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State guides / Mississippi

Mississippi property data

Mississippi is a little different. Some counties are split into two judicial districts, each with its own courthouse and land records, so check which district a parcel is in. Here's what's public, what's hard to get, and what Deedplat puts on one map.

  • 82Counties
  • Not publicSale prices
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What you can get in Mississippi

Mississippi makes most property records public, but it doesn't require sale prices to be recorded. The catch is that every county keeps them differently.

Public everywhere

Every county has these, and Deedplat loads them all.

  • Owners and mailing addressesFrom the county Tax Assessor
  • Deeds and mortgagesChancery Clerk in each county
  • Assessed valuesReal property must be reappraised at least once every four years.
  • Tax lien salesRun county by county
  • Foreclosure filings and salesNotices of sale are recorded or posted
  • Lot linesCounty parcel maps

Depends on the town

Cities keep building permits, code violations and their own tax sale records, and the Mississippi Public Records Act covers them.

  • Code violations and condemnations
  • Building permits
  • Rental registration and inspections
  • Zoning maps and ordinances
  • Water and sewer liens

Not public

What no office will hand over, so you know where the line is.

  • Sale pricesMississippi is a non-disclosure state; sale prices do not have to be reported, so they are not reliably public.
  • Owner phone numbers and emails
  • Rents and leases
  • Active listingsThose live in the MLS
  • Mortgage balancesThe original loan amount is recorded; what's left is not

How property changes hands here

Distressed property reaches the market through a few channels, and they differ by county.

Tax lien certificates

Each county or city holds a yearly public auction of delinquent taxes, and the winning bidder pays the taxes and gets a tax sale certificate that works as a lien. The owner has two years to redeem by paying the taxes plus a 5% penalty, costs and interest of 1.5% a month. If the owner does not redeem, the Chancery Clerk issues a tax deed to the buyer, and property with no bidder goes to the state, which the Secretary of State later sells.

Foreclosure mostly skips the courts

Most foreclosures are trustee sales under a deed of trust, held without a court case after notice is published for three weeks and posted at the courthouse. There is no right to redeem after the sale.

Land banks

Mississippi has no general land bank law; bills to allow them have been filed but have not passed.

Transfer tax

No state transfer tax.

Worth knowing

Sale prices are not public in Mississippi, so comps usually come from MLS data, appraisers or local brokers rather than county records.

Worth knowing

Tax lien buyers earn 1.5% a month (18% a year) plus a 5% penalty if the owner redeems within two years, and can get a tax deed if the owner does not.

Every county in Mississippi

Choose any county to get started.

Questions

Are property sale prices public in Mississippi?

No. Mississippi is a non-disclosure state. Buyers do not have to report the price, so county records usually do not show what a property sold for.

How do tax sales work in Mississippi?

Counties and cities auction delinquent taxes once a year. The buyer gets a tax sale certificate, and the owner has two years to pay it back with a 5% penalty and 1.5% a month interest. If they do not, the buyer can get a tax deed from the Chancery Clerk.

Where are deeds and mortgages recorded in Mississippi?

With the Chancery Clerk in the county where the property sits. Counties with two judicial districts keep land records in each district.

How often are Mississippi properties reassessed?

At least once every four years. The county Tax Assessor sets values, with oversight from the Department of Revenue.

Is foreclosure judicial in Mississippi?

Usually not. Most lenders use a trustee sale under a deed of trust, held at the courthouse after three weeks of published notice. There is no right to buy the property back after the sale.

Can I get records Deedplat doesn't have?

Yes. The Mississippi Public Records Act of 1983 lets anyone request records from counties, cities and state agencies, like permits, code violations and tax sale lists. We file those requests for you, clean up the results and add them to your map.

Sources for this guide

Laws and fees change. We checked these sources in October 2026; confirm with the county before you act.

Every parcel, on one map

Deedplat is in beta. Pick any Mississippi county to get started.

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