Updated Farmhouse on 55 Acres with New Barn & Springs
$549,900
The end of a long, winding driveway through 55 wooded acres in Lauderdale County opens onto a setup that runs deeper than most: a 40x60 barn and shop with its own bathroom and kitchen, a second smaller shop, a brand-new storm shelter, and a year-round spring running the northern property line — with additional springs scattered throughout. This is working infrastructure, not a wish list.
Inside, the care shows: updated kitchen with quartz countertops, a wood-burning stove anchoring a large living room with an open view of the property, and a newly screened-in back porch with its own dog-washing station — a small but telling detail about how this place has been looked after. Three bedrooms, 2 baths.
At $549,900, this is a serious homestead setup, not just a house with acreage attached.
Homestead Potential
Water & Infrastructure
A year-round spring is one of the best water assets a homestead property can have, and having more than one scattered across the acreage gives real flexibility for gravity-fed livestock troughs, irrigation lines, or a future pond. Lauderdale County sits in the West Tennessee plain near the Mississippi River bottomlands, where shallow groundwater is generally reliable, but buyers should still have the springs tested and confirm with a local well contractor whether the home also draws from a private well as a backup. The barn/shop's own bathroom and kitchen suggest it's already plumbed, which is a head start on any water infrastructure project.
Crop & Income Potential
West Tennessee is serious row-crop and pasture country — soybeans, corn, and cotton dominate the region, and Lauderdale County's bottomland soils are well regarded for both. At 55.63 acres, this property has genuine room to run cattle, put up hay, or lease ground to a neighboring farmer for row crops while keeping the area immediately around the house for a market garden and orchard. The wooded acreage along the driveway also has standing timber value and supports deer and turkey hunting, both common income or food sources for homesteaders in this part of the state.
Sustainability
The wood-burning stove paired with substantial wooded acreage covers a meaningful share of winter heating needs from the property itself. The newly built barn/shop with its own bath and kitchen could double as independent guest or caretaker quarters, a workshop, or even a small farm-stay rental — all without burdening the main house's utilities. The new storm shelter is a practical resilience feature in a part of Tennessee that sees its share of severe spring weather. With multiple springs on site, a gravity-fed water system could reduce dependence on a pumped well for at least part of the property's needs.
The Boundaries
Fifty-five-plus acres gives substantial flexibility for how the land gets used, but buyers should get a current survey, particularly to confirm how the northern spring and property line relate to any neighboring water rights. Lauderdale County's zoning outside Ripley is generally permissive of agricultural use, livestock, and accessory structures like the existing barn and shops. Given the long driveway and wooded buffer, this property offers a level of privacy that's hard to find at this price point, but it's worth confirming the driveway easement (if any) and road maintenance responsibility before closing.
Beyond the Property Line
Local Flavor & Small-Town Character
Ripley's historic Main Street is full of locally owned shops and cafés, but the town's real claim to fame is the Lauderdale County Tomato Festival — a 40-year tradition each July celebrating the roughly 50 tomato growers who call this county home. It's a genuinely tight-knit agricultural community.
Agricultural Resources & Neighbor Networks
Lauderdale County Farm Supply has served local growers since 1932, and the Lauderdale County Farm Bureau and UT Extension office are both based right in Ripley. For a working farm, that's a serious head start on local support.
Outdoor Recreation & Natural Surroundings
Fort Pillow State Historic Park, perched on the Chickasaw Bluffs above the Mississippi, is about 20 to 25 minutes away, and the Chickasaw National Wildlife Refuge and Tully State Forest add bottomland hardwood hiking, hunting, and fishing along the river floodplain.
Listed on Zillow
Pastures & Porches is not a real estate agency and does not represent any property or agency. Pastures & Porches is an informational blog based on our own point of view. All properties are subject to prior sale, change or withdrawal. Pastures & Porches is not responsible for any misinformation, including but not limited to price, status or condition. All information shared by Pastures & Porches must be independently verified. Comments and opinions posted by Pastures & Porches does not represent the listing, property owners or agents.
Links to other websites:
Pastures & Porches includes links from other websites. These sites have separate and independent privacy policies. Pastures & Porches does not guarantee and have no liability for their content, information and privacy policies when accessed via our website’s link.
Google Advertising provides a positive experience for users. Google AdSense Advertising is placed on our website in order to place ads regarding users’ historical visits on our and other websites. Data is collected and used for advertising purposes. Find more about Google AdSense privacy policy on the link https://support.google.com/adsense/answer/1348695?hl=en
We analyze data via Google Analytics. Cookies are used as a way of gathering information in order to create reports. It’s a matter of your own choice to accept or decline cookies when they pop up on our website. All browsers have instructions for enabling and disabling cookies. Stored personal information on the website may have correlation to the stored information in cookies. In general, cookies do not have data for user’s personal identification. Click on the link for Google Analytics’ privacy policy https://policies.google.com/privacy