c.1861 Mississippi Home For Sale $150K - Known As the Hillside House

$150,000

Hillside is a one-and-a-half-story frame house combining Italianate and Gothic Revival styles, featuring a flanking-gable design. The front-gable dormers are accented with decorative brackets and arched windows. A three-bay front porch showcases Gothic arch openings and spandrels adorned with quatrefoil motifs. On the west elevation, a two-story hip-roof tower includes a flat-roofed bay with paired windows topped by a bracketed hood.

Porch featured at 470 E Van Dorn Ave, Holly Springs, MS, 38635

Realtor Comments

Calling all investors, preservationists, & project lovers! Tucked just outside the historic downtown square in Holly Springs is Hillside, a grand Italianate & Gothic Revival house. The curved staircase in the foyer is believed to be 1 of just 7 like it in the county. Hillside was designed as a smaller, Victorian version of the Fontaine House in Memphis, TN.

First Level

Step inside off the front porch (yes – with a haint blue ceiling!) and find yourself transported back in time in the formal foyer, bathed in the colors of the stained glass windows & transoms. To your left, is the parlor/formal living room with soaring ceilings, fresh paint, repaired ceiling, & a fireplace (non-operable). Don’t miss the beautiful trim work in the bay window. To the right, you will find the formal dining room with a working gas insert in the fireplace. In the center of the home, you’ll find a hallway with a custom built hutch as well as the downstairs primary bedroom and a full bath. To the back of the home, you’ll find the modern kitchen, complete with all appliances, another gas insert, & custom milled cedar & poplar cabinetry.

Upstairs

Up the curved staircase with a unique mahogany banister, you’ll find a landing, 2 more bedrooms, and another full bathroom.

Outside

Outdoors, you can enjoy a large lot (the neighboring lot #45 is included in the sale) with raised garden beds and a new wooden patio. The 2 car garage is 2 stories and has power; however, there are no garage door openers currently installed. It is currently used as the workshop for the restoration work happening around the home. There is also a basement underneath the home.

This home has been in the renovation process for several years. Many things have already been done for you including freshly painted parlor, new wiring (6 years), a new 50 gallon hot water heater, a 5 year old roof, custom kitchen with new gas lines, new full bath downstairs, & ceramic tile in the laundry room, kitchen, & hallway. Outside, you can enjoy the freshly painted exterior and some damaged woodwork has already been repaired. There are also re-sealed gutters & downspouts around the home to help protect the remarkable woodwork.Still to be done to make Hillside the stunning home it once was is to install HVAC units outside (there is ductwork in the home already, but no units outside), finish repairing/replacing exterior wood as needed, paint/repairs in the upstairs rooms, renovation of the upstairs bathroom, & (if desired) installation of a French drain to the back of the home & a sump pump in the basement for storm water management. There is also a chandelier in the garage that belongs to the home; this will stay for new owners to install if they wish.There are antiques that will convey with the home, including dining room table, rug, and 8 chairs, a hutch, a drawer piece, two love seats, multiple lamps, and parlor furniture. Ask listing agent for complete list.This is a rare opportunity at this price point to own an important piece of Holly Springs history. Don’t wait! Schedule a showing today.

3bed
2bath
Circa 1857

More Mississippi Properties

House View featured at 470 E Van Dorn Ave, Holly Springs, MS, 38635

470 E Van Dorn Ave, Holly Springs, MS 38635 $150,000

If interested in a property, please contact the realtor whose link is provided in the post below, or contact an agent of your own choosing. Independent verification of details and status is recommended.

Contact Realtor: Amanda V Linton

Brokered by Local Agency Realty Group

Google Map

Niche

Yard featured at 470 E Van Dorn Ave, Holly Springs, MS, 38635

Pros

• Exceptionally Affordable Living

The cost of living is about 20–23% below the national average and comparable to Mississippi’s average
Median home values (~~$86K–110K) and rent (~~$670–754/month) fall well below U.S. norms .

• Rich History & Charming Environment

A walkable downtown features historic antebellum architecture, museums, preserved homes, and small-town ambiance .
Downtown is “quaint” with local businesses like coffee shops and boutiques

• Strong Community Feel & Diversity

Friendly, close-knit vibe; locals describe it as warm, community-focused, and diverse (79% African American population) .
Niche gives it an A– for diversity and a suburban-rural mix feel

• Outdoor & Recreational Opportunities

Access to Wall Doxey State Park (hiking, fishing, camping) and downtown green spaces provides enjoyable options.
Historic districts and annual cultural festivals enrich community life

⚠️ Cons

• Economic Challenges & Low Income Levels

Median household income (~$34–47 K) is significantly below national averages, with ~25% of residents living in poverty .
Unemployment (~7.8%) is well above the national average (~4.7%)

• Mixed Crime & Safety Profile

Crime rates are lower than many Mississippi towns but violent crime is still elevated—a 1 in 561 annual risk; property crime is average to low
Niche gives safety a “C–”; residents note crowded school and limited youth resources

• Limited Amenities & Job Opportunities

Shopping, dining, and nightlife are basic—expect local mom‑and‑pop stores; larger options require travel to Memphis or Oxford
Job market is limited—primarily in healthcare, education, government—with many commuting to Memphis (≈40 mi) .

• Healthcare Access Limitations

Local Alliance HealthCare provides basic services, but more advanced care often requires going to Memphis or Tupelo

Incomplete featured at 470 E Van Dorn Ave, Holly Springs, MS, 38635

Family History

This home was originally built in 1861 by Franz Willhelm Rittlemeyer (1823-1877), an immigrant from Prussia, and master carpenter. Rittlemeyer was commissioned to help build Airliewood, another antebellum home in Holly Springs, in 1857, so he and his family moved from Memphis, Tennessee, to Holly Springs to help with the job.

Around 1861, Franz Rittelmeyer—who had by then had anglicized his name to Francis William Rittelmeyer—constructed his own architectural masterpiece: the Italianate and Gothic Revival-style Rittelmeyer House. He lived there with his wife Eliza, and children George, William, Charles, Frank, and Emma.

Perched on a prominent hill east of the town center, the home stood as one of the finest examples of Italianate and Gothic architecture in the region, and was locally known as the Hillside House. After the passing of Francis and his wife Eliza, their daughter Emma Rittelmeyer (1854–1936) continued to reside in the home. The Rittelmeyer family retained ownership of the house for 75 years, until it was sold in 1936 to Mack C. Simpson Sr. (1878–1954).

From 1945 to 1968, the property was owned by Curtis P. Ayers Jr. and his family. Glenn E. Hascher held ownership from 1968 to 1972, followed by Samuel B. West Jr. (1923–1992) and his family, who lived there until 1999. Christian and Jennifer Knox were residents from 1999 to 2006, after which the house was purchased by Wallace Lester and Shannon McNally.