Sunrise over the main house and barn at The Pearl

For sale by owner · Collinsville, Mississippi

Not just a home.
A place with a purpose.

Approximately 11.8 acres with a 2,110 sq ft home. Nearly all furniture is included, along with a 400 sq. ft. tiny house and a 1,200 sq. ft. barn already becoming an unforgettable gathering space.

Schedule a private tour$445,000 nearly all furniture included
Closing date restrictionSeller cannot close before December 15, 2026.
11.8approx. acres
2,110sq. ft. home
400sq. ft. tiny house
1,200sq. ft. barn
Earliest formal closingDecember 15, 2026

Important sale timing

Formal closing is available beginning December 15.

Seller cannot close before December 15, 2026. The earliest possible formal closing is December 15, 2026. The seller is open to discussing a deposit, a negotiated rent-back arrangement, or another mutually agreeable solution around timing and possession.

Any alternate arrangement must be mutually agreed upon and documented in writing.
01 · The opportunity

A rare kind of property

Room to live. Space to gather. Land to make your own.

The Pearl is a home, a retreat, and a head start on something meaningful. Pine forest, open fields, walking paths, garden areas, a fire ring, and true Mississippi dark-sky quiet give these approximately 11.8 acres a character that cannot be manufactured.

Live here exactly as it is, create a multigenerational property, host friends and family, or continue building the gathering place already taking shape.

Request the property details →info@gilhodgesfreedom.com
AI-enhanced view illustrating a possible landscaped presentation of the main house
01

The main house

Arrive ready to live.

The main house is the heart of the property—home to porch mornings, shared meals, and long conversations. Its 2,110 sq. ft. of living space includes a finished, climate-controlled sunroom. Nearly all furniture and furnishings in the main house and tiny house, along with much of what is currently in the barn, are planned to remain with the $445,000 sale.

Landscaping image disclosure: This AI-enhanced image shows one possible landscaped presentation. The property is not currently landscaped or presented exactly as shown.

AI-enhanced view illustrating a possible landscaped setting for the green tiny house
02

The tiny house

Private space, already in place.

A 400 sq. ft. studio-style tiny house adds valuable flexibility—ideal for guests, extended family, a private office, a creative studio, or a separate living space close to the main home. It fits naturally with The Pearl's eco-village spirit and includes an eco-friendly composting toilet.

Income already started: The tiny home has recently begun hosting guests through Airbnb. Early booking activity is picking up, providing a modest source of supplementary income.

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.

AI-enhanced view of the barn before its partial conversion, with conceptual landscaping
03

The red barn

A gathering place with room to grow.

The 1,200 sq. ft. barn is partially converted into a community center. Approximately 600 sq. ft. is insulated and equipped with heating and air conditioning—an inviting foundation for entertaining, workshops, celebrations, or creative work. The remaining space is ready for the next owner's vision.

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.

02 · What life here can hold

More than square footage

Buy the land.
Inherit the possibilities.

01

A private homestead

Space, quiet, trails, trees, gardens, and a second dwelling.

02

Multigenerational living

A main house and tiny home create room for independence and connection.

03

Creative or gathering space

A climate-controlled barn interior built for people to come together.

04

A vision in progress

Continue the retreat and community spirit—or make it entirely your own.

Infrastructure · A head start

Built for what comes next

Useful infrastructure is already in the ground.

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.

≈ 500 ft.

Water and drain lines

New lines extend across the property to provide a head start for future improvements.

03

Electrical hookups

Three 30/50-amp hookup locations are already installed on the property.

Future-ready

Water for pad areas

Water provision is in place for planned future pad locations; completed RV pads are not represented as currently installed.

11.8 acres

Room to camp

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.

A note from the owner

The Pearl is more than a piece of property to me. It has carried a vision.

When I bought these approximately 11.8 acres, I could see what it could become—a peaceful place where people could slow down, breathe again, reconnect with themselves, and enjoy the beauty and quiet of the land. There is something special about this property, and I still believe its greatest potential has not yet been realized.

My original vision included adding several tiny homes throughout the property, creating beautiful private spaces that could be used for Airbnb rentals, retreats, weekend getaways, or extended stays. With the right development and marketing, I believe this could become a destination people intentionally seek out—not simply a place to stay, but a place they remember.

But that does not have to be the next owner's vision.

Someone else may see a private family estate, a homestead, a small retreat center, an event property, an investment opportunity, or something I have never even imagined. That is part of what makes The Pearl exciting: there is room here to create.

I am also planning to leave behind nearly all of the furniture and furnishings in the main house and tiny house, along with much of what is currently in the barn. My hope is to make the transition as easy as possible for the next owner and allow them to begin enjoying and using the property without having to start from scratch.

So why am I selling something I care so deeply about?

At this stage of my life, I have to be practical as well as visionary. Developing The Pearl to its full potential requires more financial resources and hands-on help than I currently have available. In addition, the woman I love lives approximately 4½ hours away, and that distance has become an increasingly important factor in deciding where I want the next chapter of my life to be centered.

I am not selling because I stopped believing in The Pearl.

I am selling because I believe it may be time for someone else to take what has been started here and make it their own.

There is land here. There is beauty here. There is privacy here. There is already much here to work with. And most importantly, there is possibility here.

Maybe what I saw for The Pearl was only the beginning.

Maybe you will see what comes next.

— Gil Hodges

The uses described above reflect the owner's personal vision. Future uses and income are not guaranteed and remain subject to buyer verification.

Morning mist along the tree line at The Pearl on April 30, 2025

Quiet without isolation

Rural Mississippi,
within reach.

Located in Collinsville—about 40 minutes north of Meridian, 90 minutes east of Jackson, and 90 minutes west of Hattiesburg. The exact address is shared with qualified buyers when arranging a private tour.

Plan your visit
03 · At a glance

Property overview

The essentials, clearly stated.

Offering price
$445,000
Sale type
For sale by owner
Earliest closing
Seller cannot close before December 15, 2026
Timing flexibility
Seller is open to discussing a deposit, negotiated rent-back, or another mutually agreeable solution
Land
Approximately 11.8 acres
Main home
2,110 sq. ft., including a climate-controlled sunroom
Main-house HVAC
Central system not operational; mini-splits and window units are used for cooling, and space heaters for winter heat
Furnishings
Nearly all furnishings in both homes, plus much currently in the barn; confirm the detailed inclusion list with the seller
Additional dwelling
400 sq. ft. tiny house with composting toilet
Current tiny-home use
Recently launched Airbnb rental with early booking activity and modest supplementary income
Additional rental potential
Future RV-pad areas may offer opportunity after completion and required approvals; no future income is guaranteed
Barn
1,200 sq. ft., partially converted
Finished barn area
Approx. 600 sq. ft., insulated with heat & A/C
Site infrastructure
Approx. 500 ft. of new water and drain lines, plus three 30/50-amp electrical hookup locations
Future pad areas
Water provision installed; completed RV pads are not represented as currently in place
Setting
Pine forest, open land, trails & garden areas
Agent opportunity · Licensed real estate professionals only

Bring a qualified buyer

An unusually strong opportunity for buyer representatives.

The Pearl is offered For Sale By Owner, and the seller welcomes licensed real estate professionals with qualified buyers.

Request the property package, showing information, and proposed compensation agreement directly from the owner.

At the current $445,000 cash asking price$25,500proposed buyer-broker compensation

Bring the buyer who successfully closes.

A completed purchase at the current cash asking price may earn the buyer's brokerage $25,500, with additional performance-based compensation available for a completed sale above the asking price.

The complete compensation schedule is available privately to licensed professionals.

Value already added

Improvements supporting the offering.

  • Finished, fully updated kitchen
  • Updated bathroom and flooring
  • New 400 sq. ft. tiny home
  • Approximately 300 sq. ft. tool and storage area with covered overhang
  • Partially finished 1,200 sq. ft. barn
  • Approximately 600 sq. ft. of the barn insulated and served by a heating-and-cooling mini-split

Licensed professionals: Introduce your buyer and request the proposed written compensation agreement before submitting an offer.

Request professional termsinfo@gilhodgesfreedom.com

This section is an invitation to discuss negotiable terms, not a binding commission offer, listing agreement, financing commitment, or authorization to sell. No compensation is offered to unlicensed individuals. Any compensation 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.

A flexible path to ownership

Lease-option opportunity

A flexible path to owning The Pearl.

Proposed lease-option purchase price$450,000

For a qualified buyer, the seller is open to discussing a lease with an option to purchase at a proposed $450,000 purchase price. The lease-option purchase price reflects the added flexibility and carrying cost of the lease period. The cash purchase price remains $445,000. The buyer would occupy the property under a written lease while the deed remains in the seller's name until the option is exercised and the purchase closes.

Preferred illustration$50,000 upfront

$400,000 illustrative remaining purchase balance · approximately $2,528/month principal-and-interest equivalent

Illustrative payment options at the proposed $450,000 purchase price
Proposed upfront option considerationIllustrative remaining purchase balanceIllustrative monthly P&I equivalent*
$25,000$425,000$2,686
$50,000 Preferred$400,000$2,528
$75,000$375,000$2,370
$100,000$350,000$2,212

*Illustrations use a 6.5% rate and 30-year amortization solely as a payment benchmark. They exclude taxes, insurance, utilities, maintenance, option terms, closing costs, and any other agreed charges. They are not a loan approval or financing commitment.

A clear route to a future closing.

The 30-year amortization is not a commitment for the seller to carry financing for 30 years. The final agreement is expected to require the buyer to refinance or otherwise complete the purchase by a separately negotiated deadline.

The upfront option consideration is expected to be nonrefundable. Whether and how it is credited toward the purchase price must be stated in the final written agreement.

Contact the seller for qualification requirements and complete terms.

Ask about the lease optioninfo@gilhodgesfreedom.com

The property is subject to existing VA-backed financing, and the seller remains responsible for that loan while title remains in the seller's name. Any arrangement is subject to review of the existing loan documents, applicable due-on-sale provisions, lender or servicer requirements, buyer qualification, seller approval, and separate written lease and purchase-option documents prepared or reviewed by a qualified Mississippi real estate attorney. Title would transfer only through a formal closing after the option is exercised and required financing or payoff is completed.

Before you visit

Good questions deserve clear answers.

When can the property officially close?

Seller cannot close before December 15, 2026. The earliest possible formal closing is December 15, 2026. The seller is open to discussing a deposit, a negotiated rent-back arrangement, or another mutually agreeable solution around timing and possession. Any alternate arrangement must be agreed upon and documented in writing.

Is the main-house central HVAC working?

No. The main-house central HVAC system is not operational. The home is currently cooled with ductless mini-split systems and window air-conditioning units, and space heaters are used for winter heating. Buyers should inspect the system and confirm that the current arrangement meets their needs.

Is the barn fully converted?

No. The barn is 1,200 sq. ft. and partially converted. Approximately 600 sq. ft. is insulated and has heating and air conditioning. The remaining area offers unfinished, flexible space.

What utility infrastructure has been added?

Approximately 500 feet of new water lines and drain lines have been installed for future buildings and RV-pad areas. There are three 30/50-amp electrical hookup locations, and water provision is in place for future pads. Completed RV pads are not represented as currently installed. Buyers should verify all utility locations, connections, capacities, condition, permitting, and suitability for their plans.

Is the tiny home currently producing income?

Yes. The tiny home has recently begun hosting guests through Airbnb. Early booking activity is picking up and currently provides a modest source of supplementary income. This is a new rental operation, not a guarantee of future bookings, occupancy, or revenue. Future RV-pad income would require completion and may be subject to utilities, permitting, and applicable rules.

Is the furniture included?

Nearly all furniture and furnishings in the main house and tiny house, along with much of what is currently in the barn, are planned to remain with the $445,000 sale. Ask the seller for the detailed inclusion list when you request the property information.

Can I tour the property?

Yes. Private tours are available by appointment for serious buyers. Send an inquiry with your preferred dates and the seller will reply directly.

Are the property images AI-enhanced?

The first three timeline sections contain 99 dated, real property photographs that are not AI-generated or AI-enhanced. Four promotional exterior and landscaping views in the separate What Could Be section are AI-enhanced and clearly labeled. Buyers should verify present condition in person.

Can the property serve a different vision?

Absolutely. Its buildings and land can support many possibilities, subject to the buyer's due diligence and applicable local rules. No future use or income is guaranteed.

Moonlight over The Pearl on November 11, 2025

Offered at $445,000 · Nearly all furniture included

If this feels like the place you have been looking for, come see it.

No pressure. No crowded open house. Just a private walk through the home, the tiny house, the barn, and the land.

Email us about a private tourinfo@gilhodgesfreedom.com

Prefer to write your own? Email info@gilhodgesfreedom.com directly and include your preferred tour dates.