I'm looking for any advice around purchasing land in MS. What are some of the best sources to find land for sale? As far as finances go, what's the minimum down payment percent-wise that I should expect to put down? The purpose of the land would be mainly recreational (hunting, fishing, timber) and maybe for a home depending on proximity to a city (within 20-30 minutes).
I'm not in a position to buy land today financially, but I would like to start building the habit of shopping around to get an idea of how much money and specifically what type of property I'm interested in.
Landwatch has the most syndicated listings. Zillows has a few from MLS.
I bought hunting land in my 30s and don’t come from a land-owning family. 6 years later, I’m looking for more everyday. I think I have a lot of advice but some may be specific to my area of MS. I’ll drop a couple things that are important.
0. If you’re thinking of this as an investment, other than simply diversification, steer clear. It’s better than a boat, but you dang well better get significant personal satisfaction from land ownership or you’re much better off buying bonds, especially with interest rates no longer sub 5%.
1. What is it that you want? Deer hunting land in pretty hard woods? Room for a food plot or 2 to fill the freezer? Do you want something to work on in the off-season to piddle around. It makes a huge difference in what kind of land you should be looking for. If you just want something to occupy your time, optimizing hunting opportunities on 20 acres of open land can keep you busy all year long.
2. Aim small miss small. Burn some gas and find the neighborhood you want to own land in. Focus your efforts on that neighborhood. Despite what others may advise, do NOT let the locals know you’re in the market unless you’re confident they want be competition for a purchase.
2a. How much land do you want? If you’re still a few years out from buying 100 acres, don’t be afraid to jump on 30-40 acres in your desired neighborhood. Become a local yourself and try to trade up. This is probably my top tip.
3. Realtors… Man I just don’t know here. If you’re going to be the least bit selective, my experience tells me that the realtors in MS won’t be much help to a new buyer. The market has been hot enough for long enough that the realtors just don’t waste time on the guys they think may not buy the first property or 2 they show them. Now that I have land that I may sell in a deal, agents are happy to do whatever I ask. Previously, I had to do all the work myself.
I’ll also add that, after inquiring by email and phone for probably 100 hunting properties, I have not once been less informed than the actual listing agent about the property they’ve listed (neighbors, access, easements, etc), which still blows my mind. Car salesmen also hate me. Why didn’t I have a buyers agent making the inquiry for me? See the the previous paragraph.
