Clay Co MS 775± Acres In 2 Tracts
| Date | March 5, 2026, 11:00 am (America/Chicago) |
|---|---|
| Tracts | 2 |
| Status | Active |
| Type | Live with online bidding |
| Terms | Reserve |
| Auction Location | Prairie Wildlife, 3990 Old Vinton Rd, West Point, MS 39773 |
About This Auction
Live and Online at Ranchandfarmauctions.com
Auction Date: 03/05/2026 Auction Time: 11:00 AM CT
Auction Held At: Prairie Wildlife, 3990 Old Vinton Rd, West Point, MS 39773
**These farms are adjacent to the Clay Co, MS 374.13 acres, offering land owners, investors and cattlemen a rare opportunity to secure 1149.13± acres in one location.**
Entire Farm Description:
This 775± acre property is offered at public auction as two adjoining tracts located in a region widely regarded for disciplined land stewardship, productive ranching operations, and exceptional recreational performance. The surrounding landscape is defined by large, well-managed landholdings and a long-established culture of habitat management, including decades of prescribed fire, which has shaped one of the most desirable recreational and working-land corridors in the area.
The property has been intensively managed with a strong emphasis on wild quail recruitment and retention, utilizing prescribed burning, native grass systems, edge habitat development, and food plot integration. These practices have created high-quality brood habitat and balanced ground cover while simultaneously enhancing overall land health and forage response. The result is a landscape that supports strong populations of quail, turkey, and whitetail deer, with trophy-class deer well documented throughout the area. Consistent management philosophies across neighboring ownerships further reinforce the long-term quality and stability of wildlife habitat.
Access is a defining feature of this offering. The property benefits from extensive road frontage along Wilcox Road, Highway 47, and Siloam–Una Road, allowing for efficient entry, operational flexibility, and future improvement planning. Electric service is available along multiple boundaries, and high-speed internet is available, supporting both operational needs and modern residential or lodge use.
Water resources are well distributed, including Death Creek, which traverses the northern portion of the property, along with multiple ponds that provide dependable, year-round water. These features support wildlife, grazing functionality, and overall land usability while enhancing the scenic character of the property.
The property’s topography and layout provide numerous exceptional building sites, many offering panoramic views across managed pasture, CRP grasses, timber, and water features. These sites are well-positioned for residences, lodges, or operational improvements, with access to utilities and road frontage already in place.
Geographically, the property is well-positioned within an exponentially growing agricultural and economic corridor. It is conveniently located near Starkville and West Point, providing access to services, healthcare, and regional infrastructure. The property is also within practical reach of Tupelo, a major regional hub. Proximity to Cattlemen’s Stockyards supports efficient livestock marketing and transport, while nearby Mississippi State University anchors the area with agricultural research, education, and economic influence. Together, these drivers contribute to the continued growth of the Golden Triangle region.
Currently utilized through CRP enrollment and managed recreation, the property offers long-term flexibility following CRP expiration, subject to program requirements. The scale, access, water, soils, and extensive management history position this offering for continued conservation use, pasture development, recreational management, or a blended approach.
The auction format provides a structured opportunity to acquire individual tracts or assemble substantial contiguous acreage in a region recognized for elite recreational land, strong ranching foundations, and long-term, proven land stewardship.
Tract 4: 153± acres
Tract 4 consists of 153± acres located along Wilcox Road in a region widely regarded for elite recreational land management and long-standing stewardship practices. The tract lies within an area supported by large landholders who have consistently implemented prescribed fire and habitat-focused management, resulting in strong wildlife recruitment and retention across the landscape.
This tract has been meticulously developed as a highly managed hunting property, with mixed timber including mature hardwoods, strategically placed food plots, and a thoughtful improvement layout designed to enhance wildlife movement and huntability. The surrounding area is well known for producing trophy-class whitetail deer, along with strong populations of turkey and upland game, supported by long-term habitat continuity.
Approximately 43.6 acres are enrolled in CRP CP-38, generating an annual payment of $3,051 at a rental rate of $69.97 per enrolled acre, with the contract extending through 09/30/2032. These CRP acres contribute valuable nesting cover and transition habitat while integrating seamlessly with the timber and food plot system.
Road frontage along Wilcox Road provides direct access, and electric service is available along the road, according to available information.
Tract 4 is exceptionally positioned for land assembly. The tract adjoins ±374.13 acres to the south, which will be auctioned the same day, at the same time, and at the same location, and carries a documented history of tillable use with potential for pasture conversion. Tract 4 also adjoins Tract 5 along its eastern boundary, allowing for seamless expansion into larger contiguous acreage.
Tract 5: 622± acres
Tract 5 encompasses 622± acres and forms the foundation of this offering, distinguished by its size, access, water resources, and exceptional long-term land management history. The tract lies within a landscape shaped by over 30 years of prescribed fire, a practice widely recognized for improving forage response, maintaining native ground cover, and supporting both grazing systems and high-quality wildlife habitat.
The property has been managed with a strong emphasis on wild quail recruitment and retention, utilizing prescribed burning, native grasses, edge habitat, and food plot integration to create brood habitat and balanced vegetation structure. These same practices have supported consistent populations of quail, turkey, and whitetail deer, reinforcing the area’s reputation as a dynamite recreational corridor.
The tract features a diverse soil base commonly associated with pasture, range, and grazing uses in the region, supported by gentle to moderate topography and expansive open acreage. Approximately 579 acres are enrolled in CRP CP-38, producing an annual payment of $36,043, with the contract expiring 09/30/2027. Following expiration, the acreage provides flexibility for continued conservation enrollment or transition, subject to program requirements.
Water is a defining attribute of Tract 5. Death Creek traverses the northern portion of the property, providing a natural water feature and travel corridor, while two livestock ponds supply dependable, year-round water. These features enhance both land functionality and visual appeal.
Access is outstanding, with extensive road frontage along Wilcox Road (west), Highway 47 (south), and Siloam–Una Road (east). Electric service is available along the western, southern, and eastern boundaries, according to available information, and high-speed internet access is available, supporting modern operational and residential needs.
The property’s layout and topography offer numerous exceptional building sites, many providing panoramic views across managed pasture, CRP grasses, timber, and water features. These locations are well-suited for homes, lodges, or operational improvements, with access and utilities already in place.
When combined with Tract 4 and the adjoining 374.13± acre tract offered at auction the same day, Tract 5 anchors the opportunity to assemble a large, contiguous landholding in a region equally respected for elite recreational properties and well-established cattle ranching operations.
Deeded Acres: T4: 153± acres/T5: 622± acres
Soil Types: Griffith silty clay, Sumter silty clay, Kipling silt loam
Soil PI/NCCPI/CSR2: NCCPI 42.09
CRP Acres/Payment: T4: 43.6± acres/T5: 579± acres
Taxes: Tract 4: $199.88/ Tract 5: $909.31
Lease Status: Subject to CRP contracts expiring 9/27 for Tract 5 and 9/32 for Tract 4
Possession: Immediate possession subject to the current tenant's rights for 2026
Survey Needed?: No survey needed
Brief Legal: T4: 153± acres located N ½ NW ¼ and N1/2 NE ¼ S16 T16S R5E Clay Co MS/T5: 622± acres located S15 T16S R5E Clay Co MS except 2 small parcels
PIDs: T4: 032-16-0010000T5: 032-15-0010000
Lat/Lon: 33.69315, -88.7837/33.68755, -88.7663
Zip Code: 39773
Terms of Sale
- Bidders may participate in the auction on-site or online at Ranchandfarmauctions.com
- Onsite bidders should bring a government-issued ID
- 10% down payment immediately after auction - cash, personal, or business checks accepted
- If the winning bid is online, you will be immediately contacted to make arrangements for the 10% down payment and a purchase contract will be sent via DocuSign
- High bidder has 30 days to close unless otherwise noted
- Announcements on auction day will take precedence over any prior announcements
- This is a no contingency sale and is not subject to financing or additional inspections
- Possession at closing, subject to tenant’s rights, if any
- If a survey is needed it will be done following the auction and the total purchase price will be adjusted to the surveyed acres
- All information provided is derived from sources believed correct but is not guaranteed or warranted - Bidders shall rely entirely on their own information and judgments
SALE DAY NOTES INFO:
- BUYERS PREMIUM: 10%
- TAXES: Prorated to date of close
- TENANCY: Open tenancy for 2026
- RENTS: CRP Tract 4: $3051 annually ($69.97 per enrolled acre) Tract 5: $36,043 annually ($62.25 per enrolled acre)
- MINERALS: No mineral transfer on 775 acres
- CLOSING COSTS: Sellers to pay for title exam, prorated taxes and attorney fees. Buyer to pay for title insurance, loan fees and any required surveys
Licensing
Ranch & Farm Auctions, LLC (1798F)
Firm Manager, Cody Lowderman, MPA #1797
Larry Sims, Auctioneer, License# 231
Joe Gizdic, Director, Ranch & Farm Auctions, 217.299.0332
IN COOPERATION WITH WHITETAIL PROPERTIES REAL ESTATE LLC (20702)
Jake Meyer, Mississippi Land Specialist for Whitetail Properties Real Estate, LLC, 662.605.3765
Documents
Real Estate Auction Terms and Conditions
Thank you for participating in this auction. Please familiarize yourself with the terms and conditions as all sales are final and irrevocable. The terms of sale are non-negotiable. Good luck and good bidding!
Registration at the auction (online and/or in person) finalizes each bidder's agreement to the terms and conditions of sale as stated in the Contract and its Addenda which are incorporated by reference into your bidding. Do not bid until you have read and agree to the terms and conditions. By bidding you are representing that you have read and agree to be bound by the terms and conditions for this sale as stated herein. DO NOT BID unless you have registered, received a Bidder's Card or paddle number and have read and agreed to be bound by the terms of sale in the Contract as they are enforceable against you upon becoming a high bidder. The successful bidder will be required to execute a Sales Agreement at the conclusion of the auction and submit the appropriate down payment in a timely manner as instructed by the Auctioneer.
All properties are sold "AS IS, WHERE IS" with no financing, inspection or other contingencies to sale. The Broker and Auction Company represent the seller only and do not inspect properties on the bidder's behalf. Read the Contract and Auction Day Notes to determine the existence of any disclosures, exclusions, representations and disclaimers. Do not bid if you have not inspected the property(ies). By bidding you agree to all disclosures.
Buyers receive a deed and Title Insurance Policy as provided by the Closer indicated in the Contract (any mobile/manufactured housing not legally affixed to the property shall only be conveyed by a Hold Harmless Agreement or Quitclaim Bill of Sale unless otherwise noted in the Disclosures). The current year's taxes are prorated through the day of closing as is customary unless otherwise noted or announced on sale day.
Or in abstract states, the seller shall provide a continuation of the abstract of title thru the date of sale for the buyer or buyers attorney to examine.
The sale of this property may be subject to a Buyer's Premium, which will be added to the high bid and included in the total purchase price. Please see the Auction Day Notes, The Contract for Sale, and/or the Auctioneer for specifics about the property you wish to bid on.
Tracts sold by the acre - The contract will indicate the current acreage, bid per acre and the high bid will be the current acreage multiplied by the high bid per acre. If a survey is required prior to closing that would result in a change to acreage, the contract will be adjusted to that acreage prior to closing and the purchase price will reflect that change in acreage.
If a survey is required, it is typically done immediately following the auction. The per acre bid at auction will then be multiplied by actual surveyed acres to determine the final sales price at closing. The purchase agreement and sales day announcements will identify the party responsible for survey cost.
Each high bidder must sign a purchase agreement and make a 10% non-refundable deposit immediately following the auction to the designated Title Company or escrow agent noted on the Purchase Agreement. Cash, wire transfers, cashier's checks, personal checks and business checks (electronically processed) are accepted. For online only auctions, wire transfers are the preferred method for deposits. Wire instructions will be sent from the escrow agent or title company at the conclusion of the auction or the next day. The balance of the purchase price and all closing costs are due within 30 days unless otherwise noted or announced.
Bidding starts at the nominal Opening Bid(s) indicated and is open to the public. The Auctioneer reserves the right to group, add to, delete, withdraw, consolidate or break down lots and/or quantities offered, to sell out of scheduled sequence, to reject any bid which is only a fraction advance over the preceding bid, to regulate bidding, to accept or reject any or all bids, and to cancel or reschedule an auction. The Auctioneer will call the sale and control any increments of bidding. To make a bid, raise your hand or Bid Card to be recognized. The bidding happens quickly. Absentee bids may be accepted at the discretion of the Auctioneer. The Auctioneer reserves the right to enter bids on behalf of absentee bidders. Any mistakes during bidding as to who has the high bid and/or at what price may be called to the Auctioneer's attention and corrected. The Auctioneer is the sole arbiter and controller of the conduct of the auction and shall be the final and absolute authority without liability to any party.
For online only sales, click the “Bid Now” button to enter your bid. Be sure to create an account and sign in early so you do not miss the opportunity to bid. You can also enter a maximum bid to allow for bids to be increased by the noted increments up to your high bid. If you cannot log in, feel free to call (217) 922-0811 to reach customer service to register and bid by phone.
Your inspection of the property(ies) and attendance at this auction are at your own risk. Broker and Seller, their agents and employees, expressly disclaim any "invitee" relationship and shall not be liable to any person for damage to their person or property while in, on or about these properties, nor shall they be liable for any defects, dangers or conditions on the property(ies). All persons enter the property(ies) and attend the auction at their own risk and shall defend, indemnify, and save harmless Broker and Seller, their agents and employees, from any and all liability attendant thereto.
All auctions are subject to court or seller approval unless otherwise noted as “Absolute”. Most sales are approved within 2 business days. Buyers are not allowed possession until closing and filing of the deed, at which time the property should be re-keyed if required. If for any reason the court or Seller approval is not granted, the Down Payment shall be returned in its entirety to the high bidder. "Showing" requests from Buyers after the auction may not be able to be accommodated.
If more than one property is being auctioned, the Auctioneer may choose to offer a group of the properties for auction at the same time. This is called "BUYER'S CHOICE" and is to accommodate buyers who have an interest in more than one property and/or have 2nd and 3rd choices if they are outbid for a favorite property. Upon winning the bid, please choose which property, or properties, you want. You pay the high bid price for each property selected. Each sale is final and stands alone. Remaining properties are then offered in another round of bidding. Anyone may bid at any time, including prior High Bidders.
Ranch & Farms Auctions, LLC, Whitetail Properties Real Estate, LLC and the Seller expressly disclaim any liability for errors, omissions or changes regarding any information provided for these sales. Please read the Contract and Auction Day Notes for a full and complete understanding of any and all disclaimers. Bidders are strongly urged to rely solely upon their own inspections and opinions in preparing to purchase property and are expressly advised to not rely on any representations made by the Seller or their agents and employees. Property information may change without notice and potential purchasers should investigate all data fully before relying upon it.
The information contained within is believed to be accurate, but Seller and Auction Company do not warrant any information contained within the description. All lines on maps are approximate and buyers should verify the information. All stated measurements including but not limited to acreage, sq footage, map dimensions, and/or sketches are stated for marketing purpose only unless it is stated that the measurements are verified by an independent surveyor or other source. All measurements shall be assumed to be approximate or more/less and obtained from sources to be considered reliable such as: government tax records, mapping software, assessor’s office records or FSA maps. Legal descriptions may be subject to existing fence/field boundaries. No warranty is expressed or implied as to the exact acreages of property. The purchase price based on these measurements entered on the purchase agreement is final unless buyer and seller have agreed otherwise in writing prior to signing. If exact acreage or square footage is a concern, the Property should be independently measured.
All sale day announcements will take precedence over any and all prior advertising or announcements.
Buyers Agents who register a winning bidder at this auction may receive a Buyer Broker Participation Fee. Please call for more details. Be advised, not all auctions offer a Buyer Broker Participation Fee.
Disclaimer: Online Bidding
Please review the following disclaimer regarding online bidding for our auctions:
Internet Service: Bidder acknowledges that Auction Company, auctioneer, broker, or any other party involved cannot be held responsible for any issues related to internet service before or during the auction.
Auction Company, auctioneer, and broker do not guarantee the seamless transmission or receipt of bids placed online in a timely fashion.
Delays and Failures: Bidders should be aware that internet bidding is prone to delays and potential failures that are beyond the control of the auction company. Bidder acknowledges and agrees that
Auction Company, auctioneer, and broker cannot be held liable for any interruptions or disruptions during the online bidding process.
Auction Suspension or Cancellation: The Company reserves the sole discretion to suspend, postpone, or cancel the auction if the internet service is unstable or disrupts the online portion of the event. Such decisions will be made in the best interest of all participants.
Auctioneer's Discretion: The auctioneer has the sole discretion to accept or refuse any bid. The Auction Company, auctioneer, and broker may also change the sale order, regroup items, or modify the auction as needed, without prior notice.
Timely Bidding: Online bidders are encouraged to use the max bid feature and place their bids in a timely fashion. Waiting until the last minute to place a bid may result in the auctioneer recognizing another high bidder because your bid may not instantaneously show up.
By participating in the online bidding process, you agree to the terms outlined in this disclaimer. You release Auction Company, auctioneer, broker, and their employees from any claims, losses, or damages resulting from interruptions, disruptions, or failures related to online bidding.
Please carefully review and understand the terms and conditions provided by the auction company before participating in the online bidding process.
