Legacy Bayou Tract

A rare opportunity to own a turnkey Mississippi Delta duck hunting property combining proven waterfowl hunting, income-producing precision-leveled farmland, and a fully furnished 6-bedroom lodge. Legacy Bayou consists of approximately 186 +/- total acres split between an 18.81 +/- acre lodge tract in Tallahatchie County and 166.9 +/- acres of highly productive agricultural and waterfowl ground in Quitman County. The property has been thoughtfully managed for both farming and duck hunting, creating an opportunity for a buyer looking for a recreational property that also produces consistent annual income. The 18.81 +/- acre lodge property features a well-maintained, approximately 3,300 square foot lodge believed to have been built around 2001. The lodge offers 6 bedrooms, 3 full bathrooms, and 1 half bath with plenty of room for family, friends, clients, or hunting groups. The kitchen is set up to accommodate larger groups, and additional features include a large wood-burning fireplace, tankless water heater, and well-maintained Trane HVAC system. The lodge is being offered fully furnished, allowing a new owner to begin enjoying the property immediately. The acreage surrounding the lodge also offers quality deer and hog hunting, along with some turkey hunting, providing additional recreational opportunities right out the back door. Approximately 30 minutes from the lodge are the 166.9 +/- acres of income-producing agricultural and duck hunting ground in Quitman County. The farm consists of precision-leveled, irrigated agricultural fields currently producing a rotation of beans, rice, and corn. Two 8-inch irrigation wells provide water to the farm. The current farmer has maintained an excellent relationship with the owners, provides approximately $22,000-$24,000 in annual cash rental income, and has expressed interest in continuing to farm the property for the next owner. What separates this farm from typical Delta agricultural ground is its proven waterfowl hunting, which has been featured in multiple Mossberg videos. The precision-leveled fields allow the owners to manage shallow sheet water across the farm during duck season. Rather than simply flooding entire fields, water is strategically managed to create shallow feeding areas and waterlines that have consistently attracted ducks. Another advantage of Legacy Bayou is the ability to spread out hunting pressure. The agricultural tracts are located approximately three-quarters of a mile apart, giving the owner multiple options for managing water and rotating hunting locations throughout the season. According to the seller, there are no other known duck clubs within approximately four miles, helping separate Legacy Bayou from areas where multiple neighboring clubs may compete for the same birds. The blind system is also unique. Rather than relying solely on traditional permanent blinds, the property utilizes individual "mini blinds" designed to resemble bundles of standing corn and blend naturally into the agricultural fields. Two established hunting blinds are currently in place. Approximately 18 dozen decoys are also included with the property, complete with Texas rigs and weights, further adding to the turnkey nature of the operation. The current owners have intentionally limited hunting pressure to only three days per week and have primarily used the property to take pastors and guests hunting. Even with the limited hunting schedule, the property has consistently produced extremely successful duck seasons. The combination of productive farmland, reliable water, established blinds, controlled hunting pressure, included decoys, and a comfortable furnished lodge makes Legacy Bayou a true turnkey Mississippi Delta hunting property.