# 2968 Hwy 22 W, Canton, MS 39046

> **TL;DR:** land, $10,536,000.
> Waterfront, View. Est. $56,349/mo. Listed 580 days.

## Property at a Glance

| Attribute | Value |
|-----------|-------|
| Price | $10,536,000 |
| Lot Size | 19,122,840 sqft (439.00 acres) |
| Property Type | Land (Other) |
| Status | Active |
| Days on Market | 580 |

## Why This Home Stands Out

- **Waterfront** - Waterfront location listed
- **Views** - Lake

## Estimated Monthly Costs

| Category | Amount |
|----------|--------|
| Principal & Interest (20% down, 30-year at 6.5%) | $53,276 |
| Estimated Insurance | $3,073 |
| **Total** | **$56,349** |

## Key Amenities

- Waterfront
- View

## Property Highlights

- 439.00 acre lot
- Waterfront

## Description

### Agent Description
Spanning 439 acres this expansive property features rolling terrain that creates natural character and long sweeping views. Large mature oak trees are scattered throughout the landscape, offering shade, habitat, and timeless beauty while still leaving wide open areas for flexible use. Located next to Charlton Place subdivision and north of the Lake Caroline community this tract will make an ideal investment project for the next large development. This unique combination of open land and nearby neighborhood amenities makes the property exceptionally suited for a master planned community with recreational uses that offer a conservation-focused design, or a blend of development and preserved natural space.

## Location

- **Address:** 2968 Hwy 22 W, Canton, MS 39046
- **County:** Madison
- **Coordinates:** 32.568127, -90.167693
- **Google Maps:** https://www.google.com/maps?q=32.568127,-90.167693

## Listing Agent

- **Name:** Denman Ferguson
- **Brokerage:** Open Season Properties, LLC
- **Broker Phone:** 601-339-1980
- **Listing URL:** [View original listing](https://www.realtor.com/realestateandhomes-detail/2968-Highway-22-W_Canton_MS_39046_M95754-64251?f=listhub&s=NYSMLS&m=11613500&c=propsimple)

## Photos

![2968 Hwy 22 W - Photo 1](http://lh.rdcpix.com/552453bc5cb3ba56395ad9dc7beb4ffbl-f3709640458r.jpg)

![2968 Hwy 22 W - Photo 2](http://lh.rdcpix.com/552453bc5cb3ba56395ad9dc7beb4ffbl-f3098519331r.jpg)

![2968 Hwy 22 W - Photo 3](http://lh.rdcpix.com/552453bc5cb3ba56395ad9dc7beb4ffbl-f2889290314r.jpg)

![2968 Hwy 22 W - Photo 4](http://lh.rdcpix.com/552453bc5cb3ba56395ad9dc7beb4ffbl-f3271996474r.jpg)

![2968 Hwy 22 W - Photo 5](http://lh.rdcpix.com/552453bc5cb3ba56395ad9dc7beb4ffbl-f620829287r.jpg)

![2968 Hwy 22 W - Photo 6](http://lh.rdcpix.com/552453bc5cb3ba56395ad9dc7beb4ffbl-f115639162r.jpg)

![2968 Hwy 22 W - Photo 7](http://lh.rdcpix.com/552453bc5cb3ba56395ad9dc7beb4ffbl-f3971784505r.jpg)

![2968 Hwy 22 W - Photo 8](http://lh.rdcpix.com/552453bc5cb3ba56395ad9dc7beb4ffbl-f1974161162r.jpg)

![2968 Hwy 22 W - Photo 9](http://lh.rdcpix.com/552453bc5cb3ba56395ad9dc7beb4ffbl-f2586754541r.jpg)

![2968 Hwy 22 W - Photo 10](http://lh.rdcpix.com/552453bc5cb3ba56395ad9dc7beb4ffbl-f1387505460r.jpg)

![2968 Hwy 22 W - Photo 11](http://lh.rdcpix.com/552453bc5cb3ba56395ad9dc7beb4ffbl-f105674263r.jpg)

![2968 Hwy 22 W - Photo 12](http://lh.rdcpix.com/552453bc5cb3ba56395ad9dc7beb4ffbl-f322429389r.jpg)

![2968 Hwy 22 W - Photo 13](http://lh.rdcpix.com/552453bc5cb3ba56395ad9dc7beb4ffbl-f2748681570r.jpg)

![2968 Hwy 22 W - Photo 14](http://lh.rdcpix.com/552453bc5cb3ba56395ad9dc7beb4ffbl-f2866899192r.jpg)

![2968 Hwy 22 W - Photo 15](http://lh.rdcpix.com/552453bc5cb3ba56395ad9dc7beb4ffbl-f3448959907r.jpg)

![2968 Hwy 22 W - Photo 16](http://lh.rdcpix.com/552453bc5cb3ba56395ad9dc7beb4ffbl-f3801985883r.jpg)

![2968 Hwy 22 W - Photo 17](http://lh.rdcpix.com/552453bc5cb3ba56395ad9dc7beb4ffbl-f3047137396r.jpg)

![2968 Hwy 22 W - Photo 18](http://lh.rdcpix.com/552453bc5cb3ba56395ad9dc7beb4ffbl-f2883959554r.jpg)

![2968 Hwy 22 W - Photo 19](http://lh.rdcpix.com/552453bc5cb3ba56395ad9dc7beb4ffbl-f2327075733r.jpg)

![2968 Hwy 22 W - Photo 20](http://lh.rdcpix.com/552453bc5cb3ba56395ad9dc7beb4ffbl-f3296324008r.jpg)

![2968 Hwy 22 W - Photo 21](http://lh.rdcpix.com/552453bc5cb3ba56395ad9dc7beb4ffbl-f2732033475r.jpg)

![2968 Hwy 22 W - Photo 22](http://lh.rdcpix.com/552453bc5cb3ba56395ad9dc7beb4ffbl-f3583218759r.jpg)

![2968 Hwy 22 W - Photo 23](http://lh.rdcpix.com/552453bc5cb3ba56395ad9dc7beb4ffbl-f2174434047r.jpg)

---

**MLS#:** 11613500 | **Updated:** 2026-10-20
**Source:** listhub

*Copyright © 2026 My State MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.*

[View on PropertySimple](https://www.propertysimple.ai/listing/2968-hwy-22-w-canton-ms-39046-00ce3f66f7c34219aa11430a3a7b108f)

---

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