# 1477 Ms-6, Batesville, MS 38606 > **TL;DR:** land, $775,000. Est. $4,145/mo. Listed 234 days. ## Property at a Glance | Attribute | Value | |-----------|-------| | Price | $775,000 | | Lot Size | 1,829,520 sqft (42.00 acres) | | Property Type | Land (Other) | | Status | Active | | Days on Market | 234 | ## Estimated Monthly Costs | Category | Amount | |----------|--------| | Principal & Interest (20% down, 30-year at 6.5%) | $3,919 | | Estimated Insurance | $226 | | **Total** | **$4,145** | ## Nearby Schools - **Elementary:** Batesville - **Middle:** Batesville Middle School - **High:** South Panola ## Property Highlights - 42.00 acre lot ## Description ### Agent Description Prime Batesville MS 42+ acre development opportunity in the rapidly growing corridor between Batesville and Oxford. The property features approximately 640 feet of frontage on the four-lane Mississippi Highway 6 / U.S. Route 278 corridor with 18,000 AADT (2024) and direct access via an existing gravel drive. Located just 1.4 miles from Interstate 55, the site offers excellent regional connectivity to North Mississippi, Memphis, and the Delta. * Positioned inside the city limits of Batesville, the property is currently zoned AG and R-9 supporting potential residential development AS-IS. The site offers strong potential for mixed-use development including single-family residential, townhomes, apartments, or a combination of residential and commercial frontage. The city has indicated a strong demand for new housing and is considered development friendly. Rezoning potential could be supported by recent annexation and area growth. * The land is 95+% cleared, gently rolling, and located outside the flood zone, with approximately 100% usable acreage. Elevations range roughly from 330-350 feet across the tract and include a small 0.25-acre pond. There is approximately 640' of frontage along Highway 6 with a 10'' steel municipal water line with direct frontage access. Sewer and Gas lines are nearby at Hunters Parkway. TViFiber and electric available through TVEPA. * The property benefits from proximity to established retail and employment centers including GE Aerospace just across Hwy 6, Walmart and Lowe's (1.5 miles) along with newer national retailers such as Academy Sports, Hobby Lobby, Ross, and Five Below near the I-55 interchange. Downtown Batesville is approximately 4 miles away, while University of Mississippi in Oxford is about 23 miles east, creating strong regional housing demand. Memphis is 55 miles from the site. * This highly visible tract presents an excellent opportunity for residential, mixed-use, or investment development in one of North Mississippi's expanding growth corridors. Bring your imagination and plans for continuing thoughtful progress for Batesville and Panola County Mississippi. The owners are open to ideas and helping you get your plans underway! Survey available. Utilities to be verified. ## Location - **Address:** 1477 Ms-6, Batesville, MS 38606 - **County:** Panola - **Neighborhood:** Metes And Bounds - **Coordinates:** 34.310577, -89.894869 - **Google Maps:** https://www.google.com/maps?q=34.310577,-89.894869 ## Virtual Tour & Media - **Video Tour:** https://www.propertypanorama.com/1477-Ms6-Batesville-MS-38606/unbranded ## Listing Agent - **Name:** Stephanie Crosslin · **License:** B-20043 - **Brokerage:** Crosslin Gist Realty, LLC - **Broker Phone:** (662) 228-4350 - **Listing URL:** [View original listing](https://www.realtor.com/realestateandhomes-detail/1477-MS-Highway-6_Batesville_MS_38606_M92241-63064?f=listhub&s=MGCMLSMS&m=4141862&c=propsimple) ## Photos ![1477 Ms-6 - Photo 1](http://lh.rdcpix.com/0544d051f220b6e2ea11a594580c69b9l-f945888363r.jpg) ![1477 Ms-6 - Photo 2](http://lh.rdcpix.com/0544d051f220b6e2ea11a594580c69b9l-f2525522285r.jpg) ![1477 Ms-6 - Photo 3](http://lh.rdcpix.com/0544d051f220b6e2ea11a594580c69b9l-f500718877r.jpg) ![1477 Ms-6 - Photo 4](http://lh.rdcpix.com/0544d051f220b6e2ea11a594580c69b9l-f3147283081r.jpg) ![1477 Ms-6 - Photo 5](http://lh.rdcpix.com/0544d051f220b6e2ea11a594580c69b9l-f1079894940r.jpg) ![1477 Ms-6 - Photo 6](http://lh.rdcpix.com/0544d051f220b6e2ea11a594580c69b9l-f2389575222r.jpg) ![1477 Ms-6 - Photo 7](http://lh.rdcpix.com/0544d051f220b6e2ea11a594580c69b9l-f2485469524r.jpg) ![1477 Ms-6 - Photo 8](http://lh.rdcpix.com/0544d051f220b6e2ea11a594580c69b9l-f1380511506r.jpg) ![1477 Ms-6 - Photo 9](http://lh.rdcpix.com/0544d051f220b6e2ea11a594580c69b9l-f466170163r.jpg) ![1477 Ms-6 - Photo 10](http://lh.rdcpix.com/0544d051f220b6e2ea11a594580c69b9l-f3501584256r.jpg) ![1477 Ms-6 - Photo 11](http://lh.rdcpix.com/0544d051f220b6e2ea11a594580c69b9l-f2911763455r.jpg) ![1477 Ms-6 - Photo 12](http://lh.rdcpix.com/0544d051f220b6e2ea11a594580c69b9l-f4087818267r.jpg) ![1477 Ms-6 - Photo 13](http://lh.rdcpix.com/0544d051f220b6e2ea11a594580c69b9l-f2382468775r.jpg) ![1477 Ms-6 - Photo 14](http://lh.rdcpix.com/0544d051f220b6e2ea11a594580c69b9l-f793261062r.jpg) ![1477 Ms-6 - Photo 15](http://lh.rdcpix.com/0544d051f220b6e2ea11a594580c69b9l-f2867242845r.jpg) ![1477 Ms-6 - Photo 16](http://lh.rdcpix.com/0544d051f220b6e2ea11a594580c69b9l-f3908327850r.jpg) ![1477 Ms-6 - Photo 17](http://lh.rdcpix.com/0544d051f220b6e2ea11a594580c69b9l-f2808148588r.jpg) ![1477 Ms-6 - Photo 18](http://lh.rdcpix.com/0544d051f220b6e2ea11a594580c69b9l-f2817027181r.jpg) ![1477 Ms-6 - Photo 19](http://lh.rdcpix.com/0544d051f220b6e2ea11a594580c69b9l-f3658343449r.jpg) ![1477 Ms-6 - Photo 20](http://lh.rdcpix.com/0544d051f220b6e2ea11a594580c69b9l-f2258494971r.jpg) ![1477 Ms-6 - Photo 21](http://lh.rdcpix.com/0544d051f220b6e2ea11a594580c69b9l-f609435511r.jpg) ![1477 Ms-6 - Photo 22](http://lh.rdcpix.com/0544d051f220b6e2ea11a594580c69b9l-f598790354r.jpg) --- **MLS#:** 4141862 | **Updated:** 2026-10-20 **Source:** listhub *Copyright © 2026 MLS United. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.* [View on PropertySimple](https://www.propertysimple.ai/listing/1477-ms-6-batesville-ms-38606-8f6f3b84d30e4826bd8f683ac1861c4e) --- ## Structured Data ```json { "@context": "https://schema.org", "@type": "RealEstateListing", "@id": "https://www.propertysimple.ai/listing/1477-ms-6-batesville-ms-38606-8f6f3b84d30e4826bd8f683ac1861c4e#listing", "url": "https://www.propertysimple.ai/listing/1477-ms-6-batesville-ms-38606-8f6f3b84d30e4826bd8f683ac1861c4e", "name": "1477 Ms-6, Batesville, MS 38606", "description": "Prime Batesville MS 42+ acre development opportunity in the rapidly growing corridor between Batesville and Oxford. The property features approximately 640 feet of frontage on the four-lane Mississippi Highway 6 / U.S. Route 278 corridor with 18,000 AADT (2024) and direct access via an existing gravel drive. Located just 1.4 miles from Interstate 55, the site offers excellent regional connectivity to North Mississippi, Memphis, and the Delta. * Positioned inside the city limits of Batesville, the property is currently zoned AG and R-9 supporting potential residential development AS-IS. The site offers strong potential for mixed-use development including single-family residential, townhomes, apartments, or a combination of residential and commercial frontage. The city has indicated a strong demand for new housing and is considered development friendly. Rezoning potential could be supported by recent annexation and area growth. * The land is 95+% cleared, gently rolling, and located outside the flood zone, with approximately 100% usable acreage. Elevations range roughly from 330-350 feet across the tract and include a small 0.25-acre pond. There is approximately 640' of frontage along Highway 6 with a 10'' steel municipal water line with direct frontage access. Sewer and Gas lines are nearby at Hunters Parkway. TViFiber and electric available through TVEPA. * The property benefits from proximity to established retail and employment centers including GE Aerospace just across Hwy 6, Walmart and Lowe's (1.5 miles) along with newer national retailers such as Academy Sports, Hobby Lobby, Ross, and Five Below near the I-55 interchange. Downtown Batesville is approximately 4 miles away, while University of Mississippi in Oxford is about 23 miles east, creating strong regional housing demand. Memphis is 55 miles from the site. * This highly visible tract presents an excellent opportunity for residential, mixed-use, or investment development in one of North Mississippi's expanding growth corridors. Bring your imagination and plans for continuing thoughtful progress for Batesville and Panola County Mississippi. The owners are open to ideas and helping you get your plans underway! Survey available. 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