Ask Patrick Gibson
Located just outside of Kosciusko in Attala County, MS this one-of-a-kind property is ideal for a mini farm, homestead, or multi-use estate. With four well-built structures and a wide array of utilities and features, the groundwork is already in place for your rural lifestyle vision.
The primary building, constructed in 2010, offers 8750± SF under roof. It includes 2400± SF of heated and cooled living space with 3 bedrooms and 2.5 baths, a 3400± SF fully insulated shop with five 14' x 14' roll-up doors, and 3500± SF of covered open area. The shop was originally designed for heavy equipment and is equipped with 240V power, LP gas connections, and LED lighting inside and out. High-speed internet (100+ Mbps), a RING camera system, and washer/dryer hookups upstairs and down complete the setup. Electric service is metered separately from other structures, and only the gas stove and tankless water heater are non-electric. "The Cottage", built in 1985 and renovated just three years ago, provides 2400± SF of insulated space with a 1 Bed/1 Bath apartment, 3 roll-up shop doors, 240V power, and Starlink internet (200+ Mbps). All systems are electric. A 1200± SF cooler building, built in 2002, offers specialized insulation and temperature control, staying roughly 20 degrees cooler or warmer than outside, ideal for agricultural storage or sensitive equipment. The 5000± SF barn, built in 2012, is well equipped with 5 horse stalls, a covered riding pen, a tack room with sink, wash bay, and 3 concrete-based dog kennels. Multiple water hydrants and a sand-lined riding ring provide everything needed for livestock or equestrian use.
The land was thoughtfully laid out for cattle or livestock operations. The property offers five well-fenced pastures, perfect for rotational grazing and keeping your herd healthy. A full set of working pens, an alley, and a squeeze chute are already in place, so you can hit the ground running. The infrastructure includes solid welded rod fencing that is tough and built to last. Water lines and power have been extended across the land, making it functional and flexible no matter how you choose to use it. When it's time to relax, you'll love spending time by the pond. Stocked with bass, catfish, and bream, it's the kind of place where kids learn to fish and memories are made. Whether you're managing cattle or simply enjoying country life, this land offers the best of both worlds.
If you're looking to operate a small livestock farm, a place for your horses, a weekend retreat, or to enjoy a private country lifestyle with room to grow, this mini farm offers unmatched versatility and potential. This well-maintained property has endless potential for farming, animal care, or rural business, all just minutes from the amenities of Kosciusko.
