Vanaman v. American Pride Properties, LLC
2018Held that notice statutes must be strictly construed in favor of the landowner; any deviation renders the sale void.
MS
Mississippi
Tax Deed
Mississippi conducts annual tax lien auctions on the first Monday of April or last Monday of August. Investors bid a premium above the delinquent tax amount to acquire a lien. If the property is not redeemed within two years, the investor may apply for a tax deed, typically requiring a subsequent judicial confirmation action.
| Upcoming auctions | 0 |
| Counties covered | 82 |
| Scored properties | 0 |
| Last updated | Apr 15, 2026 |
Quick facts
- Sale type
- Tax lien
- Redemption period
- 2 years
- Interest rate
- 1.5% per month
- Sale frequency
- Annual
- Minimum bid
- Taxes + costs
- Deed type
- Tax deed
- Possession
- None during redemption
Statutory framework
| Sale Type | Tax Lien |
| Redemption Period | The statutory redemption period is two years from the date of the tax sale. Minors and persons of unsound mind have the right to redeem within two years after attaining full age or being restored to sanity. |
| Penalty / Interest | Interest accrues at a rate of 1.5% per month or any fractional part thereof from the date of the sale. This interest is calculated on the face value of the lien and does not apply to any overbid amount. |
| Jurisdiction Type | County |
| Jurisdiction Count | 82 |
| Typical Sale Month | April or August |
| Assessor Portal | — |
| GIS Portal | — |
| Tax Portal | — |
Sale mechanics
Tax sales are primarily conducted online, though in-person auctions are authorized. Bidders must register, often providing a W-9 and potentially a deposit. The minimum bid is the amount of unpaid taxes, penalties, and costs. Payments are typically required via cash, cashier's check, or money order.
Post-sale obligations
The purchaser has no right of possession during the two-year redemption period. The Chancery Clerk is responsible for statutory notice to interested parties. There is no maintenance obligation for the lienholder during the redemption period.
Quiet title cost estimator
Estimate attorney and court costs for clearing title after a Mississippi tax deed purchase.
Estimated cost$4,000
Timeline6 mo.
Notable counties
Key Mississippi counties for tax deed investors.
Hinds County
High volume of parcels due to the state capital and major metro area.
DeSoto County
Significant growth area with high investor interest.
Lee County
Known for large, active tax sales.
How to bid at a Mississippi tax deed auction
Step-by-step process for participating in Mississippi tax deed sales.
- 1
Research the catalog
Review the list of delinquent properties published in local newspapers or on county websites.
- 2
Register as bidder
Complete the online registration process on the county's designated auction platform.
- 3
Submit W-9/ID
Provide required tax identification and documentation to the platform or county.
- 4
Set max bids
Use the platform's dashboard to enter maximum bids for desired parcels.
- 5
Monitor the auction
Track bidding activity in real-time during the sale window.
- 6
Pay winning bids
Remit payment for successful bids via the required method to the tax collector.
Applicable statutes
Primary statute sections governing tax deed sales in Mississippi.
Miss. Code Ann. § 27-41-59
Governs the timing and conduct of tax sales.
Miss. Code Ann. § 27-45-3
Defines redemption rights, interest rates, and costs.
Miss. Code Ann. § 27-43-3
Sets strict notice requirements for the Chancery Clerk.
Miss. Code Ann. § 11-17-1
Governs proceedings to confirm and quiet tax titles.
Notable case law
Landmark court decisions affecting Mississippi tax deed investors.
Rebuild America, Inc. v. Drew
2019Confirmed that failure to comply with notice requirements renders a tax sale void ab initio.
Frequently asked questions
Common questions from Mississippi tax deed investors.
- The owner has two years from the sale date to pay the taxes, interest, and costs to the Chancery Clerk.
- It is not strictly required to get a deed, but it is essential to clear title for insurance or future sale.
- The primary risk is improper notice by the Chancery Clerk, which can void the sale entirely.
- If notice requirements were not strictly followed, the court may declare the sale void ab initio.
- Most counties now use online platforms like GovEase, though in-person auctions are permitted.
- Yes, but you have no legal right to enter the property; inspections must be from public rights-of-way.
How does Mississippi's redemption period work?
Do I need a quiet title action?
What title risks should I know about?
What happens if the owner challenges the sale?
How are auctions conducted?
Can I inspect properties before bidding?
Title Risk Flags
Mississippi courts strictly construe notice statutes; failure to follow the exact procedure renders the sale void ab initio. Additionally, tax deeds are subject to redemption and lack possessory rights until the deed is issued and confirmed.
Data sourced from public state statutes, county recorder offices, and AuctionSift's proprietary county monitoring network. Updated weekly.