Mississippi situation guide · Updated November 2026

Wholesaling Tax Delinquent Properties in Mississippi

Wholesaling tax delinquent properties in Mississippi means finding owners who have fallen behind on county property taxes, signing a purchase contract at a fair price, and passing that contract to a cash buyer. Jackson and Hinds County have plenty of such owners. No wholesaler-specific statute was found, so license and solicitation rules matter.

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The short answer

Can you wholesale a tax delinquent property in Mississippi?

In most cases yes, when the owner still holds title and you sign a real purchase contract with them. We found no statute written just for wholesalers. Even so, broker-license rules can touch how you market and get paid, so speak with a lawyer first. Delinquent taxes are a lien on the land, so the payoff has to come out of the sale proceeds at closing.

Start with the owner, not the tax roll. A delinquent bill tells you the owner has a problem, but it does not tell you whether they want out. Pull the list from the county, then confirm who holds title with our owner search guide. Our tax delinquent list guide shows how to sort it.

Mississippi counties sell land for unpaid taxes, and the old owner can generally redeem within a set period afterward. That window is why timing matters. Before the sale, the owner can usually still sell and keep the leftover equity. Read tax lien versus tax deed to see how the two paths differ.

Tax Delinquent Properties in Mississippi at a glance

Who collects the tax	County tax collector, with the chancery clerk handling redemption
Tax sale	Land with unpaid taxes can be sold at a county tax sale (confirm dates with the county)
Redemption	Generally two years after the sale; check current rules (Miss. Code 27-45-3)
Notice to owner	The chancery clerk generally sends a redemption notice (27-43-1 et seq.)
Wholesaler law	No dedicated statute located; a 2026 bill failed
Closing	Title company or attorney pays the tax lien from proceeds

The opportunity

Why tax delinquent leads work in Mississippi

Hinds County has many owners who inherited a house, moved away or simply could not keep up. A back-tax bill of a few thousand dollars can feel crushing in a market where many houses sell cheaply. A buyer who offers to clear it at closing gets a hearing. Use the motivated seller guide to build a short list and a simple script.

Heirs with a bill

Families who inherited a house often ignore the tax notice. See our heirs’ property guide.

Out-of-town owners

Owners in Memphis, Atlanta or Houston may never see a county notice at the old address.

Owners with equity

A paid-off house with a small tax debt can sell for a fair price and still leave the owner cash.

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Lead sources

Where to find tax delinquent leads in Jackson

County tax roll. Ask the Hinds County tax collector and chancery clerk what lists they publish. Our list guide helps.
Published notices. Counties publish notices about land sales for taxes. Newspaper notices name the parcels.
Driving for dollars. Overgrown yards on west Jackson streets point to owners who stopped paying. Try the driving guide.
Skip tracing. Delinquent owners often live elsewhere. Skip tracing finds a phone number.
Direct mail. A plain letter works better than a flashy one. See direct mail for wholesalers.

Your exit

Who buys tax delinquent deals in Jackson

Local rehabbers and landlords buy most of these houses. Show them the tax payoff up front so nothing surprises them. Our cash buyer guide explains how to build that list.

Some buyers prefer a double close. Others accept an assignment. Either way, use an investor-friendly title company that will order a tax payoff letter. Read about assignment before you promise one.

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Step by step

How to start wholesaling tax delinquent properties in Mississippi

Pull the list. Get delinquent parcels from the county and filter for houses, not land.
Verify title. Check ownership and liens with a title search.
Contact the owner. Stay within Mississippi calling hours and check the state no-call database.
Price it. Run the ARV calculator, then the MAO calculator, subtracting the tax payoff.
Sign the contract. Write an offer that names the tax payoff. See writing a wholesale offer.
Market the contract. Offer it to cash buyers and say plainly that you hold the contract, not title.
Close with title. The title company pays the tax lien and sends the owner the rest.

Your checklist for wholesaling Tax Delinquent Properties in Mississippi

Confirm the sale date and redemption status with the chancery clerk.
Get a written payoff for all unpaid years.
Look for other liens and a mortgage balance.
Have a lawyer review your contract wording and ads.
Keep calls inside the legal hours.

A Mississippi example: a Jackson heir behind on taxes

Contract price	$68,000
Estimated ARV	$115,000
Repairs	$25,000
Back taxes and costs	$4,300
Assignment fee	$8,000
Seller proceeds at closing	About $63,000 before other costs

Worked example (illustrative figures only): a woman in Jackson inherited her uncle’s house in west Jackson and lived in Texas. Three years of county taxes were unpaid, and she had never visited.

You wrote to her, then called within legal hours. She agreed to $68,000 as-is. Your contract named the tax payoff and gave you time to find a buyer.

A Hinds County rehabber took the contract and paid you an $8,000 assignment fee. The title company paid the back taxes from proceeds and sent her the remaining cash.

Mississippi rules to know

Mississippi rules for tax sale and wholesaling

Unpaid property tax can lead to a county tax sale, and the former owner generally keeps a redemption right for two years under Miss. Code 27-45-3. The chancery clerk is expected to send a notice before that window closes. Amounts and notice steps can change, so check current text with the clerk.

No Mississippi wholesaler statute was found. One 2026 bill that would have written wholesaling into the broker definition died in committee, so it is not law. Selling a house you do not own, for pay, can raise broker-license questions under Miss. Code 73-35-3, and 73-35-31 lists fines and jail time. Read our license guide and ask a Mississippi attorney or the real estate commission.

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Get a second set of eyes

Tax deals fail on payoff amounts and dates. Mentorship students send us contracts and tax letters before they sign.

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FAQ

Tax Delinquent Properties in Mississippi: common questions

What is wholesaling tax delinquent properties in Mississippi?

Wholesaling tax delinquent properties in Mississippi means contracting to buy a house from an owner behind on county taxes, then assigning that contract to an end buyer for a fee. The back taxes are paid from the sale proceeds at closing. No wholesaler-specific statute was found, so check licensing rules.

How long can a Mississippi owner redeem after a tax sale?

Generally two years after the tax sale, under Miss. Code 27-45-3, with the owner paying taxes, costs and interest or damages. The chancery clerk is expected to send a notice first. Exact amounts and steps change, so confirm current text with the county chancery clerk before you quote anything to a seller.

Is a license needed to assign a tax delinquent contract?

Nothing in Mississippi creates a separate wholesaler license. The broker definition in Miss. Code 73-35-3 is wide, though, and reaches anyone advertising or negotiating a sale for pay. Bona fide owners get an exemption in 73-35-5(7). Whether your contract position fits it is unsettled, so call the Mississippi Real Estate Commission or a lawyer.

Who pays the back taxes in a wholesale deal?

Usually the title company pays them from the seller’s proceeds at closing, after ordering a payoff letter. Your purchase price should already reflect that debt. If the taxes exceed what the buyer will pay, the deal may not work, and you should tell the seller early.

Can I call tax delinquent owners?

Yes, within the rules. The Mississippi Telephone Solicitation Act is overseen by the Public Service Commission, with a state no-call database, registration for solicitors and calls limited to 8 a.m. to 8 p.m. Central, none on Sundays or holidays. Federal rules also apply, so read current text first.