How do I start tax sale investing in Mississippi?

Learn the system first: Mississippi sells tax lien certificates under Mississippi Code Annotated, §§ 27-41-49 to 27-41-89 (sale; § 27-41-59 timing) and § 27-45-3 (redemption), § 27-45-27 (purchaser's lien). Register with the county or its auction platform before the sale, post any required deposit, research each parcel in the property appraiser and clerk records, and set your max number before bidding.

Mississippi Tax Sale Investing Guide — Buy the tax debt, earn the rate

Investing guides / Mississippi

Mississippi tax sale investing: buy the tax debt, earn the rate

Quick answerMississippi sells tax lien certificates for unpaid property taxes. Lien buyers can earn 1.5% per month (18% per year) on the taxes and costs for which the land was sold, plus 5% damages on the amount of taxes (Miss. Code Ann. § 27-45-3); interest is NOT earned on any overbid amount. Redemption: 2 years from the date of sale (§ 27-45-3); if unredeemed and the sale matures after Chancery Clerk notice, the purchaser may apply to the Chancery Clerk for a tax deed Sales: County sales on the last Monday in August annually (municipal sales may be held the first Monday in April); sales commonly run several days until all parcels are offered Governing law: Mississippi Code Annotated, §§ 27-41-49 to 27-41-89 (sale; § 27-41-59 timing) and § 27-45-3 (redemption), § 27-45-27 (purchaser's lien).

How it works in Mississippi

In Mississippi you are not buying property at the sale — you are buying the county's tax lien certificate for the amount of taxes owed, and the owner owes you interest until they redeem.

Interest / penalty: 1.5% per month (18% per year) on the taxes and costs for which the land was sold, plus 5% damages on the amount of taxes (Miss. Code Ann. § 27-45-3); interest is NOT earned on any overbid amount

Redemption: 2 years from the date of sale (§ 27-45-3); if unredeemed and the sale matures after Chancery Clerk notice, the purchaser may apply to the Chancery Clerk for a tax deed

When sales happen: County sales on the last Monday in August annually (municipal sales may be held the first Monday in April); sales commonly run several days until all parcels are offered

Where sales run: GovEase (dominant online platform for county sales), in-person in some counties

Governing law: Mississippi Code Annotated, §§ 27-41-49 to 27-41-89 (sale; § 27-41-59 timing) and § 27-45-3 (redemption), § 27-45-27 (purchaser's lien)

The investor's edge

Your edge is rate discipline: know the statutory maximum, know what the sale historically bids down to in your target counties, and set a floor rate you will not cross before the sale starts.

Premium bidding is common but economically dangerous: redemption is calculated 'regardless of the amount of the purchaser's bid,' so overbid earns no interest and is not part of the redemption base. The tax deed does not give clear title — a suit to confirm and quiet title in Chancery Court is standard.

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Full legal reference: Mississippi tax sale laws. Verified 2026-10-30 against the sources on that page. Educational only, not investment advice.