Agricultural Land for Sale in Charleston, Mississippi

The Blue Cane Farm offers ±183.5 acres of productive Delta farmland located in Tallahatchie County, Mississippi. The property is currently in row-crop production and contains approximately 176.18 acres of cropland according to USDA Farm Service Agency records, providing a high percentage of tillable acreage. The farm features a strong mix of Delta soils consisting primarily of Waverly silt loam, Tippo silt loam, and Calhoun-Bonn complex. The soil report indicates an overall NCCPI of approximately 79, with Tippo silt loam carrying an NCCPI of 88 and Waverly silt loam an NCCPI of 77. These soils are well suited for row-crop production in the Mississippi Delta. USDA records show established base acres consisting of approximately 35.85 acres of wheat, 43.52 acres of soybeans, 17.27 acres of seed cotton, and 4.32 acres of unassigned generic base. These base acres provide the purchaser with flexibility for continued participation in applicable USDA commodity programs. The property is currently leased through December 31, 2026. The existing farmer has expressed an interest in continuing to lease and farm the property beyond the current lease term, giving an investor the opportunity to acquire an income-producing farm with an experienced tenant already in place. With productive soils, a high percentage of cropland, established FSA history, and an existing agricultural tenant, the Blue Cane Farm represents an attractive opportunity for either a farmland investor or agricultural operator. Key Facts Location: Tallahatchie County, Mississippi Acreage: ±183.5 acres Asking Price: $917,500 FSA Cropland: Approximately 176.18 acres Current Use: Row-crop production Current Lease: Through December 31, 2026 Tenant: Existing farmer has expressed interest in continuing to lease the property Primary Soils: Waverly silt loam, Tippo silt loam, and Calhoun-Bonn complex Overall NCCPI: Approximately 79 Base Acres: 35.85 Wheat, 43.52 Soybeans, 17.27 Seed Cotton, 4.32 Unassigned Generic Base