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Mississippi tax sales: the season preview

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).

What's actually for sale

Mississippi sells tax lien certificates. 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.

The rate that decides your return

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

The clock you're investing against

Sale schedule: 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

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

Where the sales happen

GovEase (dominant online platform for county sales), in-person in some counties. Lists post on the county's schedule, change as owners redeem, and registration typically closes before sale day — the investors who see the list first set the market.

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LienToDeed scans the published lists and texts you when new Mississippi properties post — scored, with a max bid or max rate.

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Deep dives: Mississippi laws · Mississippi investing guide · Mississippi sale calendar. Law verified 2026-10-30.