40 E Blackbelt Road, Sunflower, MS 38778 (MLS# 4105954)

40 E Blackbelt Road, Sunflower, MS 38778

$3,732,628

SIX_0B1F614C-DDDB-4B7E-92CC-20CCE013376F

SIX_1D2A5CEB-2557-4226-B088-BE362E7E09A7

SIX_02E30299-167F-4F2A-9F80-D44828D09335

SIX_8D43F858-3056-4317-BD5E-4E7DC8F81CCD

SIX_9D30995C-45BF-4602-BEB5-3FD1B383535A

SIX_57CBD863-91FF-4D70-9671-886E128A8DED

SIX_892DB8C0-5150-442C-B632-659B51A33D8B

SIX_B19CE2B4-513D-4BCC-A53B-F2826C27D583

SIX_BBBCD47C-BF22-4566-B4A6-E957C919C4FE

SIX_0FD8AD2C-B7D6-4DD6-96F3-2C898F235487

SIX_7A1DD8F6-931B-4737-B416-A05D6A7DD7A2

SIX_88DE111A-7EFC-4615-BDFB-82DC3A8C1DB4

SIX_293E2A63-0DA2-4E13-805E-3E05EA65C164

SIX_9476A8BB-AF3C-4F78-AAD6-2C3913A6E151

SIX_CBCA809D-1779-4435-992F-F821D45FBF05

SIX_DFE18D12-34F3-47FF-B287-3069058ABDCF

Property Type: Land Lot Size (sq. ft.): 35,131,140 Status: Closed

Current Price: $3,732,628 List Date: 3/07/2025 Last Modified: 10/15/2025

Overview

Description

WELCOME TO ''THE QUIVER,'' LOCATED IN THE HEART OF THE MISSISSIPPI DELTA IN SUNFLOWER COUNTY. When it comes to large, mostly unencumbered duck/deer acreage in the Mississippi Delta, it is becoming harder and harder to locate. I don't know that I've seen a privately owned tract with as much infrastructure and extensively thought-out development as this farm, especially without multiple government programs in place. If you're looking for a turnkey Mississippi Delta farm with lodging, The Quiver should be on the list. From the road, this place just looks like a big thicket—you honestly have no idea what you're about to open the gate to. Once behind the gate of the 806.5± acre farm, you quickly start to appreciate the pride of ownership and detailed wildlife enhancements that have taken place over the last 15+ years. The camp area sits over 1/2 mile off the public road. Privacy and seclusion are real here. THE LODGE: The modernly constructed main lodge encompasses 3,638± square fee ... (Read more) WELCOME TO ''THE QUIVER,'' LOCATED IN THE HEART OF THE MISSISSIPPI DELTA IN SUNFLOWER COUNTY. When it comes to large, mostly unencumbered duck/deer acreage in the Mississippi Delta, it is becoming harder and harder to locate. I don't know that I've seen a privately owned tract with as much infrastructure and extensively thought-out development as this farm, especially without multiple government programs in place. If you're looking for a turnkey Mississippi Delta farm with lodging, The Quiver should be on the list. From the road, this place just looks like a big thicket—you honestly have no idea what you're about to open the gate to. Once behind the gate of the 806.5± acre farm, you quickly start to appreciate the pride of ownership and detailed wildlife enhancements that have taken place over the last 15+ years. The camp area sits over 1/2 mile off the public road. Privacy and seclusion are real here. THE LODGE: The modernly constructed main lodge encompasses 3,638± square feet and offers ample room for family and guests. The first floor features a gym coupled with a bunk room and private full bathroom on the right wing and a wader room, built-in gun safe, laundry room, and half bathroom on the opposite side. The second level features the primary bedroom paired with a bunk room area and private full bathroom, kitchen/great room combo, wine cellar, pantry, and half bathroom. Outside you will find four covered porches perfect for grilling and entertaining. And finally, my favorite is the rooftop patio with a built-in propane firepit. Imagine sitting out here enjoying panoramic views of your stocked pond, multiple duck holes, and wildlife plots all while winding down with friends, family, or clients. The lodge was constructed in 2017 with steel beams, metal exterior coverings, and a metal roof for low maintenance upkeep. Just beside the lodge, you will find your Generac generator, propane tank, and well house, all located inside a small building and privacy fence. THE GUEST COTTAGE: Immediately behind the main lodge, a lighted walkway will lead you to a private guest cottage overlooking an old oxbow. The 558± square foot modern guest cottage, also constructed in 2017, features one bedroom, a kitchenette, and a full bathroom. This is the perfect setting for guests or kids. THE BARN: Not far from the main lodge, you will see the barn tucked away in the back of the camp area. The 2,772± square foot barn has multiple uses. First, it houses most of the equipment to maintain and enjoy the property, such as tractors, implements, boats, UTVs, etc. Secondly, the barn offers dual game cleaning areas and a walk-in cooler for all your wildlife harvest needs. Lastly, a 552± square foot apartment-style cottage is up top featuring an open kitchen/living room combo, one bedroom, one bathroom, and a screened-in porch. This would be another great area for overflow guests or a caretaker suite. THE LAND: As previously stated, it's hard to comprehend what all has gone into the development of The Quiver without seeing it in person. When you first study this farm from an aerial standpoint, you can easily tell there are some retired catfish ponds on the northern portion of the property. Over the years, these areas have been developed into flood-controlled duck holes and hardwood thickets for the deer and small game. I can only imagine how good rabbit hunting will be. In front of the main lodge, you will see a 5± acre bass and bream pond equipped with an aerator and multiple Texas Hunter Fish Feeders along the bank. Approximately 174.7± acres at the northwest corner of the property were enrolled in the Wetland Reserve Program in 2011. This area is rectangular in shape and has multiple flood-controlled duck holes in place. You will also find several wildlife plots equipped with box stands along the levees in this area. Just to the east of the WRP is an additional pond area where the CRP has retired with hardwood trees.

Listing Details MLS# 4105954

General Property Information

Approx Lot Size Acres: 806.5
Expandable Area: No
List Price/Acre: 5765.65
Divisible: No
School District: Sunflower Cty Cons
Property Sub Type: Acreage (more than 10 acres)

Property Features

Current Use: Hunting; Investment; Multi-Family; Recreational; Residential Possible Use: Hunting; Investment; Recreational; Residential; Timber; Vacant Location: Rural Lot Features: Wooded Covenants And Restrictions: None Sewer: Septic Tank; Waste Treatment Plant Water Source: Well Listing Terms: 1031 Exchange; Cash; Conventional; Other Waterfront Features: River Front Utilities: Electricity Available; Electricity Connected; Sewer Available; Propane Other Structures: Barn(s); Guest House; Second Residence; Other

Address and Location Information

Street Number Assigned?: Yes
Street Number: 40
Street Direction: E
Street Name: Blackbelt
Street Suffix: Road
County: Sunflower
State: MS
Zip Code: 38778
Parcel Number: 039-29-00-003.00
Subdivision: Metes And Bounds
Directions to Property: Directions from US-82 in Indianola, MS: Travel 8.2 miles east on US-82 E toward Virginia Street. Turn left onto Hwy 3 N and continue 2.1 miles. Turn left onto E Blackbelt Road and proceed 0.8 miles to the property on the left.
Community Of: N/A

Listing Information

Property Sub Type: Acreage (more than 10 acres)
Listing Service: Full Service

Tax and Financial Information

Tax Annual Amount: 8545
Tax Year: 2023
Homestead Y/N: No
Additional Exemptions Y/N: No
Flood Insurance Required?: Yes
Leasehold Y/N: No
Association: No
Covenants Y/N: No
Legal Description: 806.5+/- Acres in Sunflower County, MS 38778 T19N R4W SEC24 T19N R3W SEC 29, 30, &31

Status Change Info

Contract Date/Pending Date: 2025-04-17
Closing Date: 2025-10-15

More Information

Land Details

Acres Wooded: 806

Workshop Features

Workshop: No

Waterfront Features

Waterfront: No

Showing Requirements

Showing: Appointment Required
Appointment Phone: 662.719.3967

Horse Amenities

Horse Amenities: No

Listing Office: SmallTown Hunting Properties & Real Estate

Listing Agent: Michael Oswalt

Last Updated: October - 15 - 2025

40 E Blackbelt Road, Sunflower, MS 38778 (MLS# 4105954)