Land loans in Mississippi (MS) · statewide
Land loans in Mississippi
Turnrow's lending partners finance non-owner-occupied land across Mississippi — Delta cotton and soybean ground, catfish ponds and timber transitions. Up to $1.5M at up to 70% LTV, no tax returns, no financials, term sheet in 24–48 hours.
What Mississippi land is worth in 2025
$3,580
avg farm real estate, per acre
$3,960
avg cropland, per acre
$3,220
avg pasture, per acre
+2.6%
value change, year over year
Source: USDA NASS, Land Values 2025 Summary (August 2025). US average: $4,350/acre (+4.3%). Mississippi runs below the national average — your appraisal prices your specific tract.
Today's land loan rates in Mississippi
Rates as of August 15, 2026
| Stated income / no-doc (the program) | 9.25% – 11.50% |
| WSJ Prime (benchmark) | 7.00% |
| 10-year Treasury (benchmark) | 4.20% |
Indicative ranges for business-purpose, non-owner-occupied land loans; your rate is priced per asset and quoted on your term sheet. Not an offer to lend.
The financing math in Mississippi
At 70% loan-to-value, here's what a down payment controls — and roughly how many average-priced Mississippi acres that is:
| Purchase price | Down (~30%) | Loan | Interest-only / mo* | ≈ acres at avg value |
|---|---|---|---|---|
| $250,000 | $75,000 | $175,000 | $1,513 | 70 acres |
| $500,000 | $150,000 | $350,000 | $3,026 | 140 acres |
| $1,000,000 | $300,000 | $700,000 | $6,052 | 280 acres |
*At the midpoint of today's indicative range (10.38%), interest-only. Illustration, not a quote. Run your own numbers →
The no-doc path in Mississippi
Most Mississippi land deals die on documentation — the bank wants two years of returns showing income the land doesn't produce yet. Our lending partners underwritethe land itself: whether the collateral is Delta cotton and soybean ground or any other working ground, the checklist is the application, an appraisal, title, and a close.
A 680+ credit score qualifies the borrower; the land carries the rest. Partner lenders close to individuals, LLCs, trusts and partnerships — purchases, refinances, cash-out and bridge — and because the loan is business-purpose and asset-based, Mississippi files move from application to term sheet in 24–48 hours.
FSA vs. Farm Credit vs. Turnrow
FSA offers subsidized rates with government paperwork, caps and timelines. Farm Credit associations underwrite your income, history and membership. Turnrow underwrites the dirt — fastest when the land is strong and the paperwork isn't. Many Mississippi borrowers use us to win the deal, then refinance into subsidized debt later. That's fine by us.
Programs available in Mississippi
- Vineyard Financing
- Winery Financing
- Farm Land Loans
- Ranch Financing
- Orchard & Grove Financing
- Agricultural Bridge Loans
- Raw & Transitional Land
- Investment Farm Loans
Mississippi land loan questions
How much down payment do I need for a land loan in Mississippi?
Turnrow's lending partners lend up to 70% of appraised value in Mississippi, so plan on roughly 30% down. On a $500,000 property that's about $150,000 down — with no tax returns or income documentation required.
Can I get a Mississippi land loan without tax returns?
Yes. The stated-income program underwrites the land itself — application, appraisal, title, close. No tax returns, no P&Ls, no farm financials, for loans up to $1.5M anywhere in Mississippi.
How is this different from Farm Credit or an FSA loan in Mississippi?
FSA programs carry government paperwork and caps; Farm Credit associations underwrite your income and history. Turnrow's lending partners underwrite the dirt: 680+ credit and a clean appraisal is the whole checklist, which is why Mississippi files move to a term sheet in 24–48 hours.
What is farmland worth in Mississippi right now?
USDA's 2025 survey puts average Mississippi farm real estate at $3,580/acre, cropland at $3,960/acre, up 2.6% year over year. Your specific tract is what the appraisal — and your loan amount — is based on.
Written & reviewed by Ryan, Principal at TurnrowLast reviewed August 15, 2026
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