Mississippi Homes for Sale with a Patio

/56
$379,000
- 3 Beds
- 2.5 Baths
- 2,500 Sq Ft
727 Laney Dr, Clinton, MS 39056

Welcome to 727 Laney Rd of College Hills Neighborhood. This neighborhood is the hidden gem in Clinton. You will fall in love with the beautiful hills, hardwood timber and 6 lakes that surround these older characteristic homes in this neighborhood. This 3br/2.5 bath home on 4 acres is a split plan home with 1500 sqft on the main floor with stairs that go beneath the home to the lower level and

Trey Meacham

United Country - Southern States Realty

(601) 641-4296

727 Laney Dr, Clinton, MS 39056
/58
$319,900
- 3 Beds
- 2 Baths
- 2,582 Sq Ft
18 Woodchuck Dr, Hattiesburg, MS 39402

SELLER SAYS, 'BRING AN OFFER!!' Welcome to your own private haven in Lake Serene! This spacious brick home sits on a beautifully landscaped lot and provides privacy, character, and smart design throughout. A one-year Old Republic Home Warranty is included for peace of mind! Inside you will find... a welcoming foyer with a stunning leaded-glass front door that opens into an impressive great room.

Charles Dawe

Keller Williams

(601) 273-3451

18 Woodchuck Dr, Hattiesburg, MS 39402
/58
$399,900 Open Sun 2PM - 4PM
- 4 Beds
- 3 Baths
- 2,014 Sq Ft
302 Oakville Cir, Brandon, MS 39047

Better Than New: Loaded with Custom Upgrades and Dual Primary Suites Step into a meticulously maintained 4-bedroom, 3-bath sanctuary spanning 2,014 square feet of thoughtful design. This isn't your standard floor plan; the owners have transformed this home into a masterpiece of convenience and comfort. The open-concept layout is anchored by a stunning gray and white stone fireplace (never used

Layla Reese

Halo Properties, LLC.

(601) 797-2428

302 Oakville Cir, Brandon, MS 39047
/39
$670,000
- 4 Beds
- 3.5 Baths
- 3,578 Sq Ft
387 Caroline Blvd, Madison, MS 39110

Golf course and lake views come together at 387 Caroline Blvd in the Lake Caroline community in Madison. This 4 bedroom, 3.5 bath home sits along the 6th hole and looks out over the fairway, a pond, and Lake Caroline. The main living area has an open layout with a fireplace and views toward the backyard. The kitchen offers granite countertops, a large island, double ovens, KitchenAid appliances,

Missy Horst

Coldwell Banker Graham

(601) 797-2437

387 Caroline Blvd, Madison, MS 39110
/21
$270,000
- 3 Beds
- 2 Baths
- 1,914 Sq Ft
828 Snow Pine Dr, Southaven, MS 38671

CONTRACT FAILED- NO FAULT OF THE SELLER! Take a look at this one-story brick home featuring 3 spacious bedrooms and 2 full baths. It offers a large kitchen, separate dining room, and an oversized family room--plenty of space for comfortable living. Enjoy the covered back patio and fenced backyard, perfect for relaxing or entertaining. With great bones and generous square footage, this home simply

Amy Anderson

Crye-Leike Of TN Quail Hollo

(662) 584-4323

828 Snow Pine Dr, Southaven, MS 38671
/106
$849,900
- 4 Beds
- 4 Baths
36 Shady Ln, Hattiesburg, MS 39402

Lakefront living at Lake Serene with space and privacy! Set right on the lake, this large three-level home makes an immediate impression with its long driveway, welcoming front porch, and wooded surroundings. The setting feels tucked away while still being part of one of Hattiesburg's most established lake communities. Inside you will find generously sized living areas filled with natural light

Charles Dawe

Keller Williams

(601) 773-2409

36 Shady Ln, Hattiesburg, MS 39402
/27
$339,500
- 3 Beds
- 2.5 Baths
- 2,271 Sq Ft
11 Twin Lakes Rd, Petal, MS 39465

Welcome home to this stunning and spacious 3-bedroom, 2.5-bath brick beauty designed for comfortable everyday living and effortless entertaining. From the moment you step into the inviting foyer, you'll notice the high ceilings, elegant lighting, and gorgeous premium flooring that flows throughout the home. The thoughtfully designed floor plan offers a designated dining room and a grand,

Marianne Papapostolou

Century 21 Alliance

(601) 448-0034

11 Twin Lakes Rd, Petal, MS 39465
/24
$3,200,000
- 5 Beds
- 3 Baths
- 2,968 Sq Ft
627 Cole Rd, Hattiesburg, MS 39402

24.4+/- Prime Acres Poised for Development in the Oak Grove/ Longleaf Elementary School District of Lamar County, Located on Cole Road Between W. 4th Street & Hwy 98 - This Property Offers a Variety of Uses & Clear Potential! Upon entering, you're greeted by decades of lovingly planted mature pecan trees through levels fields complimented by hardwood trees & a variety of mature ornamental

Charles Dawe

Keller Williams

(601) 803-8778

627 Cole Rd, Hattiesburg, MS 39402
/33
$299,900
- 3 Beds
- 2.5 Baths
- 2,340 Sq Ft
4348 Brook Dr, Jackson, MS 39206

Come see this recently renovated Colonial 3 bedroom, 2.5 bath on one of the best streets in town! The home has a large den with fireplace, recently renovated kitchen with quartz countertops and stainless appliances, master suite on the main floor with new fantastic bathroom. There is a second room on the main floor that would likely be used for a nursery or office with access to the brand new

Walt Wofford

Neighbor House, LLC

(601) 821-1374

4348 Brook Dr, Jackson, MS 39206
/42
$145,000
- 2 Beds
- 2 Baths
- 1,352 Sq Ft
1377 Mississippi 334, Oxford, MS 38655

Charming farmhouse featuring 2 bedrooms and 2 bathrooms, brimming with character and timeless appeal. This inviting home showcases beautiful hardwood floors that add warmth and elegance throughout, while the cozy layout creates a welcoming, lived-in feel. Step out onto the classic front porch—perfect for morning coffee or relaxing evenings—and take in the peaceful surroundings. The fenced-in yard

John Rucker

Crye-Leike Oxford Real Estate

(662) 581-4232

1377 Mississippi 334, Oxford, MS 38655
/23
$439,900
- 4 Beds
- 2.5 Baths
- 3,480 Sq Ft
40 Brody Ln, Petal, MS 39465

Five acres, a pool, and space for everything you've ever wanted-this Petal property delivers big from the moment you arrive! Located just outside the city limits of Petal and located in one of the highest ranking school district in the state of Mississippi, this home offers privacy and room to spread out. The driveway leads to a classic brick exterior with welcoming curb appeal and a two car

Charles Dawe

Keller Williams

(601) 565-6578

40 Brody Ln, Petal, MS 39465
/16
$149,900
- 4 Beds
- 2 Baths
- 1,485 Sq Ft
11520 Klein Rd, Gulfport, MS 39503

Move right in to this spacious home featuring 4 bedrooms, 2 full baths, a bright living room, and a separate family room perfect for entertaining or relaxing. Recently updated with modern finishes, this home offers comfort, style, and convenience all in one. Available immediately Great location - close to shopping, dining, schools, and easy access to major routes.

Aleshia Toles

STAR Realty, LLC.

(228) 252-3689

11520 Klein Rd, Gulfport, MS 39503
/46
$250,000
- 4 Beds
- 2 Baths
- 2,637 Sq Ft
864 Kirkland Rd, Vicksburg, MS 39180

BIG REDUCTION! MOTIVATED SELLER! A long private driveway down to this beautiful cypress home. Enjoy the breath taking views of nature. Sitting on 1.4 acres, this 4 bedroom 2.5 bath house sits nestled in private surroundings with a large wooden deck overlooking the property. New paint and wood flooring with brick pavers in the kitchen. Spacious counter tops for large gatherings. Kitchen opens up

Katherine Crawford

Coldwell Banker All Stars

(601) 840-8460

864 Kirkland Rd, Vicksburg, MS 39180
/34
$525,000
- 3 Beds
- 2 Baths
- 1,600 Sq Ft
4719 Finley St, Gulfport, MS 39501

Coastal style done right, just steps from the beach! This elevated, beautifully finished home offers classic coastal architecture with wide front and back porches, covered parking and hangout area underneath, and carefully selected finishes throughout. The home is being sold FULLY FURNISHED, making this an amazing turn-key opportunity! Inside you will find an open living space highlighted by

Charles Dawe

Keller Williams

(228) 203-8632

4719 Finley St, Gulfport, MS 39501
/29
$299,900 New Construction
- 4 Beds
- 2 Baths
- 1,830 Sq Ft
213 Dolly Ln, Magee, MS 39111

NEW BUILDER OFFER!!! The builder is offering $10,000 to use towards closing costs, pre-paids, interest rate buydowns, fencing, blinds or a refrigerator! This beautifully designed home features 4 bedrooms and 2 bathrooms, all within a spacious open floor plan. The kitchen boasts a gas range and a large island, perfect for cooking and entertaining. Adjacent to the kitchen, you'll find a generous

Hartley Havard

Havard Real Estate Group

(601) 589-9655

213 Dolly Ln, Magee, MS 39111
/30
$384,900 New Construction
- 3 Beds
- 2 Baths
- 2,150 Sq Ft
854 Coahoma Ct, Hernando, MS 38651

New Construction - A Sky Lake Buyer Favorite! This stunning home features a thoughtfully designed floor plan, starting with a carriage-load garage that provides a larger driveway, more parking space, and an expanded garage. Step inside to a welcoming foyer that flows effortlessly into the spacious living room on one side and the beautifully designed kitchen on the other. The kitchen features

Dalton Graham

Sky Lake Realty LLC

(662) 442-6088

854 Coahoma Ct, Hernando, MS 38651
/105
$1,100,000 New Construction
- 4 Beds
- 4.5 Baths
- 3,255 Sq Ft
611 Osprey Cove, Brandon, MS 39047

Waterfront Reservoir New Construction! Designed for those who appreciate the beauty of the Reservoir and refined elegance, this stunning home offers 4 bedrooms, 4 full baths, and 1 half bath. Step through the front doors into a welcoming foyer with access to both the staircase and elevator, leading to the second level which is the main living area. Here, breathtaking views greet you from every

Leslie Ratcliff

Ratcliff Realty Group LLC

(601) 756-3408

611 Osprey Cove, Brandon, MS 39047
/34
$379,900 New Construction
- 3 Beds
- 3 Baths
- 2,124 Sq Ft
660 Bolivar Dr, Hernando, MS 38651

The seller will consider offering 6% concessions towards buyer's closing costs, interest rate buydowns or price reduction. ORWhen using the preferred lender, there is also a possibility of a low rate of 4.387%. Welcome home to Delta Landing - Hernando's next premier entertainment district! Conveniently located across from the brand-new Hernando High School, this vibrant mixed-use community

Dalton Graham

Sky Lake Realty LLC

(662) 756-5753

660 Bolivar Dr, Hernando, MS 38651
/31
$319,900 New Construction
- 4 Beds
- 2 Baths
- 1,903 Sq Ft
6359 Jameson Cove, Walls, MS 38680

Seller will consider paying 3% in concessions with an acceptable offer! LAKE CORMORANT SCHOOLS! The Bamboo plan in the newest Walls subdivision, Long Branch! Beautiful carriage load home with an open floor plan! As you enter the front door you are welcomed by a large family room with cozy fireplace. Divided by a breakfast bar is the kitchen with a great view of the back yard and living area. The

Dalton Graham

Sky Lake Realty LLC

(662) 441-5598

6359 Jameson Cove, Walls, MS 38680
/24
$259,000
- 3 Beds
- 2 Baths
- 1,550 Sq Ft
257 Smith Dr, Mendenhall, MS 39114

New construction on 2.19 acres in Mendenhall with convenient access to Hwy 49. This 3 bedroom, 2 bath home features an open layout with the kitchen, dining area, and living room connected to create a comfortable and functional living space filled with natural light. The kitchen offers generous cabinet storage, ample counter space, and a spacious pantry for organization. Just off the kitchen, the

Hartley Havard

Havard Real Estate Group

(601) 568-7620

257 Smith Dr, Mendenhall, MS 39114
/31
$365,900 New Construction
- 3 Beds
- 2 Baths
- 2,044 Sq Ft
838 Quitman Ct W, Hernando, MS 38651

55+ Active Community! Seller will consider paying 3% towards buyers closing costs, discount points or price reduction with acceptable offer. Welcome to the Lula Plan, located in Delta Landing. Hernando's newest and most convenient mixed-use community! Similar to the popular Mesquite Plan, this stunning home offers 3 bedrooms, 2 bathrooms, and a versatile bonus room that can serve as a 4th bedroom

Dalton Graham

Sky Lake Realty LLC

(662) 598-8516

838 Quitman Ct W, Hernando, MS 38651
/35
$471,900 Open Sat 11AM - 5PM
- 5 Beds
- 3 Baths
- 2,746 Sq Ft
2526 Scott Meadows Ln, Hernando, MS 38632

Welcome to Scott Meadows! The Hartford BW offers an open concept floor plan with the kitchen and breakfast area overlooking the family room with gas fireplace. Walking into the home you will find luxury vinyl flooring throughout the foyer, dining room, family room, kitchen with breakfast area, primary bedroom and hallways. The quartz island is perfect for bar stools. The kitchen also contains

Dawn Sandifer

Legacy Homes Realty, LLC

(901) 569-0839

2526 Scott Meadows Ln, Hernando, MS 38632
/31
$433,900 Open Sat 11AM - 5PM
- 4 Beds
- 3 Baths
- 2,468 Sq Ft
2545 Scott Meadows Ln, Hernando, MS 38632

Seller offering $24,000 concessions toward buyer's closing costs, rate buy down, price reduction, or design center credit with approved lender. Welcome to Scott Meadows, featuring new construction in the award-winning Hernando School District. The Everleigh floor plan is situated on a generous 0.79-acre lot and offers a thoughtfully designed open-concept layout. The spacious great room with

Dawn Sandifer

Legacy Homes Realty, LLC

(901) 569-0839

2545 Scott Meadows Ln, Hernando, MS 38632
/35
$379,900 Open Sat 11AM - 6PM
- 4 Beds
- 2 Baths
- 2,200 Sq Ft
2111 Scott Meadows Ln, Hernando, MS 38632

*MODEL HOME* Model Home Hours: Monday - Friday 11:00-6:00, Saturday 11:00-6:00, Sunday 1:00-6:00, Welcome to Scott Meadows! Our charming Monroe B floor plan features 3BR/2BA plus a bonus room with closet that could be used a a 4th bedroom. You'll be welcomed by a spacious covered front porch AND relax under your covered back porch. The Monroe B offers an open-concept floor plan with the kitchen

Dawn Sandifer

Legacy Homes Realty, LLC

(901) 569-0839

2111 Scott Meadows Ln, Hernando, MS 38632
/14
$777,000 New Construction
- 5 Beds
- 3.5 Baths
- 3,747 Sq Ft
324 Oakworth Dr, Hernando, MS 38632

Welcome to this stunningly beautiful 5 bedroom, 3.5 bath home in the sought after East Lake subdivision in Hernando, Mississippi. With 3,747 square feet of thoughtfully designed living space, this home offers the perfect blend of luxury, comfort, and functionality. From the moment you walk in, you'll notice the craftsmanship and attention to detail throughout. Here are just some of Features

Bill Murdock

Crye-Leike Hernando

(662) 863-5503

324 Oakworth Dr, Hernando, MS 38632
/2
$236,975 New Construction
- 3 Beds
- 2 Baths
- 1,560 Sq Ft
2100 Barracuda Dr, Gautier, MS 39553

New construction, 3br 2 ba, Stainless Appliances, Granite countertops in kitchen and baths. Open floor plan. Builders warranty. Agent/ Owned Home qualifies for USDA 100% Financing

Tommy Reynolds

Weichert Rltrs-Gulf Properties

(228) 567-5125

2100 Barracuda Dr, Gautier, MS 39553
/26
$289,900 New Construction
- 4 Beds
- 2 Baths
14 Harvard Oak, Hattiesburg, MS 39402

Stunning New Construction Home on a Spacious Lot! Welcome to this beautifully crafted 4-bedroom, 2-bathroom home where modern design meets everyday comfort. Step inside to find luxury vinyl plank flooring throughout, offering both durability and style. The vaulted ceilings in the kitchen create an open and airy feel, perfectly complementing the custom cabinets, sleek quartz countertops, and

Jeff Palmer

Century 21 Alliance

(601) 809-8527

14 Harvard Oak, Hattiesburg, MS 39402
/14
$449,000 New Construction
- 5 Beds
- 3 Baths
- 2,623 Sq Ft
672 Centerline Roper Loop, Byhalia, MS 38611

Step into comfort and versatility at 672 Centerline Roper Loop! This beautifully designed home showcases the Poplar A floor plan with 5 bedrooms, 3 full baths, and 2,623 square feet of thoughtfully arranged living space. Nestled in a beautiful rural neighborhood, this charming home welcomes you with a large foyer. To the right, a formal dining room invites you to gather for meals and special

Danielle Cook

Coldwell Banker Collins-Maury Southaven

(662) 807-6005

672 Centerline Roper Loop, Byhalia, MS 38611
/38
$369,000 Open Sun 3PM - 5PM
- 3 Beds
- 2 Baths
- 1,870 Sq Ft
523 Portner Way, Canton, MS 39046

New Quality Construction! Madison school district! Come preview this gorgeous 3-bedroom, 2- bath, split plan with a dedicated office with window and French doors. Plus, a walk-in pantry. Home features designer colors and lighting. A gas log fireplace and a bay of windows across the back looking over a large, covered patio with TV connections. Perfect for entertaining! Beautiful kitchen with

Julie McNeely

Julie McNeely Properties

(601) 837-8691

523 Portner Way, Canton, MS 39046
/26
$326,900 New Construction
- 3 Beds
- 2 Baths
- 1,813 Sq Ft
526 Bolivar Dr, Hernando, MS 38651

Seller will consider paying 3% in concessions towards the buyer's closing expenses with an acceptable offer. Welcome to more than just a home—welcome to a new way of life at Delta Landing, brought to you by Sky Lake Construction. The LeFlore Subdivision offers traditional homes with plenty of space for creating lasting memories. But this is more than a house; it's a vibrant community. Located

Dalton Graham

Sky Lake Realty LLC

(662) 442-9128

526 Bolivar Dr, Hernando, MS 38651
/42
$509,000 New Construction
- 4 Beds
- 3 Baths
- 2,999 Sq Ft
4276 Brooke Dr, Nesbit, MS 38651

Experience the charm of spacious living in this beautiful new home. Nestled on a generous lot in the highly acclaimed Lewisburg School District, this property boasts no city taxes, enhancing its appeal. This stunning residence features 4 spacious bedrooms, an oversized bonus room, and 3 full bathrooms, providing ample room for family and guests. The downstairs area showcases a beautifully

Bill Murdock

Crye-Leike Hernando

(662) 445-4276

4276 Brooke Dr, Nesbit, MS 38651
/37
$490,000 Open Sat 1PM - 6PM
- 5 Beds
- 3 Baths
- 2,555 Sq Ft
5290 Douglas Dr, Olive Branch, MS 38654

SOUTHBRANCH MODEL HOME IS OPEN! Model is open Sunday 2-5pm & Mon. Thurs. Fri. Sat. 1pm-6 pm. The Cypress C Plan by Meridian Premier Homes on a Beautiful Lot. This elegant 5 bedroom/ 3 baths is meant for entertaining. Impressive entrance gives way to Formal Dining Room, Great Room which leads to the open Kitchen and breakfast Room. The Primary Bedroom and the 2 nd bedroom are downstairs. Upstirs

Jennie Holliday

Coldwell Banker Collins-Maury Southaven

(662) 850-8137

5290 Douglas Dr, Olive Branch, MS 38654
/32
$365,900 New Construction
- 3 Beds
- 2 Baths
- 1,261 Sq Ft
5235 Clermont Blvd, Bay St. Louis, MS 39520

New Construction Home for Sale in Historic Clermont Harbor - Bay St. Louis, MS Welcome to your brand-new coastal getaway in the heart of *Historic Clermont Harbor*! This beautifully built **3-bedroom, 2-bath home** offers a perfect blend of style, comfort, and location. ✨ **Property Features**: * 3 spacious bedrooms* 2 full bathrooms* Stunning **granite countertops*** Durable

Margie Mayfield

Ashman-Mollere Realty, Inc.

(866) 983-7197

5235 Clermont Blvd, Bay St. Louis, MS 39520
/26
$306,900 New Construction
- 3 Beds
- 2 Baths
- 1,812 Sq Ft
6390 Jameson Cove, Walls, MS 38680

Looking for a single-story 1800+ sqft home that has your above average size rooms?! Well then look no further here is your next home! This brand-new Driftwood plan features 3 bedroom and 2 full bathrooms all on one level! When you pull up you will notice the carriage load garage allowing for a wider driveway and easier parking! It also has a cute front patio perfect for front porch sitting! Enter

Dalton Graham

Sky Lake Realty LLC

(662) 602-2164

6390 Jameson Cove, Walls, MS 38680
/28
$346,900 New Construction
- 3 Beds
- 2.5 Baths
- 1,933 Sq Ft
502 Bolivar Dr, Hernando, MS 38651

Welcome to the Sumner Plan, located in Delta Landings newest and most convenient mixed-use community! This stunning home features three bedrooms, two-and-a-half baths, and an abundance of natural light throughout. With both a charming front porch and a relaxing back porch, you'll have plenty of space to enjoy the outdoors. Designed with modern living in mind and situated in a prime location, this

Dalton Graham

Sky Lake Realty LLC

(662) 727-8863

502 Bolivar Dr, Hernando, MS 38651
/45
$545,000 New Construction
- 4 Beds
- 3 Baths
- 2,960 Sq Ft
1755 Bakersfield Way, Nesbit, MS 38651

Builder is finishing bonus room. New sqft is 2960. Welcome to this brand new construction home where standard finishes are other builders upgrades! This floor plan offers 2 br's down and 2 br's up, 3 full baths, dining room, open floor plan with kitchen island, breakfast area , Quartz countertops, gas range, double oven, and stainless steel appliances. This plan also includes a command center,

Bill Murdock

Crye-Leike Hernando

(662) 723-4625

1755 Bakersfield Way, Nesbit, MS 38651
/35
$607,900 New Construction
- 5 Beds
- 3.5 Baths
- 3,118 Sq Ft
343 Camp Crossing, Hernando, MS 38632

This newly built home offers beautiful views of a neighborhood lake with a fountain; all set in an upscale community. Featuring 5 bedrooms (including 2 on the main floor) and 3.5 bathrooms (2.5 downstairs), this residence is designed with impressive trim work and is ideal for hosting gatherings. The open floor plan seamlessly connects the kitchen, great room, and dining area, creating an inviting

Brian Couch

Burch Realty Group Hernando

(662) 443-4536

343 Camp Crossing, Hernando, MS 38632
/37
$365,600 New Construction
- 3 Beds
- 2 Baths
- 1,875 Sq Ft
443 Baleigh Way, Canton, MS 39046

🏡 443 Baleigh Way - New Construction in Germantown Schools Welcome to 443 Baleigh Way, a beautifully crafted new construction home located just off Yandell Road in the award-winning Germantown school district. Offering approximately 1,875 square feet of heated and cooled living space, this thoughtfully designed home features 3 bedrooms, 2 baths, plus a private office—perfect for today's

Steve Houck

Real Estate Partners

(601) 768-8667

443 Baleigh Way, Canton, MS 39046
/40
$355,900 New Construction
- 4 Beds
- 2 Baths
- 1,986 Sq Ft
828 Quitman Ct W, Hernando, MS 38651

Seller will consider offering 3% concessions towards buyers closing expenses with an acceptable offer!! Welcome to Delta Landing's 55+ active community! We invite you to be among the first to experience Hernando's premier mixed-use community, ideally situated directly across from the new Hernando High School, which is set to open in Fall 2025. This vibrant community seamlessly blends traditional

Dalton Graham

Sky Lake Realty LLC

(662) 733-7754

828 Quitman Ct W, Hernando, MS 38651
/29
$341,900 New Construction
- 4 Beds
- 3 Baths
- 1,954 Sq Ft
13981 Wesley Banks Blvd, Olive Branch, MS 38654

NEW CONSTRUCTION Looking for that ''walk-thru'' shower? This Mesquite plan has it. The primary BR and Bath (with walk-thru shower) are located at the front of the home. Continuing on from the entryway, you find your laundry room and a large closet. This will lead to your spacious open kitchen/dining/living area. An island separates the kitchen/dining area. The 2nd and 3rd Br and bath are located

Dalton Graham

Sky Lake Realty LLC

(662) 733-6724

13981 Wesley Banks Blvd, Olive Branch, MS 38654

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Mississippi Homes for Sale with a Patio

Real Estate & Homes for Sale in Mississippi