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Located in the highly sought-after poultry farming region of South Mississippi, this turnkey 6-house broiler poultry farm for sale in State Line offers an excellent opportunity for poultry growers, investors, or anyone searching for income-producing farmland in Mississippi. Situated on 53± acres just south of Waynesboro, this well-maintained poultry operation has a strong production history and generated a reported gross income of $430,512 in 2025. The farm operates under contract with a major poultry company growing a 4.5 lb average target-weight broiler. Improvements include four 40' x 500' broiler houses built in 1996 and two 50' x 500' houses built in 2012, all equipped with dropped ceilings, Direct Spark Brooders, vent machines, Grower Select feeders, and Lubing drinkers for efficient poultry production. Additional farm infrastructure includes three water wells, community water backup, three generators, and two compost/litter sheds. The sale also includes a nice 4-wheel drive tractor with front-end loader and all necessary implements needed to operate the farm. If you are searching for a profitable poultry farm for sale near Waynesboro, Mississippi with modern equipment, proven income, and acreage, this property is priced right and ready to go.

Highlights

  • Land
  • Farm
  • 53.0 Acre Lot
  • 170 days on Market

  • Stories
    1.0
  • Architectural Style
    Other
  • Construction Materials
    Other
  • Foundation
    Other
  • Parking Features
    Gravel, Other
  • Interior Features
    Other
  • Appliances
    Other
  • Flooring
    Other
  • Patio And Porch
    None
  • Cooling
    None
  • Heating
    None
  • Basement
    Dirt Floor

  • Acres
    53.0
  • Lot Features
    Sloped, Other
  • Utilities
    Electricity Connected
  • Water
    Public, Well

  • County
    Wayne
  • City
    State Line
  • Neighborhood
    Metes And Bounds
  • Zip Code
    39362

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Frequently Asked Questions

How do I schedule a tour of Smithtown Chicora Rd?

We can make that happen quickly. Click Tour This Home and we'll connect you directly with our vetted local partner to schedule your visit to Smithtown Chicora Rd.

They know lands in the area well and can give you the guidance you need to buy with confidence.

How do I get more information about Smithtown Chicora Rd?

Click Ask a Question to talk with our team. You already know it is a N/A bed, N/A bath, listed for $1,100,000. We can talk through recent upgrades, potential seller motivation, how this farm compares to others in State Line, and can even get you in to see the property quickly.

How do I get a virtual tour of Smithtown Chicora Rd?

Yes! A virtual tour is available for Smithtown Chicora Rd. Click here to view the full walkthrough and explore every room at your own pace. If you would like a guided virtual showing or have questions along the way, we can connect you with our local expert to walk you through it live.

How much is the monthly mortgage payment for Smithtown Chicora Rd?

With a 20% down payment and a 30-year fixed loan at an illustrative 7.25% rate, the ez Mortgage Calculator estimates the monthly payment for Smithtown Chicora Rd at around $6,261. This includes estimated property taxes and insurance.

Want to see how this changes with different down payments or interest rates? Jump to the calculator to run the numbers and fine-tune your plan.

How do I get pre-approved to buy Smithtown Chicora Rd?

Stand out in a competitive market by getting pre-approved today. Our quick and private pre-approval process helps you understand your true buying power—no credit pull required to explore all of your options.

Or, let us connect you with our preferred local lender in Wayne County. They will give you all of your available financing options, based on your specific situation and what is available to you.

Can I negotiate the asking price for Smithtown Chicora Rd?

In most cases, yes. Whether Smithtown Chicora Rd is priced competitively or not, your best offer depends on your personal situation, the seller's timeline, and recent activity in State Line's market. Our preferred local partner will help you craft a strategy—factoring in comparable properties that have sold, timing, and deal structure—to make a smart, strong offer. Click here to ask about negotiation opportunities.

How do I make an offer on Smithtown Chicora Rd?

We can handle that for you. Our preferred local agent specializes in lands in State Line and can guide you through every step of the offer process.

You need an expert who is looking out for your best interests. From market valuation to contingencies and timing, they'll help you present a compelling offer that fits your goals. Click Ask a Question to get started today.

What is the price per square foot for this home?

This home is listed at $1,100,000 with 1 sqft of space—that comes out to approximately $1,100,000 per square foot.

How long has this property been on the market?

Smithtown Chicora Rd was listed on May 26, 2026, which means it's been on the market for 170 days.

Want to keep tabs on it? Click the ♥ to favorite this home and get notified of price drops or changes.

What is the lot size of this property?

Smithtown Chicora Rd sits on a 53.0-acre lot, which is 2,308,680 square feet.

What are the property taxes for Smithtown Chicora Rd?

The most recent public record shows annual property taxes for Smithtown Chicora Rd were approximately $11. This may change with reassessment or exemptions. Our local partner can verify current tax amounts and help you estimate future costs based on your situation.

Is Smithtown Chicora Rd still available for sale?

Yes, this home is still available! Click the ♥ to favorite it so you don't miss any changes—or ask our local expert to schedule a time to see it in person.

Source: ez Home Search, MLS Data

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Listing information provided exclusively for consumers' personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Information deemed reliable but not guaranteed by the MLS. The listing broker’s offer of compensation is made only to participants of the MLS where the listing is filed. Copyright 2026, MLS United. All rights reserved.

Last Updated: November 12, 2026 at 07:13AM | Source: MLS United | MLS#: 4150630