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Ms-22

Flora, MS 39071
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Acres11.80

Acres(Lot)

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 medica l 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.

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Detail Ic Property Details

Property Type : Land

Price : $3,068,000

AD Id : 91455216

MLS Id : 4163409

Lot Size : 11.80 Acres(Lot)

Tax Amount : $1,150

County : Madison

Subdivision: Proctor Woods

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Feature Features

  • Heating & Cooling

    Water front: 1

  • Lot Information

    Main Square Feet: 11.8 Acres Lot Size Acres: 11.8 Lot Size Square Feet: 514008 Lot Description: Few Trees, Open Lot, Waterfront

    Property Information

    Subdivision: Metes And Bounds Source Property Type: Land

  • Listing Price Information

    Listing Price: $3068000 Cash

  • Tax Information

    Parcel Number: 081c-08-001/01.00 Tax Year: 2025 Annual Tax: $1150 Tax Legal Desc: 141.25AC LYING S OF HWY 22 & W M RD (This if for the entire parcel, legal will be subject to survey)

  • Utility Information

    Other
  • Location Information

    Direction: 463 to Hwy 22. Left on 22. Property on left just past Livingston. WaterSource: Other
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Nearby Home Value

Address Estimate Bed Bath Sq. Ft Lot Size
Springwood Trail, Flora, MS, 39071 $250,000 -- -- -- 9.44 Acres(Lot)
Canyon Ridge, Flora, MS, 39071 $139,999 -- -- -- 5 Acres(Lot)
Mccullough Lane, Flora, MS, 39071 $297,000 -- -- -- 14.85 Acres(Lot)
Canyon Ridge, Flora, MS, 39071 $139,999 -- -- -- 5 Acres(Lot)
N Ms Hwy 49, Flora, MS, 39071 $2,874,960 -- -- -- 16.50 Acres(Lot)
Springwood Trail, Flora, MS, 39071 $220,000 -- -- -- 5.98 Acres(Lot)
Cane Creek Road, Flora, MS, 39071 $275,000 -- -- -- 11.25 Acres(Lot)
001 Robinson Springs Road, Flora, MS, 39071 $75,000 -- -- -- 9.32 Acres(Lot)
0000002 Hwy 49, Flora, MS, 39071 $392,040 -- -- -- 1 Acre(Lot)
00022 Hwy 22, Flora, MS, 39071 $3,841,500 -- -- -- 197 Acres(Lot)

Information is deemed to be reliable but not guaranteed. Copyright © 2026 MLS United, LLC.

ByOwner last updated this listing 09/29/2026 @ 12:36

MLS: 4163409 LISTED BY: Robin Torrence, Haley Properties LLC 601-559-5354 SOURCE: MLS United LLC

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