MS
The investor buys a lien on the property. The owner keeps title and can redeem by paying the lien plus interest or penalty.
Sale type
Tax lien
Redemption
24 mo
Interest / penalty
Flat rate · 1.5%
Sale timing
Annual
Rules in plain English
Sale type
Tax lien
The investor buys a lien on the property. The owner keeps title and can redeem by paying the lien plus interest or penalty.
Miss. Code Ann. § 27-45-27(1)
“shall be a lien on the land in favor of the purchaser and the holder of the legal title under him, by descent or purchase”official source ↗
Redemption period
24 mo
24 months (2 years) from the sale date
Miss. Code Ann. § 27-45-3; Miss. SOS rules
“the property is not redeemed during the subsequent two year period, referred to as "the period of redemption."”official source ↗
Interest / penalty
Flat rate · 1.5%
1.5% flat per month.
Miss. Code Ann. § 27-45-3
“five percent (5%) damages on the amount of taxes for which the land was sold, and interest on all such taxes and costs at the rate of one and one-half percent (1- 1 / 2 %) per month”official source ↗
Bid method
Highest bid
The parcel or lien goes to the highest bidder at auction.
Miss. Code Ann. ch. 27; Miss. SOS Tax Forfeited Lands rules
“sold at public sale to the highest bidder for payment of taxes due and unpaid, together with all fees, penalties and damages provided by law.”official source ↗
Sale schedule
Annual
Sales are held about once a year.
Miss. Code Ann. ch. 27; Miss. SOS Tax Forfeited Lands rules
“These "tax sales" occur annually in each county, beginning on the last Monday of August, and, at the option of the tax collector (infrequently exercised), on the first Monday of April.”official source ↗
Redemption detail
- Base period
- 24 months (2 years)
- Starts from
- the sale date
- Notice days
- Not documented
- Exceptions
- Not documented
Bidder process
- 01Watch the advertised tax sale; the sale is held on the first Monday of April if the tax collector opted to hold a sale that day, and otherwise on the last Monday of August, when unpaid taxes remain (Miss. Code Ann. 27-41-59(1))
- 02The tax collector sells the land, or so much and such parts of the land of each delinquent taxpayer as will pay the taxes due plus all costs and charges, to the highest and best bidder for cash (Miss. Code Ann. 27-41-59(1))
- 03The collector first offers 160 acres or a smaller separately described subdivision; if that first parcel does not produce the amount due, he offers as an entirety all the land constituting one tract (Miss. Code Ann. 27-41-59(1))
- 04If no person bids for a tract, the tax collector strikes the land off to the state (Miss. Code Ann. 27-41-59(1))
- 05The sale continues from day to day between 8:30 a.m. and 4:30 p.m. until completed, unless the county conducts an online sale (Miss. Code Ann. 27-41-59(1))
- 06A tax collector may conduct the sale online using online bidding under an agreement with an online provider that is ratified by the county board of supervisors; the online bidding window is fixed in the agreement and stated in the advertisement (Miss. Code Ann. 27-41-59(2))
- Registration
- Not documented
- Registration mode
- Not documented
- Registration deadline
- Not documented
- Registration fee
- Not documented
- Deposit required
- Not documented
- Deposit amount
- Not documented
- Deposit percent
- Not documented
- Deposit refundable
- Not documented
- Sale format
- hybrid
- Payment deadline
- Not documented
- Payment methods
- cash
- Residency required
- Not documented
Miss. Code Ann. 27-41-59(1)
“Except as otherwise provided in Section 27-41-2, on the first Monday of April, if the tax collector has exercised his option to hold a tax sale on that day, and on the last Monday of August, as the case may be, if the taxes remain unpaid, the tax collector shall proceed to sell, for the payment of taxes then remaining due and unpaid, together with all fees, penalties and damages provided by law, the land or so much and such parts of the land of each delinquent taxpayer to the highest and best bidder for cash as will pay the amount of taxes due by him and all costs and charges.”official source ↗
Miss. Code Ann. 27-41-59(1)
“He shall first offer one hundred sixty (160) acres or a smaller separately described subdivision, if the land is less than one hundred sixty (160) acres. If the first parcel so offered does not produce the amount due, then he shall offer as an entirety all the land constituting one (1) tract.”official source ↗
Miss. Code Ann. 27-41-59(1)
“Upon offering the land of any delinquent taxpayer constituting one (1) tract, if no person will bid for it, the whole amount of taxes and all costs incident to the sale, the tax collector shall strike it off to the state.”official source ↗
Miss. Code Ann. 27-41-59(1)
“Except as otherwise provided in subsection (2) of this section, the sale shall be continued from day to day within the hours from 8:30 o'clock in the forenoon and 4:30 o'clock in the afternoon until completed.”official source ↗
Miss. Code Ann. 27-41-59(2)
“The tax collector is authorized to enter into an agreement with an online provider to conduct tax sales using online bidding and sale. Such agreement must be ratified by the county board of supervisors in order to be binding. Upon ratification of the agreement by the county board of supervisors, the tax collector may conduct the tax sale online as provided in this section.”official source ↗
Notes
Official SOS page; interest per Miss. Code 27-45-3 (no free official code host). | Prose: lien | 5% damages + 1.5%/month on taxes and costs | 2 years | public sale to highest bidder | beginning last Monday of August (first Monday of April optional)