Yalobusha County, MS
Land for Sale in Yalobusha County, MS
Yalobusha sits in the hills between Oxford and Grenada, close enough to both to matter and rural enough that most of the county is still timber, pasture, and creek bottom. Enid Lake anchors the west end. The buyers we see here are usually looking for hunting ground with a place to build a camp, and the tracts that fit that description move well.
About the County
About Yalobusha County land
Water Valley and Coffeeville are the county's two judicial seats. I-55 clips the western side, MS-7 runs north–south through Water Valley toward Oxford, and MS-315, MS-330, and MS-32 fill in the rest. The Illinois Central rail line through Water Valley is part of the town's history and still runs.
Enid Lake, a US Army Corps of Engineers flood-control reservoir on the Yocona River, lies at the northwest corner of the county with substantial federal land around it. The Skuna River drains the southern half of the county and joins the Yalobusha system to the southeast.
The terrain is loess and coastal-plain hill country — rolling to steep, with mixed pine and hardwood on the slopes, hardwood in the bottoms, and pasture in the cleared openings. Ridge soils are erodible and old gullies are common on land that was once farmed.
Enid Lake — Corps of Engineers reservoir on the Yocona River at the county's northwest corner.
Two seats — Court functions split between Water Valley and Coffeeville; records may be filed at either.
Mixed hill timber — Pine and hardwood on rolling slopes with hardwood bottoms along the Skuna and Yocona.
Local Land Market
How land trades in Yalobusha County
Proximity to Oxford lifts demand on the northern end of the county. Buyers who cannot find affordable acreage in Lafayette County look here first.
Camp-capable tracts — meaning legal access, a dry building spot, and a water source or pond site — command a premium over raw timbered acreage of the same size.
Mixed pine and hardwood stands need to be looked at as two separate assets. A hardwood bottom and a pine ridge on the same tract are valued on different terms.
Land Types
Types of land found in Yalobusha County
Hunting and recreational land
Timberland and investment property
Waterfront and river property
Rural homesites
Buying Land
Buying land in Yalobusha County
Most costly surprises on a rural purchase turn up before closing, not after. Here is what we check with buyers on a Yalobusha County tract.
Before buying rural land
- Legal access — deeded road frontage or a recorded easement, not just a road you can drive.
- Boundaries and survey — what is flagged on the ground, and whether a new survey is worth the money.
- Utilities and septic — power, water, and whether the site will take a septic system.
- Wet or flood-prone ground — FEMA maps, wetland maps, and a walk on the tract itself.
- Usable acreage — how much of the tract you can actually build on, farm, or hunt.
- Rights, leases and restrictions — timber, hunting leases, minerals, and what is included in the sale.
Check the interior road situation in a wet month if you can. Hill-country tracts can look easy to get around in October and be impassable in February.
See current listings or contact Crew to walk a specific Yalobusha County tract.
Selling Land
Selling land in Yalobusha County
Acreage alone does not tell you what your land is worth. We price a Yalobusha County tract on what it actually has — access, timber, water, and any leases or restrictions — against what similar rural land has sold for in Mississippi.
Before selling rural land
- Confirm acreage, boundaries, and any easements or leases on the property.
- Walk the tract for road frontage, usable interior roads, water, and timber condition.
- Get the timber looked at if it carries real value.
- Shoot drone imagery and put together boundary and plat maps buyers can read.
- Review what comparable land has actually sold for, adjusted for how it is used.
- Market it to real land buyers and stay with it through closing.
If your tract has a good camp site, clear it, photograph it, and say so plainly in the listing. Buyers in this county are frequently shopping for exactly that.
Ask for a straight opinion on your Yalobusha County tract. No pressure to sign a listing agreement.
Forestry Support
Does the timber change what a Yalobusha County tract is worth?
Standing timber can be one of the biggest pieces of a rural tract's value, and it is easy to guess wrong on it. Crew Land Co. handles the land sale. Southeast Forestlands handles the professional forestry work. When timber, thinning history, or replanting affects the deal, we set up that handoff before you buy, price or sell.
More on how we coordinate: Crew's forestry handoff page · Southeast Forestlands Yalobusha County resource
Listing Availability
Current listings in Yalobusha County
No active Yalobusha County listings right now
Crew Land Co. does not currently have an active listing in Yalobusha County. Browse our current listings across Mississippi and Alabama or contact us about buying or selling land in the county.
Why work with Crew Land Co.
A land brokerage that actually knows rural Mississippi
We sell rural land
Hunting ground, timberland, pasture and homesites — not suburban subdivisions.
Licensed in MS and AL
We can work both sides of the state line without handing you off.
Timber handled right
If timber is a real part of the value, Southeast Forestlands looks at it and we handle the Yalobusha County sale.
Nearby Counties
Nearby land markets within Crew's service area
Rural buyers rarely stop at a county line. These neighboring counties fall inside Crew Land Co.'s active service area — only real, in-network adjacencies are shown here. Listings featured on these pages are located in the linked county, not in Yalobusha County.
FAQ
Yalobusha County land — questions we hear
- Where is Enid Lake?
- At the northwestern corner of Yalobusha County on the Yocona River. It is a flood-control reservoir operated by the US Army Corps of Engineers with public land around it.
- How far is Water Valley from Oxford?
- Water Valley sits south of Oxford along MS-7, a short drive that makes the northern end of the county attractive to buyers priced out of Lafayette County.
- What kind of terrain should I expect?
- Rolling to steep hill country with mixed pine and hardwood, hardwood bottoms along the Skuna and Yocona rivers, and scattered pasture. Ridge soils erode readily where they have been cleared.
Statewide Coverage
Land for sale across Mississippi
Talk with a Yalobusha County land broker
Buying, selling, or just trying to figure out what a Yalobusha County tract is really worth — Crew Land Co. will give you a straight answer.