001 Hwy 448, Indianola, MS 38751 (MLS# 4152855)

001 Hwy 448, Indianola, MS 38751

New Listing

$3,250,000

Virtual Tour

https://www.propertypanorama.com/001-Hwy-448-Indianola-MS-38751/unbranded

Property Type: Land Lot Size (sq. ft.): 41,251,320 Status: Active

Current Price: $3,250,000 List Date: 6/15/2026 Last Modified: 6/15/2026

Overview

Description

WELCOME TO PEACOCK PLANTATION — 947± ACRES OF PREMIER MISSISSIPPI DELTA HUNTING LAND LOCATED JUST 7± MILES NORTHWEST OF INDIANOLA Peacock Plantation is a rare, legacy-scale Mississippi Delta hunting property offering proven trophy whitetail production, exceptional waterfowl habitat, and nearly a century of continuous family stewardship. Spanning approximately 947± acres, the property consists of approximately 744.18± acres enrolled in Wetland Reserve Easement (WRE), 71.13± acres of non-irrigated cropland, and 116.46± acres of woodland and recreational ground, creating one of the most diverse and huntable landscapes in the region. For serious deer hunters, Peacock Plantation checks every box. The property sits within a large, interconnected block of timber, wetlands, and agriculture tied together by natural drainage corridors that consistently funnel wildlife movement. This combination of habitat, nutrition, cover, and genetics has produced documented results, including a 170+ i ... (Read more) WELCOME TO PEACOCK PLANTATION — 947± ACRES OF PREMIER MISSISSIPPI DELTA HUNTING LAND LOCATED JUST 7± MILES NORTHWEST OF INDIANOLA Peacock Plantation is a rare, legacy-scale Mississippi Delta hunting property offering proven trophy whitetail production, exceptional waterfowl habitat, and nearly a century of continuous family stewardship. Spanning approximately 947± acres, the property consists of approximately 744.18± acres enrolled in Wetland Reserve Easement (WRE), 71.13± acres of non-irrigated cropland, and 116.46± acres of woodland and recreational ground, creating one of the most diverse and huntable landscapes in the region. For serious deer hunters, Peacock Plantation checks every box. The property sits within a large, interconnected block of timber, wetlands, and agriculture tied together by natural drainage corridors that consistently funnel wildlife movement. This combination of habitat, nutrition, cover, and genetics has produced documented results, including a 170+ inch class buck harvested during the 2024-2025 season and a 167-inch buck the prior year. In a region known for trophy-class whitetails, this tract has proven its ability to consistently grow and hold mature deer. What separates Peacock Plantation from most Delta recreational tracts is the way the habitat was developed. The WRE acreage was enrolled in multiple phases over time rather than a single conversion, creating a true mosaic of habitat stages. Across the property, hunters will find a mix of native grasses, early successional cover, dense bedding areas, developing hardwoods, and mature timber corridors. This diversity creates ideal year-round habitat and strong internal movement patterns that are difficult to replicate on a single-phase development. The property is divided into two large hunting blocks totaling approximately 510± acres and 437± acres, separated by Highway 448. The north side features approximately 370± acres of WRE developed in phases (2014, 2018, and 2024), eight established wildlife plots ready for planting, approximately 56± acres of mature timber, and five managed duck holes with water-control structures. The northern boundary also adjoins a large block of federal and state conservation land, further expanding the surrounding habitat footprint and enhancing the property's ability to hold mature deer. A 4.4± acre homesite along Highway 448 provides an ideal lodge or cabin location. The south tract includes approximately 372± acres of WRE habitat, five established wildlife plots ranging from 1-3± acres, mature timber along the southern boundary providing premier bowhunting corridors, and a secluded timber-surrounded duck hole. An additional five strategically placed duck holes are located throughout the southern WRE, designed to maximize seasonal waterfowl opportunities. A strong internal road system and multiple access points allow for discreet entry and efficient pressure management across the entire property. Approximately 63± acres of unencumbered ground on the southeast portion offer an additional build site opportunity. Waterfowl hunting is a major highlight of Peacock Plantation, with multiple managed duck holes, floodable habitat, timber holes, and extensive WRE acreage positioned within the Mississippi Delta flyway. The combination of managed water, natural wetlands, and surrounding agricultural influence creates consistent seasonal opportunities for ducks year after year. Access and huntability are exceptional, with frontage along Highway 448 and Hodges Road, multiple entry points, and a well-established road system allowing hunters to manage pressure, wind direction, and stand access without disturbing the entire property. Located approximately 23± miles east of the Mississippi River, 90± miles northwest of Jackson, and 115± miles southwest of Memphis, Peacock Plantation combines accessibility, scale, and proven hunting performance into one of the most complete recreational offerings in the Mississippi Delta.

Listing Details MLS# 4152855

General Property Information

Approx Lot Size Acres: 947
Expandable Area: No
List Price/Acre: 3431.89
Divisible: No
School District: Sunflower Cty Cons
Property Sub Type: Acreage (more than 10 acres)
New Construction: No

Property Features

Current Use: Agricultural; Farm; Hay; Hunting; Pasture; Recreational; Row Crops; Soybeans; Timber Possible Use: Agricultural; Cattle; Commercial; Dairy; Development; Farm; Grazing; Horses; Hunting; Industrial; Investment; Livestock; Manufactured Home; Mini Storage; Mobile Home; Orchard; Pasture; Ranch; Recreational; Residential; Single Family; Subdevelopment; Timber; Warehouse Location: Rural; Small Town Lot Features: Farm; Many Trees; Wooded Covenants And Restrictions: None Sewer: None Water Source: Community Listing Terms: 1031 Exchange; Cash; Conventional Waterfront Features: None Utilities: Electricity Available; Water Available Trees - Wooded: Fruit; Oak; Partially Wooded; Pecan; Timber; Variety Sale Options: Will Not Divide Fencing: None Road Frontage Type: City Street; County Road; Highway Price Includes: Land

Address and Location Information

Street Number Assigned?: No
Street Number: 001
Street Name: Hwy 448
County: Sunflower
State: MS
Zip Code: 38751
Parcel Number: 205-21-00-007.00
PPIN: 1205-2200000-0000100
Subdivision: Metes And Bounds
Directions to Property: From the intersection of US-82 East and MS-448 in Indianola, travel east on US-82 for approximately 0.3 miles, then turn left onto MS-448 West/N Sunflower Avenue. Continue on MS-448 West for approximately 9.3 miles. The property will be located on both sides of MS-448.
Community Of: N/A

Listing Information

Property Sub Type: Acreage (more than 10 acres)
Listing Service: Full Service
Never Occupied: No

Tax and Financial Information

Tax Year: 2025
Homestead Y/N: No
Additional Exemptions Y/N: No
Flood Insurance Required?: Subject to Survey
Leasehold Y/N: No
Association: No
Covenants Y/N: No
Legal Description: 947+/- Acres in Sunflower County, MS 38751 SEC 21,22 &23 T20N R5W
Tax Annual Amount: 0

Land Details

Acres Tillable: 75
Acres Wooded: 120
Frontage Feet: 10000
Irrigated: No

More Information

Waterfront Features

Waterfront: No
None: Yes

Showing Requirements

Showing: Appointment Required

Horse Amenities

Horse Amenities: No

Location

Rural: Yes
Small Town: Yes

Remarks & Miscellaneous

Public Remarks: WELCOME TO PEACOCK PLANTATION — 947± ACRES OF PREMIER MISSISSIPPI DELTA HUNTING LAND LOCATED JUST 7± MILES NORTHWEST OF INDIANOLA Peacock Plantation is a rare, legacy-scale Mississippi Delta hunting property offering proven trophy whitetail production, exceptional waterfowl habitat, and nearly a century of continuous family stewardship. Spanning approximately 947± acres, the property consists of approximately 744.18± acres enrolled in Wetland Reserve Easement (WRE), 71.13± acres of non-irrigated cropland, and 116.46± acres of woodland and recreational ground, creating one of the most diverse and huntable landscapes in the region. For serious deer hunters, Peacock Plantation checks every box. The property sits within a large, interconnected block of timber, wetlands, and agriculture tied together by natural drainage corridors that consistently funnel wildlife movement. This combination of habitat, nutrition, cover, and genetics has produced documented results, including a 170+ inch class buck harvested during the 2024-2025 season and a 167-inch buck the prior year. In a region known for trophy-class whitetails, this tract has proven its ability to consistently grow and hold mature deer. What separates Peacock Plantation from most Delta recreational tracts is the way the habitat was developed. The WRE acreage was enrolled in multiple phases over time rather than a single conversion, creating a true mosaic of habitat stages. Across the property, hunters will find a mix of native grasses, early successional cover, dense bedding areas, developing hardwoods, and mature timber corridors. This diversity creates ideal year-round habitat and strong internal movement patterns that are difficult to replicate on a single-phase development. The property is divided into two large hunting blocks totaling approximately 510± acres and 437± acres, separated by Highway 448. The north side features approximately 370± acres of WRE developed in phases (2014, 2018, and 2024), eight established wildlife plots ready for planting, approximately 56± acres of mature timber, and five managed duck holes with water-control structures. The northern boundary also adjoins a large block of federal and state conservation land, further expanding the surrounding habitat footprint and enhancing the property's ability to hold mature deer. A 4.4± acre homesite along Highway 448 provides an ideal lodge or cabin location. The south tract includes approximately 372± acres of WRE habitat, five established wildlife plots ranging from 1-3± acres, mature timber along the southern boundary providing premier bowhunting corridors, and a secluded timber-surrounded duck hole. An additional five strategically placed duck holes are located throughout the southern WRE, designed to maximize seasonal waterfowl opportunities. A strong internal road system and multiple access points allow for discreet entry and efficient pressure management across the entire property. Approximately 63± acres of unencumbered ground on the southeast portion offer an additional build site opportunity. Waterfowl hunting is a major highlight of Peacock Plantation, with multiple managed duck holes, floodable habitat, timber holes, and extensive WRE acreage positioned within the Mississippi Delta flyway. The combination of managed water, natural wetlands, and surrounding agricultural influence creates consistent seasonal opportunities for ducks year after year. Access and huntability are exceptional, with frontage along Highway 448 and Hodges Road, multiple entry points, and a well-established road system allowing hunters to manage pressure, wind direction, and stand access without disturbing the entire property. Located approximately 23± miles east of the Mississippi River, 90± miles northwest of Jackson, and 115± miles southwest of Memphis, Peacock Plantation combines accessibility, scale, and proven hunting performance into one of the most complete recreational offerings in the Mississippi Delta.

Current Use

Agricultural: Yes
Farm: Yes
Hay: Yes
Hunting: Yes
Pasture: Yes
Recreational: Yes
Row Crops: Yes
Soybeans: Yes
Timber: Yes

Possible Use

Agricultural: Yes
Cattle: Yes
Commercial: Yes
Dairy: Yes
Development: Yes
Farm: Yes
Grazing: Yes
Horses: Yes
Hunting: Yes
Industrial: Yes
Investment: Yes
Livestock: Yes
Manufactured Home: Yes
Mini Storage: Yes
Mobile Home: Yes
Orchard: Yes
Pasture: Yes
Ranch: Yes
Recreational: Yes
Residential: Yes
Single Family: Yes
Subdevelopment: Yes
Timber: Yes
Warehouse: Yes

Lot Features

Farm: Yes
Many Trees: Yes
Wooded: Yes

Covenants And Restrictions

None: Yes

Sewer

None: Yes

Water Source

Community: Yes

Listing Terms

1031 Exchange: Yes
Cash: Yes
Conventional: Yes

Utilities

Electricity Available: Yes
Water Available: Yes

Trees - Wooded

Fruit: Yes
Oak: Yes
Partially Wooded: Yes
Pecan: Yes
Timber: Yes
Variety: Yes

Sale Options

Will Not Divide: Yes

Fencing

None: Yes

Road Frontage Type

City Street: Yes
County Road: Yes
Highway: Yes

Price Includes

Land: Yes

Listing Office: Buck Commander

Listing Agent: Reid Simmons

Last Updated: June - 15 - 2026

001 Hwy 448, Indianola, MS 38751 (MLS# 4152855)