For sale by owner · Collinsville, Mississippi
For Sale By Owner in Collinsville, Mississippi. Approximately 11.96 acres with a 2,110 sq. ft. main home, a 400 sq. ft. tiny house, and a 1,200 sq. ft. barn. Offered at $375,000 with a possible $10,000-down purchase structure.
11865 Newton County Martin Rd, Collinsville, MS 39325. Property is currently occupied; private tours by appointment only.
AI-enhanced hero image: This view illustrates one possible landscaped presentation of the main house and barn. Landscaping, lighting, and presentation are conceptual and do not show the property's current appearance. Many other photos in this listing are real property photos, not AI-enhanced; please review the full photo section below.
Important sale timing
Seller may sign a separate written pre-closing occupancy agreement allowing possession as early as November 1, 2026. Final closing documents and title transfer cannot occur before December 13, 2026.
Any early-possession, deposit, occupancy, insurance, utilities, maintenance, risk-of-loss, and closing terms must be agreed to in writing.Listing overview
Main home: approximately 2,110 sq. ft. including a finished, climate-controlled sunroom. Additional improvements include a 400 sq. ft. tiny house, a partially converted 1,200 sq. ft. barn, open land, pine woods, walking paths, garden areas, and a fire ring.
The main house
The main house includes an updated kitchen, updated bathroom, updated flooring, and a finished, climate-controlled sunroom.
Landscaping image disclosure: This AI-enhanced image shows one possible landscaped presentation. The property is not currently landscaped or presented exactly as shown. Many other photos in this listing are real property photos, not AI-enhanced; please review the full photo section below.
The tiny house
Studio-style tiny house with sleeping area, kitchenette, shower area, and eco-friendly composting toilet. The tiny home has recently hosted Airbnb guests with early booking activity.
Current use: Recent Airbnb hosting has provided modest supplementary income. No future income is guaranteed.
Landscaping image disclosure: This AI-enhanced view shows one possible setting for the tiny house. The surrounding landscaping is not the property's current appearance. Many other photos in this listing are real property photos, not AI-enhanced; please review the full photo section below.
The red barn
Partially converted barn with approximately 600 sq. ft. insulated and served by a heating-and-cooling mini-split. Remaining barn space is unfinished and available for storage, tools, workshop use, or future improvement.
Barn image disclosure: This AI-enhanced view shows the barn before its partial conversion into a community center and illustrates one possible landscaped setting. The surrounding landscaping is not the property's current appearance. Many other photos in this listing are real property photos, not AI-enhanced; please review the full photo section below.
Utilities and site work
Approximately 500 feet of new water lines and drain lines have been installed to support future buildings and RV-pad areas. The property also has three 30/50-amp electrical hookup locations, water provision for future pads, and plenty of open space for camping.
New lines extend across the property to provide a head start for future improvements.
Three 30/50-amp hookup locations are already installed on the property.
Water provision is in place for planned future pad locations; completed RV pads are not represented as currently installed.
Open land provides plenty of space for camping, gatherings, and time outdoors.
Buyers should verify utility locations, connections, capacities, condition, permitting, and suitability for their intended use.
Newest photos first
Start with the latest real property photos, then move backward through 99 dated images showing the improvements and the property's earlier condition. Four separately labeled AI-enhanced possibility images appear last.
27 real photos · Later views & today
Later dated photographs show the finished tiny-home interior, the main house, barn work areas, land clearing, camping space, walking paths, and quiet moments across the property.
62 real photos · The transformation
Work backward through the improvements—from the converted barn and finished gathering areas to the tiny-house build, water-line work, and earlier stages of the property.
10 real photos · Before & move-in
The first dated photographs show the house during move-in and the land in its early condition, before the tiny-house build and later property improvements.
04 AI-enhanced images · What could be
These four promotional views are AI-enhanced. Landscaping, lighting, and presentation are conceptual and do not show the property's current appearance.
Quiet without isolation
Located at 11865 Newton County Martin Rd, Collinsville, MS 39325—about 40 minutes north of Meridian, 90 minutes east of Jackson, and 90 minutes west of Hattiesburg. The property is currently occupied; please do not enter the property or disturb occupants. Private tours are by appointment only.
Plan your visitProperty facts
Purchase terms
Seller is presenting one primary structure for a qualified buyer: $10,000 down, assumption of the existing first loan if approved, and an approximate $78,000 seller-financed second amortized over 15 years with a three-year balloon.
Possession may be possible as early as November 1, 2026, under a separate written pre-closing occupancy agreement. Final closing and title transfer cannot occur before December 13, 2026.
Licensed real estate professionals may contact the seller for buyer-agent compensation terms before submitting an offer.
The buyer brings $10,000 down, assumes the approximate $287,000 first loan if approved, and signs an approximate $78,000 seller-financed second at 6.5%, amortized over 15 years. Payments are estimated at $679.46 per month, with an estimated remaining balance of $67,816.09 after 36 scheduled payments. That remaining balance would be due at the three-year balloon.
Any loan assumption, seller-financed second, commission agreement, or other purchase document must be approved in writing by the required parties and handled through proper closing documents.
Purchase math
| Purchase price | PRICE REDUCED: $375,000 |
|---|---|
| Down payment | $10,000 |
| Approx. assumable first loan | $287,000 at 5.62%; current PITI about $2,187/month |
| Approx. seller-financed second | $78,000 at 6.5%, amortized over 15 years with a three-year balloon |
| Second-note payment | Approx. $679.46/month |
| Three-year balloon | Approx. $67,816.09 remaining after 36 scheduled payments, assuming no earlier payoff |
| Estimated combined monthly | Approx. $2,866.46/month, before utilities, maintenance, and any lender or escrow changes |
$10,000 + $287,000 + $78,000 = $375,000. Exact first-loan balance, payment, escrow, assumption requirements, closing costs, early-possession terms, balloon payoff, and final second-note documents must be verified.
Recent improvements
Buyers and licensed professionals: Request the property package, showing details, and proposed written terms before submitting an offer.
This section is an invitation to discuss a possible purchase structure, not a binding commission offer, listing agreement, loan-assumption approval, appraisal, financing commitment, or authorization to sell. Any compensation to a licensed real estate professional must be stated in a separate written agreement accepted by the seller and responsible broker before an offer is submitted, is payable to the licensed brokerage only after a successful closing, and may not exceed the compensation agreed to in the buyer's written brokerage agreement. No compensation is offered to unlicensed individuals.
PRICE REDUCED to $375,000
Serious buyers may request the property package and schedule a private tour of the main home, tiny house, barn, and land. The property is currently occupied; please do not enter the property or disturb occupants without an appointment.
Prefer to write your own? Email info@gilhodgesfreedom.com directly and include your preferred tour dates.