Land for Sale in Tishomingo County, MS

Tishomingo County is Mississippi's far northeast corner, with 18,850 residents (2020 census), the Natchez Trace Parkway, Tishomingo State Park in the Appalachian foothills and Pickwick Lake on the Tennessee River. Land is wooded hill acreage, lake lots and small farms. Mississippi taxes agricultural and forest land as a use class, and this guide covers it.

Tishomingo County at a glance

  • County seat: Iuka. Towns include Belmont, Burnsville, Tishomingo and Golden.
  • 2020 population 18,850; about 445 square miles, 20 of them water.
  • Tishomingo State Park is in the foothills of the Appalachians; J.P. Coleman State Park is on Pickwick Lake and the Tennessee River.
  • The Natchez Trace Parkway runs through the county.
  • Highways: US 72 and Mississippi 25 and 30.

The Tishomingo County land market

Buyers look for wooded acreage, hunting land, small farms and lake and creek parcels, near Pickwick Lake, the state parks and the Natchez Trace. Typical parcels are 5- to 100-acre tracts. Lake-area lots and parcels with creek frontage cost more, while interior timberland costs less. Rolling hills limit flat building sites.

Mississippi agricultural and forest land assessment

Mississippi values agricultural land, including forest land, at a percentage of its true value according to its current use, under Miss. Code section 27-35-50, using an income approach and soil and productivity criteria from the Department of Revenue's appraisal manuals. A 2020 summary puts forest land in class II property assessed at 15%, though the statute and manual may have changed, so verify the current rate and valuation method with the Tishomingo County tax assessor. Timber sales are also subject to a separate timber severance tax. Ask whether a parcel is classified as agricultural or forest land and how building a home or selling timber would change the classification.

Flood, septic and access

Check the FEMA flood zone near Bear Creek, the Tennessee River and Pickwick Lake, and look at drainage on low ground. Septic suitability varies with soil and slope. Many roads are county gravel, and private drives need recorded easements. Ask about wells, rural water and power.

Before you buy land in Tishomingo County

  • Agricultural or forest classification and the effect of building.
  • Timber value, a cruise and any timber lease.
  • Flood zone and shoreline rules near Pickwick Lake.
  • Septic evaluation, rural water and power.
  • Recorded legal access and road maintenance.

Perc tests and septic for raw landLand due diligence checklist

Frequently asked questions

How does Mississippi tax forest land?

As agricultural-use property valued by current use under Miss. Code 27-35-50. A 2020 summary reported a 15% assessment ratio, so verify the current rate with the county assessor.

What is Pickwick Lake?

A reservoir on the Tennessee River where Tishomingo County meets Alabama and Tennessee, with J.P. Coleman State Park on its shore.

Does the Natchez Trace Parkway run through Tishomingo County?

Yes. The parkway runs through the county.

Sources