillow Views and Saves

According to the supplied data, the property has accumulated approximately 745 views and 68 saves.

That indicates a measurable level of online interest.

However, online activity should not be used to determine value.

A serious buyer should focus on physical inspection, comparable sales, development feasibility, and total project cost.

Land Financing

Financing unimproved acreage differs from obtaining a conventional home mortgage.

Land loans may require larger down payments, different interest rates, and shorter repayment periods.

Local banks, rural lenders, or other financial institutions may offer specialized products.

A buyer planning to place a manufactured home may also explore financing structures that combine land acquisition and home installation, depending on eligibility and lender requirements.

Long-Term Investment Potential

Some buyers may purchase the acreage without immediate plans to build.

The relatively low reported annual tax can make long-term holding more manageable.

However, future appreciation is never guaranteed.

Land value depends on regional growth, demand, road access, utility improvements, development feasibility, economic conditions, and comparable transactions.

A disciplined investor should purchase based on today’s economics rather than assuming a specific future return.

Recreational Land Strategy

A recreational buyer might initially leave most of the property wooded.

Existing clearings could be maintained, trails could potentially be improved, and the natural creek and ravines could remain part of the landscape.

This strategy may require much less initial capital than residential development.

The buyer would still need to understand access, liability, insurance, local rules, and property maintenance.

Building a Complete Development Budget

The real cost of transforming raw land into a residential property can include:

$27,500 Purchase Price + Closing Costs + Survey Review + Soil Testing + Septic System + Water/Well + Electrical Connection + Clearing + Grading + Driveway + Drainage + Foundation or Manufactured-Home Setup + Permits + Construction + Insurance + Taxes + Landscaping + Contingency = Total Project Cost

This calculation is essential.

A low land price can be attractive, but infrastructure costs can materially change the economics.

Importance of a Contingency Reserve

Land development can produce unexpected expenses.

A soil evaluation may require a more expensive septic design.

A driveway may need additional drainage work.

Tree removal can cost more than expected.

Utility installation can require longer runs.

The creek may influence where improvements can be placed.

Maintaining a contingency reserve helps protect the project when actual site conditions differ from initial assumptions.

Personal Inspection Is Essential

The seller specifically notes that aerial and ground photographs are intended to represent the character of the property and advises buyers to verify features, boundaries, and amenities through personal inspection.

That is particularly important for rural land.

Photographs cannot fully communicate slope, drainage, road noise, creek conditions, undergrowth, soil, accessibility, or the relationship between clearings and property boundaries.

Walking the land can reveal information that maps and photos cannot.

Final Thoughts on 9426 Highway 315, Sardis, Mississippi

9426 Highway 315, Sardis, MS 38666 combines several characteristics that buyers commonly seek in affordable rural acreage.

For $27,500, the property offers approximately 7.98 acres, paved Highway 315 frontage, mature hardwoods, rolling terrain, natural ravines, a creek, multiple existing clearings, partial fencing, and electricity availability.

The seller also states that the property is unrestricted and allows mobile homes, although prospective buyers should independently verify all applicable zoning and land-use requirements because the structured listing identifies the parcel as Single Family Residential.

The professionally completed survey and marked boundaries can be meaningful advantages. The existing entrance culvert may also reduce some of the initial work required to access the property.

For someone interested in building a conventional residence, the wooded acreage could provide an attractive private homesite.

For a buyer considering a manufactured home, the seller’s statement that mobile homes are permitted may make the parcel especially relevant.

For a recreational buyer, the combination of hardwood timber, open clearings, creek frontage, ravines, and nearly eight acres provides opportunities for outdoor use and wildlife-oriented land management.

For an investor, the relatively low annual property tax of approximately $139 may help keep current holding costs manageable while the land remains undeveloped.

The location also provides regional accessibility. According to the listing, Sardis Lake is approximately 20 minutes away, Oxford is about 45 minutes away, and Memphis is roughly one hour away.

Still, buyers need to investigate several important unknowns.

There is no water system currently identified, wastewater arrangements need clarification, and a future septic system may require soil testing and appropriate placement away from unsuitable areas.

The creek is an appealing feature but makes drainage and flood due diligence important.

Electricity availability is positive, but the cost of connecting service to the eventual homesite should be confirmed.

The best way to evaluate this property is therefore to look beyond the $27,500 asking price.

Determine the intended use first.

Then obtain realistic estimates for everything necessary to achieve that use.

A recreational buyer may need very little additional infrastructure. A manufactured-home buyer could require substantial site preparation, septic, water, electrical service, and setup. A custom-home buyer may have an even larger development budget.

Those different strategies can produce very different total investment amounts from exactly the same parcel.

For buyers prepared to perform that due diligence, 9426 Highway 315 offers an opportunity to acquire nearly eight acres of wooded Mississippi land with paved access, mature hardwoods, a natural creek, and flexible rural potential at a relatively accessible entry price.

 

 

Listed on Zillow