# County Road 35, Carrollton, MS 38917 > **TL;DR:** land, $5,500,000. Est. $29,415/mo. Listed 296 days. ## Property at a Glance | Attribute | Value | |-----------|-------| | Price | $5,500,000 | | Lot Size | 50,616,720 sqft (1162.00 acres) | | Property Type | Land (Other) | | Status | Active | | Days on Market | 296 | ## Estimated Monthly Costs | Category | Amount | |----------|--------| | Principal & Interest (20% down, 30-year at 6.5%) | $27,811 | | Estimated Insurance | $1,604 | | **Total** | **$29,415** | ## Property Highlights - 1162.00 acre lot ## Description ### Agent Description Oakhurst sits in the heart of Mississippi's Bluff Hills soil region, known for its deep, fertile soils and its close connection to the Mississippi Delta just to the west. This unique combination of rich soils, diverse forests, and interspersed farmland creates one of the most productive wildlife habitats in the Southeast. These conditions consistently produce trophyclass deer and turkeys, while the proximity to the Delta adds exceptional waterfowl opportunities. Rolling wooded slopes, fertile fields, and natural corridors support strong, healthy wildlife populations yearround. Oakhurst features a diverse timber profile, including approximately 686 acres of beautiful merchantable hardwoods with a high percentage of mastproducing hardwoods. Another 108 acres of merchantable pine plantation provide transition between hardwood stands and agricultural fields. Eightyfive acres of thinned hardwoods offer ideal cover and browse, while 32 acres of 25yearold fallowfield hardwood regeneration create excellent movement corridors along the ag fields. Recreational and water features are abundant. Two fishing lakes totaling 18 acres are stocked with bass and bream. A 12acre duck pond provides consistent waterfowl action. Over 230 acres of fertile agricultural fields supply food sources for deer and turkey, and have long produced outstanding early and lateseason dove shoots. Miles of improved internal roads offer easy access throughout the property. Big Sand Creek, with 1.6 miles of frontage, brings sandbars, deep pools, and a natural wildlife travel route as it flows toward the Mississippi Delta. Improvements include the historic Oakhurst homeplace, built in 1904 by the Billups family. This twostory residence features tall ceilings, hardwood floors, large windows, seven bedrooms, threeandahalf baths, and two independent kitchens-perfect for hosting multiple groups. The manicured grounds showcase flowering shrubs and mature oak and pecan trees. A fully renovated twobedroom, twobath farmhouse adds modern comfort with an open kitchen, Viking appliances, an outdoor kitchen, and a large firepit for posthunt gatherings. Several turnofthecentury barns reinforce the property's agricultural heritage. Oakhurst's wildlife management history is equally impressive. Prior to 1999, the property operated as a cattle farm. In 1999, wildlife biologist Benny Herring implemented a longterm plan to transform it into a premier deer and turkey property. Pastures were converted to pine and hardwood forest, agricultural fields were strategically retained, and detailed harvest data have been collected for 27 years. The focus on mature four and fiveyearold bucks has consistently produced deer exceeding 200 pounds and scoring in the 140s and 150s. Today, Oakhurst stands as one of the finest freerange hunting properties in the Southeast, complete with food plots, shooting houses, and an extensive internal road system. ## Location - **Address:** County Road 35, Carrollton, MS 38917 - **County:** Carroll - **Coordinates:** 33.540097, -89.953243 - **Google Maps:** https://www.google.com/maps?q=33.540097,-89.953243 ## Listing Agent - **Name:** Lee Skinner - **Brokerage:** National Land Realty, Tuscaloosa, AL - **Broker Phone:** 205-343-2110 - **Listing URL:** [View original listing](https://www.realtor.com/realestateandhomes-detail/County-Road-35_Carrollton_MS_38917_M99201-48154?f=listhub&s=NYSMLS&m=11658297&c=propsimple) ## Photos ![County Road 35 - Photo 1](http://lh.rdcpix.com/55cf208f4d411b2a35c8afc7c687d0e8l-f3772157435r.jpg) ![County Road 35 - Photo 2](http://lh.rdcpix.com/55cf208f4d411b2a35c8afc7c687d0e8l-f4064729221r.jpg) ![County Road 35 - Photo 3](http://lh.rdcpix.com/55cf208f4d411b2a35c8afc7c687d0e8l-f2611030375r.jpg) ![County Road 35 - Photo 4](http://lh.rdcpix.com/55cf208f4d411b2a35c8afc7c687d0e8l-f35947468r.jpg) ![County Road 35 - Photo 5](http://lh.rdcpix.com/55cf208f4d411b2a35c8afc7c687d0e8l-f3897973834r.jpg) ![County Road 35 - Photo 6](http://lh.rdcpix.com/55cf208f4d411b2a35c8afc7c687d0e8l-f1575657224r.jpg) ![County Road 35 - Photo 7](http://lh.rdcpix.com/55cf208f4d411b2a35c8afc7c687d0e8l-f3425137r.jpg) ![County Road 35 - Photo 8](http://lh.rdcpix.com/55cf208f4d411b2a35c8afc7c687d0e8l-f1591001280r.jpg) ![County Road 35 - Photo 9](http://lh.rdcpix.com/55cf208f4d411b2a35c8afc7c687d0e8l-f1163260923r.jpg) ![County Road 35 - Photo 10](http://lh.rdcpix.com/55cf208f4d411b2a35c8afc7c687d0e8l-f3731169016r.jpg) ![County Road 35 - Photo 11](http://lh.rdcpix.com/55cf208f4d411b2a35c8afc7c687d0e8l-f3929305448r.jpg) ![County Road 35 - Photo 12](http://lh.rdcpix.com/55cf208f4d411b2a35c8afc7c687d0e8l-f3800370858r.jpg) ![County Road 35 - Photo 13](http://lh.rdcpix.com/55cf208f4d411b2a35c8afc7c687d0e8l-f791713530r.jpg) ![County Road 35 - Photo 14](http://lh.rdcpix.com/55cf208f4d411b2a35c8afc7c687d0e8l-f97904128r.jpg) ![County Road 35 - Photo 15](http://lh.rdcpix.com/55cf208f4d411b2a35c8afc7c687d0e8l-f1909594922r.jpg) ![County Road 35 - Photo 16](http://lh.rdcpix.com/55cf208f4d411b2a35c8afc7c687d0e8l-f1634933147r.jpg) ![County Road 35 - Photo 17](http://lh.rdcpix.com/55cf208f4d411b2a35c8afc7c687d0e8l-f1386402451r.jpg) ![County Road 35 - Photo 18](http://lh.rdcpix.com/55cf208f4d411b2a35c8afc7c687d0e8l-f1884565439r.jpg) ![County Road 35 - Photo 19](http://lh.rdcpix.com/55cf208f4d411b2a35c8afc7c687d0e8l-f3650622492r.jpg) ![County Road 35 - Photo 20](http://lh.rdcpix.com/55cf208f4d411b2a35c8afc7c687d0e8l-f896116277r.jpg) ![County Road 35 - Photo 21](http://lh.rdcpix.com/55cf208f4d411b2a35c8afc7c687d0e8l-f3521333216r.jpg) ![County Road 35 - Photo 22](http://lh.rdcpix.com/55cf208f4d411b2a35c8afc7c687d0e8l-f1630750766r.jpg) ![County Road 35 - Photo 23](http://lh.rdcpix.com/55cf208f4d411b2a35c8afc7c687d0e8l-f1582663421r.jpg) ![County Road 35 - Photo 24](http://lh.rdcpix.com/55cf208f4d411b2a35c8afc7c687d0e8l-f1327185957r.jpg) ![County Road 35 - Photo 25](http://lh.rdcpix.com/55cf208f4d411b2a35c8afc7c687d0e8l-f3387485307r.jpg) ![County Road 35 - Photo 26](http://lh.rdcpix.com/55cf208f4d411b2a35c8afc7c687d0e8l-f2715871872r.jpg) ![County Road 35 - Photo 27](http://lh.rdcpix.com/55cf208f4d411b2a35c8afc7c687d0e8l-f3893135822r.jpg) ![County Road 35 - Photo 28](http://lh.rdcpix.com/55cf208f4d411b2a35c8afc7c687d0e8l-f1602766576r.jpg) ![County Road 35 - Photo 29](http://lh.rdcpix.com/55cf208f4d411b2a35c8afc7c687d0e8l-f685729544r.jpg) ![County Road 35 - Photo 30](http://lh.rdcpix.com/55cf208f4d411b2a35c8afc7c687d0e8l-f1511914390r.jpg) ![County Road 35 - Photo 31](http://lh.rdcpix.com/55cf208f4d411b2a35c8afc7c687d0e8l-f249726977r.jpg) ![County Road 35 - Photo 32](http://lh.rdcpix.com/55cf208f4d411b2a35c8afc7c687d0e8l-f2297238051r.jpg) ![County Road 35 - Photo 33](http://lh.rdcpix.com/55cf208f4d411b2a35c8afc7c687d0e8l-f40718003r.jpg) ![County Road 35 - Photo 34](http://lh.rdcpix.com/55cf208f4d411b2a35c8afc7c687d0e8l-f619229740r.jpg) ![County Road 35 - Photo 35](http://lh.rdcpix.com/55cf208f4d411b2a35c8afc7c687d0e8l-f275231602r.jpg) ![County Road 35 - Photo 36](http://lh.rdcpix.com/55cf208f4d411b2a35c8afc7c687d0e8l-f2197275836r.jpg) ![County Road 35 - Photo 37](http://lh.rdcpix.com/55cf208f4d411b2a35c8afc7c687d0e8l-f73963112r.jpg) ![County Road 35 - Photo 38](http://lh.rdcpix.com/55cf208f4d411b2a35c8afc7c687d0e8l-f2008625813r.jpg) ![County Road 35 - Photo 39](http://lh.rdcpix.com/55cf208f4d411b2a35c8afc7c687d0e8l-f2079003469r.jpg) ![County Road 35 - Photo 40](http://lh.rdcpix.com/55cf208f4d411b2a35c8afc7c687d0e8l-f3606308929r.jpg) ![County Road 35 - Photo 41](http://lh.rdcpix.com/55cf208f4d411b2a35c8afc7c687d0e8l-f2999132331r.jpg) ![County Road 35 - Photo 42](http://lh.rdcpix.com/55cf208f4d411b2a35c8afc7c687d0e8l-f2614533249r.jpg) ![County Road 35 - Photo 43](http://lh.rdcpix.com/55cf208f4d411b2a35c8afc7c687d0e8l-f3896678692r.jpg) ![County Road 35 - Photo 44](http://lh.rdcpix.com/55cf208f4d411b2a35c8afc7c687d0e8l-f4057892074r.jpg) ![County Road 35 - Photo 45](http://lh.rdcpix.com/55cf208f4d411b2a35c8afc7c687d0e8l-f214749283r.jpg) ![County Road 35 - Photo 46](http://lh.rdcpix.com/55cf208f4d411b2a35c8afc7c687d0e8l-f652293570r.jpg) ![County Road 35 - Photo 47](http://lh.rdcpix.com/55cf208f4d411b2a35c8afc7c687d0e8l-f1987649334r.jpg) ![County Road 35 - Photo 48](http://lh.rdcpix.com/55cf208f4d411b2a35c8afc7c687d0e8l-f1583016922r.jpg) ![County Road 35 - Photo 49](http://lh.rdcpix.com/55cf208f4d411b2a35c8afc7c687d0e8l-f4118443107r.jpg) ![County Road 35 - Photo 50](http://lh.rdcpix.com/55cf208f4d411b2a35c8afc7c687d0e8l-f2371598811r.jpg) --- **MLS#:** 11658297 | **Updated:** 2026-10-19 **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.ai/listing/county-road-35-carrollton-ms-38917-d17cd22aadb74b21b5a40f2629277fc8) --- ## Structured Data ```json { "@context": "https://schema.org", "@type": "RealEstateListing", "@id": "https://www.propertysimple.ai/listing/county-road-35-carrollton-ms-38917-d17cd22aadb74b21b5a40f2629277fc8#listing", "url": "https://www.propertysimple.ai/listing/county-road-35-carrollton-ms-38917-d17cd22aadb74b21b5a40f2629277fc8", "name": "County Road 35, Carrollton, MS 38917", "description": "Oakhurst sits in the heart of Mississippi's Bluff Hills soil region, known for its deep, fertile soils and its close connection to the Mississippi Delta just to the west. This unique combination of rich soils, diverse forests, and interspersed farmland creates one of the most productive wildlife habitats in the Southeast. These conditions consistently produce trophyclass deer and turkeys, while the proximity to the Delta adds exceptional waterfowl opportunities. Rolling wooded slopes, fertile fields, and natural corridors support strong, healthy wildlife populations yearround. Oakhurst features a diverse timber profile, including approximately 686 acres of beautiful merchantable hardwoods with a high percentage of mastproducing hardwoods. Another 108 acres of merchantable pine plantation provide transition between hardwood stands and agricultural fields. Eightyfive acres of thinned hardwoods offer ideal cover and browse, while 32 acres of 25yearold fallowfield hardwood regeneration create excellent movement corridors along the ag fields. Recreational and water features are abundant. Two fishing lakes totaling 18 acres are stocked with bass and bream. A 12acre duck pond provides consistent waterfowl action. Over 230 acres of fertile agricultural fields supply food sources for deer and turkey, and have long produced outstanding early and lateseason dove shoots. Miles of improved internal roads offer easy access throughout the property. Big Sand Creek, with 1.6 miles of frontage, brings sandbars, deep pools, and a natural wildlife travel route as it flows toward the Mississippi Delta. Improvements include the historic Oakhurst homeplace, built in 1904 by the Billups family. This twostory residence features tall ceilings, hardwood floors, large windows, seven bedrooms, threeandahalf baths, and two independent kitchens-perfect for hosting multiple groups. The manicured grounds showcase flowering shrubs and mature oak and pecan trees. A fully renovated twobedroom, twobath farmhouse adds modern comfort with an open kitchen, Viking appliances, an outdoor kitchen, and a large firepit for posthunt gatherings. Several turnofthecentury barns reinforce the property's agricultural heritage. Oakhurst's wildlife management history is equally impressive. Prior to 1999, the property operated as a cattle farm. In 1999, wildlife biologist Benny Herring implemented a longterm plan to transform it into a premier deer and turkey property. Pastures were converted to pine and hardwood forest, agricultural fields were strategically retained, and detailed harvest data have been collected for 27 years. The focus on mature four and fiveyearold bucks has consistently produced deer exceeding 200 pounds and scoring in the 140s and 150s. 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