# 176 Busby Road, Ellisville, MS 39437

> **TL;DR:** land, $2,999,500.
> Waterfront, View. Est. $12,998/mo. Listed 45 days.

## Property at a Glance

| Attribute | Value |
|-----------|-------|
| Price | $2,999,500 |
| Lot Size | 21,083,040 sqft (484.00 acres) |
| Property Type | Land (Other) |
| Status | For Sale |
| Days on Market | 45 |

## Why This Home Stands Out

- **Waterfront** - Direct water access
- **Views** - Lake

## Estimated Monthly Costs

| Category | Amount |
|----------|--------|
| Mortgage (20% down, 6.5%) | $12,998 |
| **Total** | **$12,998** |

## Key Amenities

- Waterfront
- View

## Property Highlights

- 484.00 acre lot
- Waterfront

## Description

### Agent Description
This 484± acre turnkey estate in Jones County is a rare find, designed for high-end recreation, privacy, and long-term timber income. Located just outside Ellisville, the property features a signature 60± acre lake alongside 35-40 acres of additional ponds. The lake is MDEQ classified as low-impact and was built to professional specs, featuring two 20x40 concrete boat ramps and a covered 3-bay boat dock with barge-driven pilings. The waters are fully stocked with trophy bass, bream, white perch, and grass carp. For waterfowl hunters, the land includes three floodable duck impoundments with 8" and 12" control valves, a 12± acre flooded roost hole partially planted in rice, and 3 acres of 4-year-old hardwoods like Pin Oak and Gobbler Sawtooth.    The improvements are centered around a sophisticated 80x80 barndominium built in 2022. It offers 6,400 sq ft under roof with 2,800 sq ft of spray-foam insulated living space, a 30x10 screened porch with a bathroom/mudroom, and a $30,000 water filtration system. The home also includes a security camera system and a monitored safe/storm shelter. Outdoor amenities include a 20x20 tractor shed and a motorhome power hookup. The estate is highly secure, accessed via a nearly mile-long drive leading to a custom heavy-duty gated entrance with a specialized multi-lock system. A secondary barrier levee provides added protection for the main lake engineering.    Hunters will find diverse habitats featuring five shooting houses (four insulated), expandable food plots, and a 20-acre established dove field. The timber profile is robust, including 90 acres of longleaf pine (1-3 years old) and 180 acres of mixed, pine-dominant timber in various age classes for sustainable income. Situated within 15 miles of both regional and municipal airports, this property combines ultimate privacy with top-tier water and timber assets.

## Location

- **Address:** 176 Busby Road, Ellisville, MS 39437
- **Coordinates:** 31.5452, -89.1357
- **Google Maps:** https://www.google.com/maps?q=31.5452,-89.1357

## Listing Agent

- **Name:** Dewayne Atkinson
- **Brokerage:** SmallTown Hunting Properties & Real Estate LLC
- **Phone:** 7697600005
- **Email:** dewayne@smalltownproperties.com

## Primary Photo

![176 Busby Road - Primary Photo](http://lh.rdcpix.com/498c3095142d01b20702b62ea2d5fd16l-f1254306054r.jpg)

*86 total photos available on [listing page](https://www.propertysimple.com/listing/176-busby-road-ellisville-ms-39437-11729899)*

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**MLS#:** 11729899 | **Updated:** 2026-06-19
**Source:** listhub

*Copyright © 2026 My State MLS. 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.com/listing/176-busby-road-ellisville-ms-39437-11729899)

---

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