2788 Highway 16, Carthage, MS 39051 (MLS# 4164053)

2788 Highway 16, Carthage, MS 39051

New Listing

$1,997,500

Virtual Tour

https://www.propertypanorama.com/2788-Highway-16-Carthage-MS-39051/unbranded

Property Type: Land Lot Size (sq. ft.): 26,353,800 Status: Active

Current Price: $1,997,500 List Date: 9/30/2026 Last Modified: 9/30/2026

Overview

Description

Welcome to an exceptional 605± acre recreational property located at 2788 Highway 16 E near Carthage, Mississippi. Located approximately 9 miles East of Carthage and 17 miles West of Philadelphia, this property offers the ideal combination of a private country setting, quality improvements, abundant wildlife, and convenient access to nearby amenities. The property consists of four surveyed, contiguous parcels. The 24± acre homesite parcel features a 5- bedroom, 3-bath all-brick sportsman's lodge and a 40'x40' metal shop and equipment storage building. The parcel includes mixed-age pine and hardwood timber, as well as open areas suitable for food plots, pasture, or additional homesites. Public utilities are available, including AT&T fiber-optic internet. The centerpiece of the property is the 525.5± acre bottomland hardwood tract, which has been carefully managed for more than 25 years to preserve the habitat and enhance wildlife. Multiple strategically located food plots provide e ... (Read more) Welcome to an exceptional 605± acre recreational property located at 2788 Highway 16 E near Carthage, Mississippi. Located approximately 9 miles East of Carthage and 17 miles West of Philadelphia, this property offers the ideal combination of a private country setting, quality improvements, abundant wildlife, and convenient access to nearby amenities. The property consists of four surveyed, contiguous parcels. The 24± acre homesite parcel features a 5- bedroom, 3-bath all-brick sportsman's lodge and a 40'x40' metal shop and equipment storage building. The parcel includes mixed-age pine and hardwood timber, as well as open areas suitable for food plots, pasture, or additional homesites. Public utilities are available, including AT&T fiber-optic internet. The centerpiece of the property is the 525.5± acre bottomland hardwood tract, which has been carefully managed for more than 25 years to preserve the habitat and enhance wildlife. Multiple strategically located food plots provide excellent hunting opportunities, with healthy populations of deer, turkey, small game, and wood ducks. The 525.5± acre parcel is protected by a Mitigation Covenant with the U.S. Army Corps of Engineers and a Conservation Easement in favor of The Mississippi Land Trust. These protections are intended to preserve the bottomland hardwood ecosystem. The remaining parcels include 19.78± acres along Birds Road, consisting of approximately 25-year-old pine and hardwood timber with potential for residential or other development uses, and 35.11± acres of mature native hardwood, cypress, and pine timber. An additional opportunity is available through the adjoining 252± acre parcel leased from Wildlife Mississippi. Approximately 16 years remain on the lease, which is transferable to the purchaser subject to the lease terms. The tract consists primarily of mature bottomland hardwood and cypress timber and features more than two miles of Pearl River frontage, significantly expanding the recreational footprint. This is a rare opportunity to acquire a substantial recreational property featuring a quality sportsman's lodge, extensive bottomland hardwood habitat, established wildlife management, hunting and fishing opportunities, and additional leased acreage along the Pearl River.

Listing Details MLS# 4164053

General Property Information

Approx Lot Size Acres: 605
Expandable Area: No
List Price/Acre: 3301.65
Divisible: No
Property Sub Type: Acreage (more than 10 acres)
New Construction: No

Property Features

Current Use: Hunting; Recreational Possible Use: Hunting; Recreational; Residential; Single Family Location: Rural Lot Features: Sloped Covenants And Restrictions: None Sewer: Other Water Source: Public Listing Terms: Cash Waterfront Features: None Utilities: Electricity Connected; Water Connected Trees - Wooded: Heavily Wooded; Oak; Pine Road Frontage Type: Highway Road Surface Type: Asphalt Price Includes: Land; Other Buildings Available Documents: Aerial Map/Photo; Survey

Address and Location Information

Street Number Assigned?: Yes
Street Number: 2788
Street Name: Highway 16
County: Leake
State: MS
Zip Code: 39051
Parcel Number: 067200036.02
PPIN: 005410
Community Of: N/A

Listing Information

Property Sub Type: Acreage (more than 10 acres)
Listing Service: Full Service

Tax and Financial Information

Tax Annual Amount: 4916
Tax Year: 2025
Homestead Y/N: No
Additional Exemptions Y/N: No
Flood Insurance Required?: Subject to Survey
Leasehold Y/N: No
Association: No
Covenants Y/N: No
Legal Description: PT NW4 NE4 SE4 S/T/R 20 -11 -09E BLOCK

Waterfront Features

Waterfront: No
None: Yes

More Information

Showing Requirements

Showing: Appointment Required

Horse Amenities

Horse Amenities: No

Location

Rural: Yes

Remarks & Miscellaneous

Public Remarks: Welcome to an exceptional 605± acre recreational property located at 2788 Highway 16 E near Carthage, Mississippi. Located approximately 9 miles East of Carthage and 17 miles West of Philadelphia, this property offers the ideal combination of a private country setting, quality improvements, abundant wildlife, and convenient access to nearby amenities. The property consists of four surveyed, contiguous parcels. The 24± acre homesite parcel features a 5- bedroom, 3-bath all-brick sportsman's lodge and a 40'x40' metal shop and equipment storage building. The parcel includes mixed-age pine and hardwood timber, as well as open areas suitable for food plots, pasture, or additional homesites. Public utilities are available, including AT&T fiber-optic internet. The centerpiece of the property is the 525.5± acre bottomland hardwood tract, which has been carefully managed for more than 25 years to preserve the habitat and enhance wildlife. Multiple strategically located food plots provide excellent hunting opportunities, with healthy populations of deer, turkey, small game, and wood ducks. The 525.5± acre parcel is protected by a Mitigation Covenant with the U.S. Army Corps of Engineers and a Conservation Easement in favor of The Mississippi Land Trust. These protections are intended to preserve the bottomland hardwood ecosystem. The remaining parcels include 19.78± acres along Birds Road, consisting of approximately 25-year-old pine and hardwood timber with potential for residential or other development uses, and 35.11± acres of mature native hardwood, cypress, and pine timber. An additional opportunity is available through the adjoining 252± acre parcel leased from Wildlife Mississippi. Approximately 16 years remain on the lease, which is transferable to the purchaser subject to the lease terms. The tract consists primarily of mature bottomland hardwood and cypress timber and features more than two miles of Pearl River frontage, significantly expanding the recreational footprint. This is a rare opportunity to acquire a substantial recreational property featuring a quality sportsman's lodge, extensive bottomland hardwood habitat, established wildlife management, hunting and fishing opportunities, and additional leased acreage along the Pearl River.

Current Use

Hunting: Yes
Recreational: Yes

Possible Use

Hunting: Yes
Recreational: Yes
Residential: Yes
Single Family: Yes

Lot Features

Sloped: Yes

Covenants And Restrictions

None: Yes

Sewer

Other: Yes

Water Source

Public: Yes

Listing Terms

Cash: Yes

Utilities

Electricity Connected: Yes
Water Connected: Yes

Trees - Wooded

Heavily Wooded: Yes
Oak: Yes
Pine: Yes

Road Frontage Type

Highway: Yes

Road Surface Type

Asphalt: Yes

Price Includes

Land: Yes
Other Buildings: Yes

Available Documents

Aerial Map/Photo: Yes
Survey: Yes

Listing Office: Tom Smith Land & Homes

Listing Agent: Brady Richardson

Last Updated: September - 30 - 2026

2788 Highway 16, Carthage, MS 39051 (MLS# 4164053)