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3 of 6 lots available Available
6-Lot Subdivision in Choctaw County, MS
· Choctaw County · Ackerman

6-Lot Subdivision in Choctaw County, MS

Price
$3,400/acre flat
Acreage
sq ft
Zoning
Access
Starting Price
19790
5.82 – 6.95 Acres
Lots Available
3 of 6 lots available
Zoning
Access
About this Property

Six wooded tracts in central Mississippi — Whispering Woodlands, Choctaw County.

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Available Pending Sold
Lot
Property ID
Acres
Price
Status
Buyer pays closing costs. Cash, bank loan, or owner financing. No building permitted while under owner financing. Reach out to inquire about a specific lot or to start the offer process.
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Property Details
Subdivision Details

The facts

Property ID
State
County
Choctaw
Nearest Town
Ackerman
Zip Code
39735
Parcel ID
Street Address
Closest numbered: 919 MS Highway 790, Ackerman, MS 39735
Acreage
· sq ft
School District
Parent Parcel APN
052-0031-0003001
Lot APNs
Assigned by county after closing
Total Lots
6 lots · 37.77
Acreage Range
5.82 – 6.95 Acres
Price Range
Elevation
Terrain
Zoning
Title
Property Taxes
HOA
Restrictions
Utilities & Access

What's available at this property

What You Can Build

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Zoning Deep Dive

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What's Nearby

In the neighborhood

Nearby Towns
    Points of Interest
      Documents

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      PDF · Google Drive
      PDF · Google Drive
      PDF · Google Drive
      PDF · Google Drive
      PDF · Google Drive

      Ackerman, Weir, French Camp, Eupora, Starkville

      Tombigbee National Forest, Choctaw Lake Recreation Area, Natchez Trace Parkway, Mississippi State University (Starkville, ~30 mi)

      6-lot subdivision marketed as Whispering Woodlands. Parent parcel 052-0031-0003001 was subdivided into 6 tracts ranging 5.82 to 6.95 acres. Subdivision sits inside a federal Opportunity Zone. Lots S1, S2, S6 are sold; lots S3, S4, S5 remain available.

      Howdy. I'm Benji — Debrosland's Highland cow and brand ambassador. Stick around and I'll show you the ropes of land ownership.

      Howdy. Choctaw County is one of those quiet pockets of central Mississippi that doesn't get talked about much, but it's got rolling hardwood country, the Tombigbee National Forest right there, and Mississippi State just thirty miles north. Whispering Woodlands is six wooded lots — six to seven acres each — at thirty-four hundred dollars an acre, flat. Three are gone, three remain. The federal Opportunity Zone designation is real and worth talking to a tax advisor about if you're sitting on capital gains. No zoning, no HOA — build what fits. Power runs to the road; well and septic are on you. Plain country at a plain price.

      Whispering Woodlands is a 6-lot subdivision in Choctaw County, Mississippi — central Mississippi hill country in a designated federal Opportunity Zone, about an hour east of Jackson and 30 minutes south of Starkville. The parcels are wooded, range from 5.82 to 6.95 acres, and are priced at a flat $3,400 per acre across the subdivision. Three of the six tracts have already sold; three remain available. Each lot has paved-road access off MS Highway 790 in the Ackerman area. There's no zoning in Choctaw County and no HOA on this subdivision, so build options are wide open. Power is available through 4-County Electric. The parcel sits in a designated Opportunity Zone — buyers investing through a Qualified Opportunity Fund may be eligible for federal capital gains tax benefits. If you're looking for affordable wooded Mississippi acreage with road access and Opportunity Zone tax treatment, this is one to consider.

      Choctaw County has **no zoning ordinance** — no zoning department, no use schedule, no setback table. The practical effect: stick-built homes, manufactured homes, mobile homes, RVs, tents, agricultural use, hunting cabins, and small businesses are all in play. Septic systems require permitting through the Mississippi State Department of Health (MSDH). There is no HOA on Whispering Woodlands. The subdivision sits inside a designated federal Opportunity Zone — buyers investing through a Qualified Opportunity Fund may be eligible for federal capital gains tax deferral and potential tax-free appreciation; consult a tax advisor for specifics.

      How to Buy This Land
      How to Buy a Lot

      Four ways to own this land

      Four ways to own a lot

      Cash, bank loan, or traditional owner financing — every deal closes through a real estate attorney or title company. Contract drafted by Debrosland on every path. Buyer pays closing costs.

      Cash
      Fastest Path
      EMD held byAttorney / title
      Closing costs
      Deed recordsAt close
      Timeline≤ 30 days
      Bank Loan
      Your lender, your terms
      EMD held byAttorney / title
      Closing costsVaries
      Deed recordsAt close
      Timeline30–90 days
      Owner Financing — Traditional
      Deed + mortgage
      EMD held byAttorney / title
      Closing costs~$2,500
      Deed recordsAt close
      Timeline≤ 30 days
      Owner Financing — Rent-to-Own
      We hold the deed
      EMD held byDebrosland
      Closing costs$299
      Deed recordsAt payoff
      Timeline≤ 30 days
      Want the full breakdown? Detailed terms, rates, calculators, and Debrosland's two closing structures explained on our financing page.
      Compare All Financing Paths

      Debrosland, its managers, employees, and all other affiliates conduct research on all properties prior to listing them; however, in no case has Debrosland or any of its managers, employees, or affiliates physically visited or inspected the property. All information provided is based solely on publicly available data and third-party sources, and Debrosland makes no warranties or representations — express or implied — regarding the accuracy or completeness of such information.

      All prospective buyers are strongly encouraged to conduct their own independent due diligence to verify the accuracy of any and all information provided, including but not limited to contacting the applicable county or municipal authority to confirm that any intended use of the property is legal, feasible, and permitted. Due diligence is solely the buyer's responsibility.

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