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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.

Highlights

  • Land
  • 11.8 Acre Lot
  • Waterfront
  • 49 days on Market


  • Acres
    11.8
  • Lot Features
    Waterfront, Open Lot, Few Trees
  • Water Front Features
    Pond
  • Water Front
    Yes
  • Utilities
    Other
  • Water
    Other

  • County
    Madison
  • City
    Flora
  • Neighborhood
    Metes And Bounds
  • Zip Code
    39071

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Frequently Asked Questions

How do I schedule a tour of Ms-22?

We can make that happen quickly. Click Tour This Home and we'll connect you directly with our vetted local partner to schedule your visit to Ms-22.

They know lands in the area well and can give you the guidance you need to buy with confidence.

How do I get more information about Ms-22?

Click Ask a Question to talk with our team. You already know it is a N/A bed, N/A bath, listed for $3,068,000. We can talk through recent upgrades, potential seller motivation, how this land compares to others in Flora, and can even get you in to see the property quickly.

How do I get a virtual tour of Ms-22?

Yes! A virtual tour is available for Ms-22. Click here to view the full walkthrough and explore every room at your own pace. If you would like a guided virtual showing or have questions along the way, we can connect you with our local expert to walk you through it live.

How much is the monthly mortgage payment for Ms-22?

With a 20% down payment and a 30-year fixed loan at an illustrative 7.25% rate, the ez Mortgage Calculator estimates the monthly payment for Ms-22 at around $17,555. This includes estimated property taxes and insurance.

Want to see how this changes with different down payments or interest rates? Jump to the calculator to run the numbers and fine-tune your plan.

How do I get pre-approved to buy Ms-22?

Stand out in a competitive market by getting pre-approved today. Our quick and private pre-approval process helps you understand your true buying power—no credit pull required to explore all of your options.

Or, let us connect you with our preferred local lender in Madison County. They will give you all of your available financing options, based on your specific situation and what is available to you.

Can I negotiate the asking price for Ms-22?

In most cases, yes. Whether Ms-22 is priced competitively or not, your best offer depends on your personal situation, the seller's timeline, and recent activity in Flora's market. Our preferred local partner will help you craft a strategy—factoring in comparable properties that have sold, timing, and deal structure—to make a smart, strong offer. Click here to ask about negotiation opportunities.

How do I make an offer on Ms-22?

We can handle that for you. Our preferred local agent specializes in lands in Flora and can guide you through every step of the offer process.

You need an expert who is looking out for your best interests. From market valuation to contingencies and timing, they'll help you present a compelling offer that fits your goals. Click Ask a Question to get started today.

How long has this property been on the market?

Ms-22 was listed on September 23, 2026, which means it's been on the market for 49 days.

Want to keep tabs on it? Click the ♥ to favorite this home and get notified of price drops or changes.

What is the lot size of this property?

Ms-22 sits on a 11.8-acre lot, which is 514,008 square feet.

What are the property taxes for Ms-22?

The most recent public record shows annual property taxes for Ms-22 were approximately $1,150. This may change with reassessment or exemptions. Our local partner can verify current tax amounts and help you estimate future costs based on your situation.

Is Ms-22 still available for sale?

Yes, this home is still available! Click the ♥ to favorite it so you don't miss any changes—or ask our local expert to schedule a time to see it in person.

Source: ez Home Search, MLS Data

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Listing information provided exclusively for consumers' personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Information deemed reliable but not guaranteed by the MLS. The listing broker’s offer of compensation is made only to participants of the MLS where the listing is filed. Copyright 2026, MLS United. All rights reserved.

Last Updated: November 11, 2026 at 02:35PM | Source: MLS United | MLS#: 4163409