Prime farmland in the Mississippi Delta offering the opportunity for annual farm income along with recreational hunting potential. This 28± acre farm tract is currently being farmed in cotton and rotated with soybeans. The property features several water furrows that drain the field to the south, west, and north. The existing drainage makes this property an ideal candidate for installing a water-control gate to create your very own duck hole. Located directly along the Little Tallahatchie River, the property is also positioned in an excellent area for wildlife traveling along the river corridor. Whether you're looking for productive farmland, recreational hunting opportunities, or a combination of both, this 28± acre tract offers a great opportunity in the Mississippi Delta.
As the MLS and public records start to fill up, we'll list the details here.
Public record
Beds
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Baths
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Stories
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Lot width
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Lot depth
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Lot size
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Year renovated
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Sq. Ft.
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Year built
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Style
Vacant Land
County
Panola County
APN
1269-3100000-0000400
Parking Spaces
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Basement
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Accessible
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HOA Dues
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Garage
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Last updated by owner on Sep 9, 2026.
Property details
Interior
Virtual Tour Information
Exterior
Property Information
Property Sub Type: Acreage (more than 10 acres)
Possible Use: Agricultural
Current Use: Agricultural, Cotton
Lot Information
Lot Size Square Feet: 1,224,036
Lot Size Acres: 28.1
Lot Features: Farm
Financial
Tax Information
Tax Annual Amount: $604
Tax Year: 2025
Parcel Number: 1269-3100000-0000400
Location
Location Information
UnparsedAddress: 268 Warner Road, Batesville, MS 38606
Public facts
Beds: —
Baths: —
Sq. Ft.: —
Stories: —
Lot Size: —
Style: Vacant Land
Year Built: —
Year Renovated: —
County: Panola County
APN: 1269-3100000-0000400
Home facts updated by county records on Sep 9, 2026
Around this home
Schools
Batesville Elementary School
Public PreK-1 • Assigned • 14.3mi
8/10
Batesville Junior High School
Public 6-8 • Assigned • 15.0mi
3/10
South Panola High School
Public 9-12 • Assigned • 15.1mi
8/10
Provided by GreatSchools
Climate risks
3/10 Flood Factor
Minimal risk of a flood reaching the building in the next 30 years
1/10 Fire Factor
Unlikely to be in a wildfire in next 30 years
7/10 Heat Factor
7 days above 110° expected this year, 21 days in 30 years
6/10 Wind Factor
27% chance of strong winds in next 30 years
1/10 Air Factor
0 unhealthy days expected this year, 0 days in 30 years
Provided by First Street
Historical weather
Batesville, MS • 38606
Average low and high temperatures (°F)
48
29
60
37
72
49
78
57
79
62
88
70
92
74
90
68
88
63
77
54
68
47
56
38
Jan
Feb
Mar
Apr
May
Jun
Jul
Aug
Sep
Oct
Nov
Dec
Sun exposure
100/ 100
Exceptional sunlight
Sunscore
This home ranks in the top 1% for direct sun exposure in Batesville. There appears to be minimal shading by surrounding buildings, terrain, and vegetation.
9.8 hrs
6.7 hrs
JuneDecember
Provided by Shadowmap
Estimated sale price
$157,000 – $190,000
Sell confidently with a local market expert in Batesville.