![[DEMO] Road frontage at the entrance](../demo/listings/0-yandell-rd-madison-ms-39110-1-800.png)
5 photosCommercial land
Commercial land and development sites
A development site is worth what you can build on it, when you can start, and what it costs to get utilities to it. Those three answers are rarely in the listing.
On the market now
Commercial land listings in the Bedford MLS mirror
Live from the Mississippi MLS. Commercial records here are thin by nature — the national marketplaces below carry the rest.
- 5 photos
![[DEMO] Road frontage at the entrance](../demo/listings/0-fisher-ferry-rd-vicksburg-ms-39180-1-800.png)
6 photos$392,000
0 Fisher Ferry Rd
Vicksburg, MS 39180
112.0 acres
86 days on marketMinimal flood riskMLS MSD-260126![[DEMO] Road frontage at the entrance](../demo/listings/0-springridge-rd-raymond-ms-39154-1-800.png)
6 photos$265,000
0 Springridge Rd
Raymond, MS 39154
48.3 acres
103 days on marketMinimal flood riskMLS MSD-260125
Zoning is a starting position, not a constraint you must accept
Every jurisdiction in the metro has a rezoning and conditional-use process. Madison and Ridgeland apply design standards that materially affect building cost; Jackson and Rankin County jurisdictions each read differently. Budget three to six months for a rezoning and put it in the contract as a contingency with a defined end date.
Talk to the planning director before you go under contract. A twenty-minute conversation reorders most site searches.
Utilities, detention and the cost of the invisible work
Sewer availability is the usual deal-killer. Confirm the nearest gravity main, its depth and its capacity, and get a written will-serve letter. A lift station changes both the capital cost and the operating cost forever.
Stormwater detention consumes real acreage. On a small pad site, detention plus setbacks plus parking can eat 40% of the parcel before you draw the building.
Access, wetlands and the survey you should not skip
Curb-cut permission on a state route is MDOT’s decision, not the seller’s. A parcel with 300 feet of highway frontage and no approved access point is an interior parcel.
Order an ALTA survey and a wetlands determination. In Mississippi, jurisdictional wetlands on a corner of a tract can be the difference between a buildable site and a very expensive field.
Diligence
Site diligence
Bedford works this list on every commercial land transaction. Ask any broker for their version — if there is not one, that is your answer.
- Current zoning, allowed uses, and the rezoning or conditional-use timeline
- Written will-serve letters for water, sewer, power and gas
- Approved access point and any MDOT curb-cut requirement
- ALTA survey, title commitment and every easement of record
- Wetlands determination and FEMA flood zone
- Geotechnical report — soil conditions govern the foundation budget
- Detention requirement and the usable acreage that remains after it
- Impact fees, tap fees and any development agreement obligations
National inventory
Commercial land on LoopNet and Crexi
Built for Ridgeland below. Use the national search to switch to Madison, Jackson, Flowood, Brandon, Gulfport, Biloxi.
For sale
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FAQ
Commercial land: what people ask
How long does rezoning take in the Jackson metro?
Plan on three to six months from application to final approval in most jurisdictions, longer where a comprehensive-plan amendment is needed. Write the contingency to match, with a right to extend for a fee rather than a right to sit indefinitely.
Do I need a Phase I on raw land?
If there was ever a filling station, a dry cleaner, agricultural chemical storage or a dump on or adjacent to the parcel, yes. Lenders on commercial land increasingly require it regardless.
What about mineral rights on a commercial parcel?
Severed mineral estates are common across Mississippi, including in developed areas. The mineral owner’s right of surface access can be a genuine problem for a development site. Have the title work run the mineral chain — see our land page for the full explanation.
Next step
Start with the requirement
Tell us what the business has to do and by when. We will work backwards to the building, search the MLS and the national marketplaces together, and represent you on whichever one wins.