Steven Sparks | Backwoods Land Co.

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This 294 acre tract in Alcorn County, MS is a turnkey hunting and timber tract. Located just 3 miles from the Tuscumbia River, this tract benefits from its proximity to the surrounding wetlands, which are known to be a key stopover along the Mississippi Flyway. While primarily suited for deer hunting, the fertile creek bottoms in the low lying wetland areas of the property may also create suitable conditions for attracting waterfowl during migration seasons. Walnut is also well known from prime turkey hunting. The combination of varied terrain and water access enhances the tracts hunting versatility.
The natural ridges, valleys, and gentle slopes create ideal movement corridors for deer. These natural features form good pinch points, while multiple cleared areas would make ideal food plots. A 672 sq. ft. manufactured home, featuring 2 bedrooms and 1 bathroom, serves as a convenient hunting camp with power and water. Additionally, power and water and fiber are available at the road (County Road 762), with multiple prime spots along the road.
In addition, this tract features a rich stand of bottomland hardwoods, shortleaf, and loblolly pines. The combination of wildlife and timber make this property valuable in more ways than one.
Conveniently located within easy driving distance to Ripley (18 miles), Corinth (30 miles), Tupelo (50 miles), and Memphis (70 miles), this property offers the perfect blend of outdoor recreation and accessibility.
 
🦌 Prime deer and turkey hunting
🦆 Potential waterfowl opportunities due to lowlying wetland bottoms portion and proximity the Mississippi Flyway
🌲 Rich timber resources: bottomland hardwoods, shortleaf, and loblolly pines
🏠 672 sq. ft. hunting camp with power and water
🔌 Utilities (power, water, fiber) available at the road
📍 Multiple building sites
🏫 Located in the Alcorn County School District
🚗 Easy access to Ripley, Corinth and Tupelo
 
☎️ Steven Sparks 662-523-4503
☎️ Office: 601-209-4882
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Real Estate

Land for Sale | CR 47 New Albany, Mississippi

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This expansive 120 acre turn-key cattle farm on Mt Peel Rd in Holly Springs, MS features a 3-bedroom, 2-bathroom manufactured home, built in 2019. The rolling terrain features a blend of open pastures and wooded areas including old hardwoods and some pine, ideal for agriculture, livestock grazing, and recreational activities.
The property also boasts a well-maintained trail system, drill pipe catch pens with head chutes, a pole barn, pond and a tractor shed. This tract includes high tensile electric 12.5 gauge steel wire on the front half and barbed wire on the back half, ensuring secure and efficient livestock management. The land is equipped with five freeze-proof water spigots, with water lines extending 1860 feet to the back pastures and stocked pond. Additionally, power lines run to the mid-rear of the property, providing flexibility for future construction of a homesite or outbuildings.
This property is also hunter’s haven with an abundance of turkeys and deer. Holly Springs is well known for its excellent turkey hunting.
Located near Holly Springs National Forest, this area offers excellent outdoor recreational opportunities. Sardis Lake, another popular destination for fishing and boating, is also within about 5 miles
.
Proximity to major highways, including MS Highway 4 and US Highway 78, ensures easy access to nearby towns such as Holly Springs and Oxford. Don’t miss out on this unique opportunity. Schedule a tour today!
Key Features
🏡 3-bedroom, 2-bathroom manufactured home
🌳 120-acre property with rolling terrain
🦃 Abundant wildlife, including turkeys and deer
🔌 High tensile electric 12.5 gauge steel wire on the front half and barbed wire on the back half
🚰 Five freeze-proof water spigots
🚿 Water lines extending 1860 feet to the back pastures
⚡ Power lines running to the mid-rear of the property
🚜 Drill pipe catch pens with head chutes
🏚️ Pole barn and tractor shed
🛤️ Well-maintained trail system
🌲 Close to Sardis Lake and Holly Springs National Forest
🚤 Convenient distance to Sardis Lake
🛣️ Easy access to MS Highway 4 and US Highway 78
🏙️ Near towns of Holly Springs and Oxford
🌱 Vicksburg Silt Loam (Va) Soil:
🧺 Acres: 52.24
📏 Percentage of Total Area: 43.09%
🌾 NCCPI (National Commodity Crop Productivity Index): 90
🥇 Capability Class (CAP): 1
📜 Description: Vicksburg silt loam is a highly productive soil type suitable for various agricultural activities. Its high NCCPI score indicates excellent productivity potential for crops.

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Land for Sale | Ball Rd, Ecru Mississippi

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Just a mile and a half east of Ecru on Ball Rd and around 5 miles west of the Toyota Factory, this +/- 47 acre mixed timber tract is an excellent spot for building and/or hunting.Approximately 8 miles south of New Albany, it offers a peaceful retreat from town while being within minutes of essential amenities. It is within the Pontotoc County school district and only a few miles from Highway 278, offering a short trip to the amenities of Tupelo and Pontotoc.
📍 Prime Location: Situated just a mile and a half east of Ecru and about 5 miles west of the Toyota Factory.
 
🦌 Ideal for Hunting: This would make a great place for a getaway/hunting tract.
🏫 School District: Lies within the Pontotoc County school district.
🚗 Convenient Access: Only a few miles from Highway 278, providing easy access to the amenities of Tupelo and Pontotoc.
🌐 High-Speed Internet: New fiber optic cables have been installed, ensuring reliable high-speed internet.
🔌 Utilities:
Gas: Provided by the City of Pontotoc
Electricity: Supplied by Pontotoc EPA
Water: Available from the Oak Hill Water Association
 
🏡 Versatile Opportunity: Perfect for development and/or as a hunting/recreational retreat!
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Land for Sale | Fawn Grove Rd, Mantachie Mississippi

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Looking for a tract with suitable development potential, a hunting retreat, a recreational tract, a building site, or all of the above? This exceptional property offers several key advantages:

📍 Strategic Location: Situated right off Highway 178, approximately 3 miles from Mooreville and 10 miles from Tupelo. Additionally, it is located 5 miles west of the Tombigbee River, WMA canal section, and the town of Fulton, providing proximity to natural attractions centered between additional towns.

🚗 Extensive Road Frontage: With over half a mile (approximately 3000 feet) of road frontage on two sides—Fawn Grove Rd and Dorsey School Rd—the property provides high accessibility and multiple access points, enhancing its development potential.

💡 Utilities:
Electric: Tombigbee EPA
Water: Dorsey Water Association
Fiber: Tombigbee EPA

🏫 Community and Education: Located in the Dorsey community within the Itawamba County school district, it is just a quarter of a mile north of Dorsey Attendance Center, making it an excellent choice for families.

🦌 Recreational Opportunities: The tract features a good deer population, making it ideal for a variety of uses, including a getaway cabin, hunting retreat, recreational tract, or building site.

This property is an excellent candidate for various development projects, offering a blend of natural surroundings and modern convenience. Whether you are interested in development, hunting, a recreational tract, a getaway cabin, a building site, or all of the above, this location offers versatile potential.

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Land for Sale | Hwy 30 W, Myrtle Mississippi

 

 

 

Land for Sale Near Myrtle, Mississippi

Looking for a great spot for a home, getaway cabin, or hunting tract? This property is just 11 miles from New Albany and a short drive to Myrtle, Oxford, and Sardis Lake, this tract has +/- 750 feet of road frontage and a +/- 1.5-acre pond surrounded by a mix of timber and some mature hardwoods.

Prime Location Near Myrtle and Sardis Lake

This land for sale near Myrtle, Mississippi, is ideally situated just 11 miles from New Albany and within a short drive to Oxford and Sardis Lake. Enjoy the convenience of being close to amenities while being in the country.

Build Your Dream Home or Getaway Cabin

Whether you’re looking to build a cozy home or a weekend getaway cabin, this property near Myrtle, Mississippi, offers the perfect spot. With electric running through the land and new fiber installed, you’re ready to go!

Impressive Scenic Pond

The +/- 1.5-acre pond surrounded by timber and mature hardwoods adds to the property’s charm and appeal.

Recreational Opportunities and Trail System

This tract features several clearings that would make perfect food plots, and a good trail system for hunting, hiking, or ATV riding.

Ideal for Deer and Turkey Hunting

This land for sale near Myrtle, Mississippi, is ideal for deer and turkey hunting. The mix of timber, clearings, and water sources creates a perfect habitat for wildlife, making it a hunter’s haven.

Don’t Miss Out on This Opportunity!

Don’t miss out on this exceptional opportunity to own a versatile and picturesque piece of land near Myrtle, Mississippi. Whether you’re looking to build a home, cabin, or simply enjoy the great outdoors, this property is a must-see.


Contact Information:

Steven Sparks: 662-523-4503
Office: 601-209-4882


 

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Don’t Settle for Less | Importance of Land Sale Exposure

From Quiet Corner to Market Square: Maximizing Your Land Sale Potential

Consider your land as an item on a store display. Opting for sale by owner is akin to setting up a small stall in a quiet corner – you might get a couple of interested passersby, but your reach is limited. However, with a land agent or broker, it’s like having a bustling market square at your disposal. We utilize our networks, targeted marketing, and industry connections to create a buzz around your land, attracting a wide range of potential buyers. How do you know what it’s really worth unless it’s exposed to the maximum amount of potential buyers?

Many will say, a thing is worth what someone will pay for it and that sounds reasonable – on the surface. But market value goes beyond a single offer or 2 or 3 if the property isn’t exposed to the market. Generally, market value is defined as the most probable price that a property should bring in a competitive and open market under all conditions requisite to a fair sale, the buyer and seller, each acting prudently, knowledgeably and assuming the price is not affected by undue stimulus. One caveat is that a reasonable time is allowed for exposure in the open market. “Exposure in the open market” being key here.

For Sale by Owner Listings Often Leave Money on the Table

While an FSBO listing might technically meet the “reasonable time” requirement, the limited reach often translates to a smaller pool of buyers. This can lead to a final sale price that falls short of true market value. A land broker, on the other hand, can significantly increase your exposure through various channels, attracting a much wider group of buyers who are actively seeking land including local and out of state buyers. This open market competition is what truly reveals the market value of your land, ensuring you get the best possible price. Maximizing exposure can help create competition among buyers, ultimately maximizing the sale price of your land.

Therefore, working with a professional such as Backwoods Land Company who can facilitate broad exposure in the open market is by far the best way to achieve the true market value of your property. By partnering with us, you can rest assured that your land is seen by the right buyers, leading to a competitive bidding process that delivers the best possible outcome.

☎️ Steven Sparks 662-523-4503
☎️ Office: 601-209-4882

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Cracking the Rut Season Code | Mastering Rut Season Strategies

 

CRACKING THE RUT SEASON CODE | MASTERING RUT SEASON STRATEGIES

 

The rut hunting calendar isn’t just a list of dates; it’s a roadmap through the phases of the rut season. In this guide, we’ll look at these phases, from the initial stirrings of pre-rut to the second rut. Along the way, we’ll uncover effective tactics and strategies to up your hunting game during this exhilarating period.

Early-Season Transition: October 10-22

As we transition from the early season to mid-October, we enter the pre-rut phase. It’s important to note that the true early season extends until around October 10, with the pre-rut following closely. During this phase, deer undergo a transition from their early season habits to their fall ranges. Numerous factors, including changing environmental conditions and hunting pressure, contribute to these shifts.

Strategic Focus: Prioritize mature bucks, as their locations may change as the rut progresses.  

The pre-rut phase witnesses increased deer activity, evident through the emergence of rubs and scrapes. Contrary to the misconception of an “October lull,” deer are on the move, just not necessarily in the same open areas. They shift to fall ranges, with a preference for food sources like acorns. For hunters, the game plan involves identifying buck bedding areas and positioning themselves between these areas and the preferred food source, such as acorns. Furthermore, evening hunts tend to yield better results during this phase than morning ones.

Seeking Phase: October 23 to November 1

The seeking phase unfolds, marked by more pronounced rut like behavior among bucks. This phase typically spans the last seven to ten days in October and sometimes stretches into early November. During this period, rut signs become more prominent, and testosterone levels rise, leading to increased daytime activity among bucks. While mature bucks might not actively chase does yet, they are more visible.

Strategic Focus: Employ calling and rattling techniques while continuing to emphasize bed to feed patterns.

Morning hunts become a viable option during the seeking phase. The focus remains on buck bedding areas, with rut signs such as scrapes and rub lines near these areas gaining significance. Positioning yourself between rut signs and buck bedding proves effective for morning hunts, while evening hunts still follow bed-to-feed patterns.

Chasing Phase: November 2-10

This is the phase commonly associated with the rut, even though actual breeding may not begin for a few more days. During the chasing phase, bucks, including mature ones, are observed chasing does. It’s a more aggressive phase that follows the seeking phase.

Strategic Focus: Implement aggressive calling and rattling tactics, and consider hunting in areas downwind of doe bedding spots and thick cover where deer might seek refuge.

To make the most of the chasing phase, set up along trails parallel to open areas and food sources, where bucks scent-check for does in estrus. In hilly terrain, concentrate on ridges just down from the crest. Aggressive calling, rattling, and decoying tactics are effective at this stage, as bucks’ testosterone levels peak.

Tending Phase: November 11-20

The tending phase, also known as the lock-down phase, is when most does are bred, and bucks stay with them in dense cover. While hunting during this phase can be challenging, it’s not impossible.

Strategic Focus: Hunt near doe bedding areas or pinch-points and saddles bucks use as they search for the next estrus doe.

Hunters must infiltrate the bedroom areas of these bucks, often found near doe bedding spots. Funnels, such as pinch-points and saddles, also present productive hunting locations. Continue with aggressive calling and decoying tactics.

Post-Rut: November 21-30

By this point, the majority of does have been bred, and hunting pressure has likely driven deer into thicker cover.

Strategic Focus: Shift to more cautious tactics, concentrate on thick cover where bucks might take refuge, and exercise patience.

Intensified hunting pressure prompts bucks to respond cautiously. Focus on secure cover areas where mature bucks may seek shelter.

Second Rut: December 1-15

As the primary rut phase subsides, a second rut phase commences. Some does that were not bred during the first rut cycle, along with sexually mature doe fawns, enter estrus again.

Strategic Focus: Concentrate on bed to feeding area buck patterns and be prepared for any rutting activity as a bonus.

Bucks may follow does to food sources during this phase, and encountering estrus doe fawns can lead to sightings of mature bucks in daylight hours. Reserve calling and rattling for later in this phase when bucks may respond more vigorously.

The Art of Vocalization: Research shows that vocalizations play a vital role in rut season. Deer emit guttural grunts, while elk produce haunting bugles. These sounds serve as both an invitation to potential mates and a challenge to rival males. For hunters, these vocalizations act as auditory beacons, guiding them to the action.

With unique strategies like calling techniques, scent management, precise stalking, and advanced trail camera technology, hunters can maximize their chances of success during this exhilarating period. Rut season is not just a hunting experience; it’s a profound connection with nature. So, gear up and embrace the untamed beauty of the wild!

 

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Beyond the Tangible: Different Layers of Opportunity Costs

                                             

                                               

                                        It Ain’t Always about the Benjamins
 

Opportunity cost is a concept deeply rooted in economics, but it touches every facet of our decision-making, both in business and our personal lives. At its core, opportunity cost represents the potential benefit that one misses out on when choosing one alternative over another. It’s not just businesses that benefit from understanding opportunity costs. On a personal level, it’s about realizing that resources, especially time and money, are limited. Every choice we make, consciously or not, involves a trade-off. For example, choosing to live in a bustling city might mean easier access to amenities, job opportunities, and a vibrant social scene. However, it also represents the tranquility, space, and potentially lower living costs one might have enjoyed in a more rural setting. Deciding to take a stable, well-paying corporate job right after graduation might bring financial security and a structured career ladder. Yet, the opportunity cost could be the innovation, diverse tasks, and potential for rapid growth one might find in a startup environment, even if it comes with more risk and uncertainty.

 

Breaking Down the Concept in Terms of Business and Money

 
 

Imagine you have $100. You could either invest it in a business opportunity promising a 10% return or spend it on a new pair of shoes. If you choose the shoes, the opportunity cost is the potential $10 return you would have gotten from the investment. In the business world, understanding opportunity costs is essential for strategy, resource allocation, and prioritization. Before any investment, be it in new equipment, hiring, or R&D, companies often analyze what they might be missing out on. This helps them ensure that their resources are channeled in the direction promising the highest returns. However, this is for business decisions. We are focusing on both business and personal opportunity costs however.

Making Better Decisions

Awareness of opportunity costs can lead to more informed and thoughtful decisions. Here’s how:

List Alternatives: Before making a choice, list down all the viable alternatives. This gives you a clear picture of your options.

Evaluate Potential Benefits: Consider the potential benefits of each option. What will you gain from each choice, both short and long term?

Consider Non-Monetary Factors: Intangibles, like happiness, health, and knowledge, are equally so important.

Stay Updated: The value of alternatives can change. Periodically review your decisions and adapt as necessary.

Accept Imperfection: Sometimes, hindsight will reveal imperfect decisions. Learn from them and move on.

Emotional Well-being and Peace of Mind

Decisions impact our mental and emotional states. Choosing a high-paying job with long hours over a more flexible one might increase stress, reducing time with family and impacting mental well-being.

Learning Experiences and Growth: Opportunity costs also encompass personal growth. Turning down an internship to travel might open doors to unforeseen opportunities or personal insights that professional experiences wouldn’t provide.

Networks and Relationships: In today’s interconnected world, the relationships we foster can be invaluable assets. Choosing to attend a networking event might lead to a partnership, mentorship, or a lifelong friendship.

Legacy and Long-term Impact: Think about the lasting impact of your choices. Choosing a job that aligns with one’s values can lead to a sense of purpose and fulfillment that monetary gains can’t provide.

Conclusion

 

Opportunity cost definitely extends beyond the tangible. While clear financial or time-related trade-offs are prevalent, the intangibles—those elements that don’t neatly fit into spreadsheets—hold incredible value. This becomes especially clear when we consider the relentless pursuit of monetary gain. In our drive for more, whether it’s a larger paycheck, a grander house, or a fancier car, we often neglect the deeper, intangible rewards that life can offer, such as peace of mind, meaningful relationships, personal growth, and a sense of purpose.

It’s important to remember that there’s always someone who will outpace you in the money game. No matter how hard you work or how much you earn, there will always be someone earning more, or boasting a more impressive title. And while financial stability and comfort are important, making them the sole focus of one’s life can lead to a never-ending cycle of competition and comparison. This game is essentially unwinnable, and the constant chase can make one’s journey miserable full of dissatisfaction and unrest.

It’s a sobering thought, but it’s also liberating. Once we acknowledge the limitations of monetary pursuits, we can shift our focus to other areas of life that offer richer, more enduring rewards. By understanding and respecting the trade-offs inherent in every decision, especially the intangible ones, we position ourselves for a more balanced, fulfilling life 

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Diverse Woodland, Trails & Turkey Hunting — Uncover Serenity in Wilderness Retreat in Ashland, Mississippi

Located just 1.5 miles from Ashland, and a few miles from Holly Springs National Forest, the terrain features rolling topography with good mix of hard and softwoods, approximately 8 years old. The land also features an existing trail system, which could be useful for various outdoor activities. Whether you enjoy riding ATVs, hiking, or simply walking in nature, this tract is ideal. Ashland is recognized as a hotspot for turkey hunting in MS and turkey tracks are plentiful. Rhoden Creek runs along the west side of the property, adding to its appeal. This tract could be an engaging space for recreational activities, a serene place for a home, or even a quiet retreat away from the city. All info is subject to verification.
Call or text 662-523-4603 for a showing!

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