16 Highway 16

Canton, MS 39046

$143,980
Price
805,860 / 18.5
Lot Size / Acres
Hwy 16 & Pat Luckett Rd
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Description

This 18.5+/- acre lot in Canton, MS, offers a unique opportunity for investors or those seeking to establish a residence or business in a growing area. Positioned at the prime intersection of Highway 16 and Pat Luckett Rd, just east of Canton, this property combines convenience with significant potential for both commercial and residential uses. Located in a highly desirable part of Madison County, this land provides excellent access to nearby amenities and attractions, ensuring ease of travel and...This 18.5+/- acre lot in Canton, MS, offers a unique opportunity for investors or those seeking to establish a residence or business in a growing area. Positioned at the prime intersection of Highway 16 and Pat Luckett Rd, just east of Canton, this property combines convenience with significant potential for both commercial and residential uses. Located in a highly desirable part of Madison County, this land provides excellent access to nearby amenities and attractions, ensuring ease of travel and visibility. It's ideal for those looking to develop residential housing, a family estate, or even a business venture. Properties in this sought-after area don't stay available for long. Schedule a tour today to explore the possibilities for this Madison County gem! Don't miss out - contact Dale or David to see it for yourself!
  1. Listed by Nathaniel D Wilds • Brokerage DRE #19544 • Tom Smith Land & Homes
    P: (662)-715-7109 C: (662)-715-7109 dale@tomsmithland.com
  2. Listed by David Belden • Brokerage DRE #19544 • Tom Smith Land & Homes
    P: (601)-415-3884 C: (601)-415-3884 DBelden@TomSmithLand.com
LISTING UPDATED: 11/13/2025 05:10 PM

Property Details for 16 Highway 16

StatusActive
MLS #4096849
Days on Market440
Taxes$59 / year
HOA Fees-
Condo/Co-op Fees-
Compass TypeLand
MLS TypeLand / Acreage (more than 10 acres)
Year Built-
Lot Size18.50 AC
CountyMadison County

Location

Listing Courtesy of Tom Smith Land & Homes
Add your commute

Building Information for 16 Highway 16

Lot Size18.50 AC

Payment Calculator

$707 per month

30 year fixed, 6.15% Interest

Principal and Interest

$702

Property Taxes

$5

HOA Dues

$0

The Payment Calculator is for illustrative purposes only.

Property Information for 16 Highway 16

Summary
Location and General Information
  • Directions: Directions from Canton, MS: From Highway 43 and Highway 16 intersection, travel northeast on Highway 16 towards Carthage for 11 miles. The property will be on the right at the Pat Luckett Road intersection.
  • Subdivision Name: Metes And Bounds
  • Latitude: 32.66
  • Longitude: -89.84
Taxes and HOA
  • Association Fee: $0
  • Tax Legal Description: 18.5A TRACT FRONT 204.51 FT ON S/S OLD HWY 16 & 114.86 FT ON S/S NEW HWY 16 IN E1/2 NE1/4 -OR PARCEL 5-
  • Tax Year: 2023
  • Tax Annual Amount: $59.00
  • Tax and Financial Information:Tax Annual Amount: $59.00
  • Tax and Financial Information:Tax Year: 2,023.00
  • Tax and Financial Information:Homestead Y/N: No
  • Tax and Financial Information:Additional Exemptions Y/N: No
  • Tax and Financial Information:Flood Insurance Required?: Subject to Survey
  • Tax and Financial Information:Leasehold Y/N: No
  • Tax and Financial Information:Association: No
  • Tax and Financial Information:Covenants Y/N: No
  • Tax and Financial Information:Legal Description: 18.5A TRACT FRONT 204.51 FT ON S/S OLD HWY 16 & 114.86 FT ON S/S NEW HWY 16 IN E1/2 NE1/4 -OR PARCEL 5-
Property
Lot Information
  • Lot Size Acres: 18.5
  • Lot Features: Many Trees
  • Lot Size Area: 18.5
  • Lot Size Units: Acres
  • Lot Size Square Feet: 805860.0
  • Land Details:Acres Wooded: 18
  • Land Details:Frontage Feet: 319
  • Land Details:Road Frontage: 319
  • Waterfront Features:Waterfront: No
Property and Assessments
  • Floor Plans Count: 0
  • Property Type: Land
  • Property Sub Type: Acreage (more than 10 acres)
  • Current Use: Investment, Tree Farm, Vacant
  • Possible Use: Commercial, Development, Investment, Residential, Timber, Vacant, Other
  • Road Frontage Type: County Road, Highway
  • Road Surface Type: Asphalt
  • General Property Information:Property Sub Type: Acreage (more than 10 acres)
  • General Property Information:Approx Lot Size Acres: 18.50
  • General Property Information:Expandable Area: No
  • General Property Information:Divisible: No
Utilities
  • Utilities: Electricity Available, Water Available
Interior and Exterior Features
Exterior Features
  • Workshop Features:Workshop Features Workshop: No
  • Horse Amenities:Horse Amenities: No
Interior Features
  • Sewer: Unknown
  • Water Source: Community
  • Bathrooms Total Integer: 0
  • Bathrooms Total Decimal: .00
  • Bathrooms Total Notational: .00

Property History for 16 Highway 16

DateEvent & SourcePriceAppreciation
Nov 13, 2025

Price Change

GCAOR MLS #4096849

$143,980—
Mar 10, 2025

Price Change

GCAOR MLS #4096849

$147,980—
Nov 15, 2024

Listed (Active)

GCAOR MLS #4096849

$161,500—
Aug 1, 2024

Temporarily Off Market

GCAOR MLS #4053926

$645,000—
Jul 23, 2023

Listed (Active)

GCAOR MLS #4053926

$645,000—
Jul 1, 2022

Temporarily Off Market

GCAOR MLS #4005976

$60,000—
Jan 5, 2022

Listed (Active)

GCAOR MLS #4005976

$50,000—
Dec 22, 2021

Sold

GCAOR MLS #1319669

—
Aug 17, 2021

Contract Signed

GCAOR MLS #1319669

—
Aug 6, 2021

Listed (Active)

GCAOR MLS #1319669

$315,850—
DateEvent & SourcePrice
11/13/2025

Price Change

GCAOR MLS #4096849

$143,980
03/10/2025

Price Change

GCAOR MLS #4096849

$147,980
11/15/2024

Listed (Active)

GCAOR MLS #4096849

$161,500
08/01/2024

Temporarily Off Market

GCAOR MLS #4053926

$645,000
07/23/2023

Listed (Active)

GCAOR MLS #4053926

$645,000
07/01/2022

Temporarily Off Market

GCAOR MLS #4005976

$60,000
01/05/2022

Listed (Active)

GCAOR MLS #4005976

$50,000
12/22/2021

Sold

GCAOR MLS #1319669

—
08/17/2021

Contract Signed

GCAOR MLS #1319669

—
08/06/2021

Listed (Active)

GCAOR MLS #1319669

$315,850

For completeness, Compass often displays two records for one sale: the MLS record and the public record.

Schools near 16 Highway 16

This home is within Madison Co School Dist.
Rating
School
Type
Grades
Distance
Luther Branson School
Public - PK to 5
Shirley D. Simmons Middle School
Public - 6 to 8
Velma Jackson High School
Public - 9 to 12
Madison Co Voc Complex
Public - 9 to 12
Rating
School
Distance
Luther Branson School
PublicPK to 5

Shirley D. Simmons Middle School
Public6 to 8

Velma Jackson High School
Public9 to 12

Madison Co Voc Complex
Public9 to 12

School ratings and boundaries are provided by GreatSchools.org and Pitney Bowes. This information should only be used as a reference. Proximity or boundaries shown here are not a guarantee of enrollment. Please reach out to schools directly to verify all information and enrollment eligibility.

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More information about 16 Highway 16, Canton, MS 39046

16 Highway 16 is a 18.5 ac of land for sale in Canton, MS 39046. This property was listed for sale on November 15, 2024 by Tom Smith Land & Homes, it's currently listed at $143,980. It has been on the market for a total of 440 days and was last sold on December 22, 2021. This listing's school district is Madison Co School Dist. Nearby schools include Luther Branson School, Shirley D. Simmons Middle School and Velma Jackson High School. 16 Highway 16 is a 0-bed, 0-bath, 18.5 ac of land on a 805,860 sq. ft. / 18.5 acres lot.

No guarantee, warranty or representation of any kind is made regarding the completeness or accuracy of descriptions or measurements (including square footage measurements and property condition), such should be independently verified, and Compass, Inc., its subsidiaries, affiliates and their agents and associated third parties expressly disclaims any liability in connection therewith. Photos may be virtually staged or digitally enhanced and may not reflect actual property conditions. Offers of compensation are subject to change at the discretion of the seller. No financial or legal advice provided. Equal Housing Opportunity.

Listing Courtesy of Tom Smith Land & Homes

The data relating to real estate listings on this website comes in part from the Internet Data Exchange (IDX) program of Multiple Listing Service of ROAM MLS, Gulf Coast Association of REALTORS, REALTOR Association of Acadiana and South West Louisiana Association of REALTORS. IDX information is 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. Listings provided by brokerages other than Compass are identified with the ROAM MLS, Gulf Coast Association of REALTORS, REALTOR Association of Acadiana and South West Louisiana Association of REALTORS Logos. All Information Is Deemed Reliable But Is Not Guaranteed Accurate. All information should be verified by the recipient and none is guaranteed as accurate by ROAM MLS, Gulf Coast, REALTOR Association of Acadiana and South West Louisiana Association of REALTORS.Listing information Copyright© 2026 MLS of ROAM, Gulf Coast, REALTOR Association of Acadiana and South West Louisiana Multiple Listing Service, Inc. All Rights Reserved.