896 HWY 44 — Sumrall, MS
Beth Scharwath, REALTOR® | 30 Years Serving Hattiesburg
Published: March 30, 2026 | Last Updated: April 11, 2026
Quick Answer: 896 HWY 44 is a 3-bedroom, 2-bath new construction home on one full acre in Sumrall, MS, listed at $295,000. Built by Double B Construction in 2026, it features 10-foot ceilings, quartz countertops, a split-bedroom layout, and a walk-in pantry. Sumrall School District. No HOA, no deed restrictions, no flood zone, and USDA-eligible for zero-down financing.
A brand-new house on a full acre for under $300K — with no HOA, no deed restrictions, and USDA financing. That’s the short version of 896 HWY 44. The longer version is worth your time.
Double B Construction put up this 1,639-square-foot home on a one-acre lot (110 ft × 391 ft) using their Upgraded Douglas floor plan. Three bedrooms, two baths, slab foundation, 10-foot ceilings in the main living areas, and the kind of finish package — quartz counters, custom cabinetry, stainless appliances — that you’d expect to cost more than ~$180 per square foot. The property sits outside the flood zone, the Sumrall School District is five minutes down the road, and no deed restrictions means the acre is yours to use how you want.
Exterior & Curb Appeal
Brick veneer with siding accents and an 8:12 roofline in architectural shingles. The covered front porch runs 107 square feet — enough for chairs and a door that actually swings open without hitting anything. Thermopane windows across the front elevation. The lot gives you 391 feet of depth, so the house sits on the front third of the property with the rest stretching back to the tree line. Covered rear porch on the other side.
Great Room
The 10-foot ceilings are what hit you first. The scale of the room changes when you’re not ducking the ceiling fan — furniture fits the way it’s supposed to, and natural light actually reaches the back of the room. Vinyl plank flooring runs through all the living areas. It handles boots, dog nails, and spilled coffee without showing its age.
Kitchen & Dining
Quartz countertops on the prep zones and the island. Custom cabinetry. Stainless appliances — range, microwave, dishwasher — installed and ready for move-in. The tray ceiling over the kitchen and dining area adds height without adding fuss.
The walk-in pantry is the room that sells this house on the tour. Deep enough for a Costco run, organized enough that the countertops stay clear. If you’ve lived in a house where the pantry is a single shelf behind a bifold door, you know why this matters.
Mudroom & Laundry
Built-in lockers off the main living area — a landing zone for backpacks, jackets, and whatever the kids tracked in from outside. The laundry room is a real room, not a closet with a stackable unit. Space to fold, sort, and store.
Primary Suite
Split-plan layout puts the primary on its own side of the house. The 10-foot ceilings carry through from the living areas. Room is sized for a king bed with space to move around it. The ensuite has a 60×36 soaking tub and a separate 48×36 walk-in shower — two fixtures, two routines, no conflict. Walk-in closet with enough hanging space for two full wardrobes plus shelving.
Guest Bedrooms & Bath
Bedrooms two and three are on the opposite side of the house from the primary. Nine-foot ceilings in both. They share a guest bath with a tub-shower combo and single vanity. The split layout means actual separation between the owner’s side and the guest side — useful for family visits, and even more useful if one of those bedrooms becomes a home office.
Outdoor Living
The covered rear porch is 77 square feet — room for a small table or a porch swing. But the real story is the acre behind it.
No HOA. No deed restrictions. That combination changes what you can actually do with your property. Want to put up a fence? Do it. Build a workshop or a detached garage? Go ahead. Park your boat, your RV, or your work truck in your own driveway? Nobody’s sending you a letter about it. Raise chickens, plant a full garden, add a firepit, set up a swing set — your acre, your call. No architectural review board, no approval process, no monthly fee for the privilege of being told what color to paint your front door.
If you’ve lived somewhere with an HOA, you already know the list: the landscaping citations, the trash can timing rules, the fence height arguments, the “your truck doesn’t meet community standards” letters. That doesn’t exist here. And at this price point, finding a brand-new home on a full acre without restrictions attached is harder than most people expect in Lamar County right now.
Aerial Views
The drone shots put the lot in context. You can see the house sitting on the front third of the property, the tree coverage filling in the back, the driveway cutting in from HWY 44, and the separation from the neighbors on either side.
3D Virtual Tour
Walk through the entire home from your phone or computer. Click and drag to look around, or use the floor plan to jump between rooms.
Can’t see the tour? Open the 3D tour directly on Zillow
What Does Living on HWY 44 in Sumrall Actually Look Like?
Sumrall is a small town that actually works as a small town. Five minutes from this property, you’ve got a grocery store, a school, medical clinics, and a post office. You’re not driving 25 minutes to buy milk.
The grocery store is Ramey’s Marketplace — a Mississippi family-owned chain that’s been in business since 1947. The Sumrall location on Rocky Branch Road has a full meat department, bakery, deli, and produce section, plus an Ace Hardware under the same roof. If you’ve only ever shopped at a big-box grocery, Ramey’s is the kind of place where the butcher knows what you’re making for dinner.
Related: 10 Reasons You’ll Love Living in Sumrall, MS
The Longleaf Trace runs right through Sumrall — a 44-mile paved rail-trail connecting Hattiesburg to Prentiss through the Pine Belt. It’s in the national Rail Trail Hall of Fame. The Sumrall-to-Hattiesburg stretch was recently repaved and is in excellent condition. Biking, running, walking — it’s a 10-foot-wide asphalt path with shade cover and rest areas with water fountains. There’s also a 26-mile equestrian trail that parallels the paved path if you’ve got horses. For a property with an acre and no deed restrictions, that’s not a hypothetical.
Sumrall punches above its weight for a small town. Lau-tori’s Fine Foods is a family-run Southern restaurant with a loyal following — cyclists on the Longleaf Trace detour for the fried chicken and catfish alone.
The Sumrall School District is well-regarded across the community, with strong academics and active parent engagement. Lamar County has a long track record of stable property values and modest tax assessments.
No flood zone means no mandatory flood insurance. Utilities are the standard rural setup: West Lamar Water, new septic system (installed 2026), Pearl River Valley Electric. Internet is through Pearlcom — I’d recommend confirming current speeds for this specific address before making a decision.
What’s Nearby?
| Destination | Drive Time |
|---|---|
| Latouri’s Restaurant | 5 minutes |
| Pharmacy Coffee Shop (drive-through) | 5 minutes |
| Ramey’s Marketplace + Ace Hardware | 5 minutes |
| South Mississippi Rural Health Initiative Clinic | 5 minutes |
| Sumrall Downtown (Schools, Library, Services) | 5 minutes |
| Longleaf Trace Trailhead (Sumrall) | 5 minutes |
| Hattiesburg (USM, Shopping, Dining) | 25 minutes |
| Forrest General Hospital | 25 minutes |
| University of Southern Mississippi | 25 minutes |
| Camp Shelby / Naval Construction Battalion Center | 30 minutes |
| Gulf Coast (Biloxi, Gulf Shores) | 90 minutes |
| Jackson, MS | 90 minutes |
Numbers at a Glance
- Price: $295,000
- Price per Sq Ft: ~$180/SF (based on 1,639 SF)
- Year Built: 2026 — brand new, never occupied
- Builder: Double B Construction (Upgraded Douglas floor plan, #106-025)
- Bedrooms / Bathrooms: 3 bed / 2 bath
- Heated Square Footage: 1,639 SF
- Lot Size: 1 acre (110 ft frontage × 391 ft depth)
- Foundation: Slab
- Stories: One
- HOA Fees: None
- Flood Zone: No
- School District: Sumrall
- Annual Property Tax: Current assessment reflects lot value only ($100/year). The property will be reassessed once a buyer files for homestead exemption the following year. Lamar County’s tax rates remain among the lowest in the region — your lender can estimate the adjusted amount based on purchase price.
- MLS #: 146338
Financing Options: USDA-eligible (zero down for qualified buyers), MS Home Corp Down Payment Assistance eligible, 100% financing available. Conventional financing also available.
The Bottom Line
Brand-new construction on a full acre, five minutes from Sumrall schools and 25 minutes from Hattiesburg, with USDA eligibility and zero restrictions on how you use your property. No HOA fees, no deed restrictions, no architectural review board. The finishes — quartz, custom cabinetry, 10-foot ceilings — are the kind you use every day, not the kind that just look good in photos. At $295,000, the math works.
Call or text Beth Scharwath: (601) 606-3001
RE/MAX Real Estate Partners (601) 296-2001 | Hattiesburg, MS
Frequently Asked Questions
What school district is this home in?
896 HWY 44 is in the Sumrall School District, about five minutes from the schools. Sumrall is known for strong academics and active community involvement.
Can I get USDA financing on this home?
Yes. The property is USDA-eligible, which means qualified buyers may finance with zero down payment. USDA loans have income limits that vary by county, and this property meets the location eligibility criteria. Talk to a lender directly about your specific situation — I’m happy to connect you with someone who handles USDA loans regularly.
Who built this home?
Double B Construction, using their Upgraded Douglas floor plan (#106-025). The home was completed in 2026. Most new construction includes a standard one-year builder warranty covering structural and mechanical components — ask the builder directly about specific coverage.
Is this home in a flood zone?
No. The property is not in a FEMA-designated flood zone, so there’s no mandatory flood insurance requirement.
Are there any HOA fees or deed restrictions?
No HOA and no deed restrictions. Your monthly costs are mortgage, insurance, property taxes, and utilities — that’s it. No community assessments, no architectural review board, no monthly fees. You’re free to fence your property, build outbuildings, park boats or RVs, raise chickens, or use the land however you want within local building codes. For buyers coming from an HOA-governed neighborhood, this is a significant difference.
What are the property taxes?
The current tax assessment reflects the lot value only (approximately $100/year). As new construction, the property will be reassessed at its improved value once the buyer files for Mississippi’s homestead exemption the following year. Lamar County tax rates are among the lowest in the region. Your lender can estimate the adjusted amount based on the purchase price — I’d recommend asking for this during the pre-approval process.
What financing options are available?
This property qualifies for USDA financing (zero down for qualified buyers), MS Home Corp Down Payment Assistance, and 100% financing options. These programs can significantly reduce out-of-pocket costs at closing. Conventional financing is also available. I recommend exploring all options with a mortgage professional — I can connect you with lenders who handle these programs regularly.
What utilities serve this property?
Water: West Lamar Water. Sewer: New septic system installed with the 2026 build. Electric: Pearl River Valley Electric. Internet: Pearlcom services the area — confirm availability and speeds directly with the provider for this address.
Is there a grocery store nearby?
Ramey’s Marketplace is about five minutes from the property on Rocky Branch Road. It’s a Mississippi family-owned grocery chain that’s been in business since 1947 — full meat department, bakery, deli, and produce. There’s also an Ace Hardware in the same location. For bigger shopping runs, Hattiesburg’s retail corridor is 25 minutes away.
What outdoor recreation is available near Sumrall?
The Longleaf Trace runs through Sumrall — a 44-mile paved rail-trail connecting Hattiesburg to Prentiss. It’s in the national Rail Trail Hall of Fame and is open for biking, running, walking, and inline skating. A parallel 26-mile equestrian trail is also available. The trailhead in Sumrall is about five minutes from this property.
Are there other new homes available on HWY 44?
Yes. Double B Construction has additional new-construction homes on HWY 44 in Sumrall:
