Ms-22, Flora, MS 39071 (MLS# 4163409)

Ms-22, Flora, MS 39071

New Listing

$3,068,000

Virtual Tour

https://www.propertypanorama.com/Ms22-Flora-MS-39071/unbranded

Property Type: Land Lot Size (sq. ft.): 514,008 Status: Active

Current Price: $3,068,000 List Date: 9/24/2026 Last Modified: 9/24/2026

Overview

Description

EXCEPTIONAL DEVELOPMENT OPPORTUNITY IN THE HEART OF THE LIVINGSTON AREA! Positioned along Highway 22 in the highly desirable Livingston area of Flora, this 11.8± acre tract presents an exciting opportunity for a developer, investor, or business seeking a strategic location in one of Madison County's most distinctive and growing corridors. Additional acreage is available, offering the potential to assemble a larger tract for a more substantial development. With excellent visibility along Highway 22 and convenient connections to Flora, Madison, Canton and the greater Madison County area, this property offers an inviting canvas for a thoughtfully planned commercial or mixed-use development. Potential uses could include boutique retail, restaurants and dining concepts, professional or medical offices, neighborhood services, residential components, or an integrated mixed-use destination where people can live, work, dine and gather. The location neighbors the charm and character of the h ... (Read more) EXCEPTIONAL DEVELOPMENT OPPORTUNITY IN THE HEART OF THE LIVINGSTON AREA! Positioned along Highway 22 in the highly desirable Livingston area of Flora, this 11.8± acre tract presents an exciting opportunity for a developer, investor, or business seeking a strategic location in one of Madison County's most distinctive and growing corridors. Additional acreage is available, offering the potential to assemble a larger tract for a more substantial development. With excellent visibility along Highway 22 and convenient connections to Flora, Madison, Canton and the greater Madison County area, this property offers an inviting canvas for a thoughtfully planned commercial or mixed-use development. Potential uses could include boutique retail, restaurants and dining concepts, professional or medical offices, neighborhood services, residential components, or an integrated mixed-use destination where people can live, work, dine and gather. The location neighbors the charm and character of the historic Livingston area with the strong demographics of Madison County. The county's estimated population reached approximately 116,300 in 2025, an increase of approximately 6.6% since 2020. Highway 22 also provides an established traffic base for future development. Published Madison County transportation data reports approximately 5,400 vehicles per day (AADT) along the Highway 22 corridor between Highway 463 and Livingston-Vernon Road. A 2024 traffic engineering study commissioned by Madison County further documented substantial peak-hour traffic along Highway 22 through the Livingston area and evaluated roadway improvements at key intersections within the corridor. Surrounded by the character and appeal that have made Livingston a destination in its own right, this acreage offers the opportunity to create something special—a development that complements the area's unique sense of place while serving the needs of a growing and affluent Madison County population. The property is not currently zoned for the proposed commercial or mixed-use development and will require rezoning. All potential uses are subject to rezoning and applicable governmental approvals. Buyer should independently verify zoning, traffic counts, utilities, access, acreage, development requirements and suitability for buyer's intended use. 11.8± Acres | Additional Acreage Available | Highway 22 Frontage | Livingston Area | Flora, Mississippi A rare opportunity to secure a substantial tract along the Highway 22 corridor and bring a distinctive commercial or mixed-use vision to life in one of Madison County's most recognizable communities.

Listing Details MLS# 4163409

General Property Information

Approx Lot Size Acres: 11.8
Expandable Area: Yes
List Price/Acre: 260000
Divisible: Yes
Property Sub Type: Acreage (more than 10 acres)

Property Features

Current Use: None Possible Use: Commercial; Development Location: Rural; Small Town Lot Features: Few Trees; Open Lot Covenants And Restrictions: Deed Restrictions Sewer: Unknown Water Source: Other Listing Terms: Cash; Other Waterfront Features: Pond Utilities: Other

Address and Location Information

Street Number Assigned?: No
Street Name: Ms-22
County: Madison
State: MS
Zip Code: 39071
Nearest Cross Street: Hwy 463
Parcel Number: 081c-08-001/01.00
Subdivision: Metes And Bounds
Directions to Property: 463 to Hwy 22. Left on 22. Property on left just past Livingston.

Listing Information

Property Sub Type: Acreage (more than 10 acres)
Listing Service: Full Service

Tax and Financial Information

Tax Annual Amount: 1150
Tax Year: 2025
Homestead Y/N: No
Additional Exemptions Y/N: No
Flood Insurance Required?: Subject to Survey
Leasehold Y/N: No
Association: No
Covenants Y/N: No
Legal Description: 141.25AC LYING S OF HWY 22 & W M RD (This if for the entire parcel, legal will be subject to survey)

Waterfront Features

Waterfront: Yes
Pond: Yes

More Information

Showing Requirements

Showing: Appointment Required

Horse Amenities

Horse Amenities: No

Location

Rural: Yes
Small Town: Yes

Remarks & Miscellaneous

Public Remarks: EXCEPTIONAL DEVELOPMENT OPPORTUNITY IN THE HEART OF THE LIVINGSTON AREA! Positioned along Highway 22 in the highly desirable Livingston area of Flora, this 11.8± acre tract presents an exciting opportunity for a developer, investor, or business seeking a strategic location in one of Madison County's most distinctive and growing corridors. Additional acreage is available, offering the potential to assemble a larger tract for a more substantial development. With excellent visibility along Highway 22 and convenient connections to Flora, Madison, Canton and the greater Madison County area, this property offers an inviting canvas for a thoughtfully planned commercial or mixed-use development. Potential uses could include boutique retail, restaurants and dining concepts, professional or medical offices, neighborhood services, residential components, or an integrated mixed-use destination where people can live, work, dine and gather. The location neighbors the charm and character of the historic Livingston area with the strong demographics of Madison County. The county's estimated population reached approximately 116,300 in 2025, an increase of approximately 6.6% since 2020. Highway 22 also provides an established traffic base for future development. Published Madison County transportation data reports approximately 5,400 vehicles per day (AADT) along the Highway 22 corridor between Highway 463 and Livingston-Vernon Road. A 2024 traffic engineering study commissioned by Madison County further documented substantial peak-hour traffic along Highway 22 through the Livingston area and evaluated roadway improvements at key intersections within the corridor. Surrounded by the character and appeal that have made Livingston a destination in its own right, this acreage offers the opportunity to create something special—a development that complements the area's unique sense of place while serving the needs of a growing and affluent Madison County population. The property is not currently zoned for the proposed commercial or mixed-use development and will require rezoning. All potential uses are subject to rezoning and applicable governmental approvals. Buyer should independently verify zoning, traffic counts, utilities, access, acreage, development requirements and suitability for buyer's intended use. 11.8± Acres | Additional Acreage Available | Highway 22 Frontage | Livingston Area | Flora, Mississippi A rare opportunity to secure a substantial tract along the Highway 22 corridor and bring a distinctive commercial or mixed-use vision to life in one of Madison County's most recognizable communities.

Current Use

None: Yes

Possible Use

Commercial: Yes
Development: Yes

Lot Features

Few Trees: Yes
Open Lot: Yes

Covenants And Restrictions

Deed Restrictions: Yes

Sewer

Unknown: Yes

Water Source

Other: Yes

Listing Terms

Cash: Yes
Other: Yes

Utilities

Other: Yes

Listing Office: Haley Properties LLC

Listing Agent: Robin Torrence

Last Updated: September - 24 - 2026

Ms-22, Flora, MS 39071 (MLS# 4163409)