Welcome to your country setting in Madison County, MS. This 20+/- surveyed acre tract is located along the east side of Barnes Road (paved) just 9 miles east of Canton. This property offers giant timber and a small open area of pasture. An older home and barn are currently on the property and with some work would make an excellent deer camp or a retreat, or tear it down and use it as your new home/cabin site. A small pond sits in the pasture that will likely need to be stocked. The utilities are in place (Water: East Madison Water Association & Power: Entergy Mississippi, Inc.) with the power being underground from the gate. The deer should be plentiful with all the mature oaks and turkeys are known to be in the area. This secluded and aesthetically pleasing 20+/- acre tract offers a little bit of everything. If you have been looking for a getaway not far from Madison, add this one to your list. Call Michael Oswalt today!
Vacant landProperty Type
20 acresLot Size
$10,873Price/Acres
Listed by Michael Oswalt• Tom Smith Land & Homes
Contact: 6014549397
Bought with Stephanie Cummins• Front Gate Realty LLC
*Taxable value of land and structures on it ("additions") is determined regularly by local assessors and does not affect market price.
Public record
Beds
2
Baths
3
Stories
1
Lot width
—
Lot depth
—
Lot size
19.5 Acres
Year renovated
1960
Sq. Ft.
1,040
Year built
1960
Style
Single Family Residential
County
Madison County
APN
094H-27 -013/00.00
Parking Spaces
—
Basement
—
Accessible
—
HOA Dues
—
Garage
—
Features
—
Last updated by owner on Jun 15, 2026.
Property details
Exterior
Exterior Features
Other Structures: Residence
Property Information
Property Sub Type: Acreage (more than 10 acres)
Lot Information
Lot Size Square Feet: 871,200
Lot Size Acres: 20
Road Frontage Type: County Road
Waterfront YN: Yes
Waterfront Features: Pond
Financial
Tax Information
Tax Annual Amount: $686
Tax Year: 2018
Parcel Number: 094H-27 -013/00.00
Utilities
Utility Information
Sewer: Septic Tank
Water Source: Public
Utilities: Electricity Available, Water Available
Location
Location Information
Directions: Travel Highway 16 East for 5 miles. Turn right on Ratliff Ferry Rd. and travel 3.3 miles. Turn right on Barnes Road and travel .8 miles and then turn left. The entrance to the property will be on your left
UnparsedAddress: 1803 Barnes Road, Canton, MS 39046
Public facts
Beds: 2
Baths: 3.0
Sq. Ft.: 1,040
Stories: 1.0
Lot Size: 19.5 acres
Style: Single Family Residential
Year Built: 1960
Year Renovated: 1960
County: Madison County
APN: 094H-27 -013/00.00
Home facts updated by county records on Jun 15, 2026
Around this home
Schools
Luther Branson School
Public PreK-5 • Assigned • 6.0mi
9/10
Shirley D. Simmons Middle School
Public 6-8 • Assigned • 8.6mi
5/10
Velma Jackson High School
Public 9-12 • Assigned • 12.4mi
6/10
Provided by GreatSchools
Lifestyle
Provided by Walk Score and Local Logic
Climate risks
1/10 Flood Factor
Minimal risk of a flood reaching the building in the next 30 years
4/10 Fire Factor
2% chance of being in a wildfire in next 30 years
6/10 Heat Factor
7 days above 108° expected this year, 20 days in 30 years
6/10 Wind Factor
67% chance of strong winds in next 30 years
1/10 Air Factor
0 unhealthy days expected this year, 0 days in 30 years
Provided by First Street
Historical weather
Canton, MS • 39046
Average low and high temperatures (°F)
54
34
65
43
75
52
80
59
82
64
88
72
92
73
92
70
87
66
81
55
71
50
61
41
Jan
Feb
Mar
Apr
May
Jun
Jul
Aug
Sep
Oct
Nov
Dec
Sun exposure
In this area, properties receive around 9.7 hours in
June and 4.8 hours in December, which is comparable to the
U.S. average for solar exposure.
9.7 hrs
4.8 hrs
JuneDecember
Provided by Shadowmap
Estimated sale price
$207,000 – $251,000
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