MS-296302
8929 County Road 176
We do not yet have an active public ArcGIS connection for this county. Use the official source link to verify the parcel boundary and flood/zoning layers.
Noxubee County, Mississippi. Deep South timber and deer-lease tracts, consistently the cheapest in the region.
View Noxubee market data →Step 1 · Is this a deal?
2 items to verify before you offer.
Little to no mapped wetland coverage.
Steep ground — expect meaningful site work to build.
Outside the mapped floodplain.
1,490 ft of deeded road frontage.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 7 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.
Comps, diligence flags, an offer number and what to ask the seller.
You need $129,754 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MS-806576 Dirt · Off grid | 82.0 | Jul 27, 2026 | $139,100 | 1,695 | 3,500 | 3.3 mi | 83 |
| MS-716271 Landlocked · Power at road | 65.8 | Dec 20, 2025 | $133,400 | 2,028 | 4,389 | 5.0 mi | 80 |
| MS-855895 Gravel · Power at road | 50.1 | May 7, 2026 | $162,300 | 3,239 | 4,433 | 3.9 mi | 79 |
| MS-386286 Gravel · Off grid | 66.5 | Oct 14, 2025 | $99,100 | 1,490 | 2,605 | 7.9 mi | 77 |
| MS-955074 Dirt · Off grid | 27.6 | Jul 15, 2026 | $84,800 | 3,068 | 5,129 | 4.3 mi | 77 |
| MS-327473 Gravel · Full utilities | 157.1 | Nov 19, 2025 | $328,100 | 2,088 | 3,132 | 2.9 mi | 75 |
| MS-546746 Dirt · Power at road | 92.8 | Jan 14, 2025 | $227,000 | 2,446 | 4,706 | 5.4 mi | 69 |
Show adjustment detail for the top comp
- Tract size (82.03 ac → 67.26 ac)+4.6%
- Access (Dirt → Paved)+37.2%
- Utilities (Off grid → Full utilities)+43.5%
Step 3 · Market it
Turn this underwriting into a listing
Generate a comp-priced headline, listing description, land-group post and cash-buyer email for this tract — then post it to the investor marketplace.