Mississippi situation guide · Updated November 2026

Wholesaling Code Violation Properties in Mississippi

Wholesaling code violation properties in Mississippi means contracting with owners who face city citations, then assigning the deal to a buyer who will cure the violations. In Hattiesburg, that can fit both a stressed owner and a rehab investor. We found no wholesaler-only statute, so license rules deserve a close look.

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The short answer

Can you wholesale a code violation property in Mississippi?

Usually, yes. A Hattiesburg wholesaler may sign an owner who holds code citations and pass the deal to a buyer who will cure them, so long as the violations are disclosed, the case status is checked with the city and the broker-license law is respected. Have a Mississippi attorney confirm the plan. Always confirm what the city says, not only what the owner says.

Code violations range from tall grass to unsafe structures. A city can cite an owner, order repairs, add fines and in some cases clean up a lot and bill the owner. Our code violation leads guide shows how these owners think. Ask the city for the file, the deadlines and any open liens.

Hattiesburg draws renters from the University of Southern Mississippi and William Carey, and older rentals around Midtown and West Hattiesburg can fall behind on upkeep. Price the cure cost into your offer with the MAO calculator, and use comps for the repaired value.

Code Violation Properties in Mississippi at a glance

Wholesaler statute	No wholesaler-only law found
Broker definition	73-35-3 includes steering a purchaser
Owner exemption	73-35-5(7) protects true owners; assignors unclear
City rules	Citations and deadlines vary by city; ask Hattiesburg
Liens	Confirm any city or judgment liens on title
Counties	Forrest and Lamar Counties

The opportunity

Why wholesaling code violation properties in Mississippi works

A citation is a clock. Owners who inherited a house, live out of state or ran out of money may not be able to meet city deadlines. Hattiesburg straddles Forrest and Lamar Counties, with older rentals in Midtown and the Hawkins area and newer growth west of town. An investor who can cure a violation quickly sees value the owner cannot capture.

Deadline pressure

Owners often want a fast, certain exit before fines grow.

Clear fix list

A citation names the work. Check certificates of occupancy if the house was vacant.

Less competition

Many buyers avoid properties with open orders.

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Lead sources

Where to find code violation leads in Hattiesburg

City records. Ask the city about public code cases and read how to use them.
Driving routes. Boarded windows and notices on doors are clues. See driving for dollars.
Absentee owners. Out-of-town owners rarely track citations. Read absentee owner leads.
Tax delinquent lists. Unpaid taxes often come with neglect. Try tax delinquent lists.
Landlords. Rental owners with tenant complaints may want out.

Your exit

Who buys code violation properties in Hattiesburg

Rehab investors and small landlords are the best buyers because they can complete the repairs and get the case closed. Student-rental owners near campus may want the lot too. Give every buyer the city notice, deadlines and your repair estimate. Our flip guide explains the rehab side.

Before closing, ask the title company to search for liens and open assessments. A title search prevents surprises, and a clear payoff plan keeps the seller from owing money at closing.

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Step by step

How to start wholesaling code violation properties in Mississippi

Pull the facts. Get the citation, address, owner name and deadline.
Verify with the city. Confirm status, fines and any liens in writing.
Estimate the cure. Learn to estimate repair costs from the notice.
Run the numbers. Use the ARV calculator and subtract the cure plus profit.
Sign with a contingency. Include inspection and title terms. See inspection contingencies.
Assign to a buyer. Share the notice, photos and the contract terms.
Close and cure. The buyer completes the work and resolves the case.

Your checklist for wholesaling Code Violation Properties in Mississippi

Get the code file directly from the city.
Check for liens and unpaid fines before signing.
Tell the buyer about every open violation.
Never imply that you can resolve the city case yourself.
Settle the licensing question with counsel before marketing.

A Mississippi example: a Hattiesburg rental with open citations

Repaired value	$165,000
Cure and repairs	$36,000
Buyer profit target	$17,000
Fines to clear at closing	$2,500
Contract price	$99,000
Assignment fee	$8,500

In this worked example, an out-of-state owner inherited a duplex near Midtown Hattiesburg. The city had cited peeling porch rails, a damaged roof section and an overgrown lot, and fines were building.

Repaired, the duplex would sell for about $165,000. A contractor priced the cure and repairs at $36,000, and the buyer wanted $17,000 profit. After $2,500 in fines, the contract price came to $99,000.

You signed at $99,000, paid the fines through closing, and assigned for $8,500. The investor repaired the porch and roof, the city closed the case, and the owner stopped paying for a house he never saw.

Mississippi rules to know

Licensing, penalties and city rules

Two Mississippi Code sections frame the licensing risk. Section 73-35-3 can capture a person who negotiates, advertises or steers a buyer for pay, and bill text shows a single compensated act may be enough. Section 73-35-31 lists fines, jail time and repayment of money earned unlawfully. Bona fide owners are exempt, but whether an assignor is one is unclear. Read the current text.

Property standards are set locally. Hattiesburg writes its own rules, notices and deadlines, so confirm each one with the city rather than assuming. A wholesaler bill filed in 2026 never left committee. Before relying on any assumption, read our attorney guide and call a lawyer.

Learn it with a mentor

Read citations like a pro

Code violation deals reward careful research. Mentorship students bring us the citation, the lien search and their repair numbers, and we help them decide if the deal still pays.

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FAQ

Code Violation Properties in Mississippi: common questions

Is wholesaling code violation properties in Mississippi legal?

In many cases it can be. No statute written for wholesalers turned up, though the broker definition may apply when someone is compensated for marketing property. Contract assignors have no clear answer on the owner exemption. Before you advertise a deal, ask a Mississippi attorney or the state Real Estate Commission about your setup.

Who pays the code fines at closing?

That is a contract term. Fines and liens usually must be addressed before or at closing, and the title company can pay them from proceeds. State the plan in writing, confirm balances with the city, and never promise the owner that fines will vanish.

Can a buyer fix violations after closing?

Yes, in most cases the new owner can complete the work and ask the city to close the case, but deadlines and penalties vary by city. Give the buyer the notice and every deadline up front, and confirm current rules with Hattiesburg before you set the price.

How do I find code violation owners in Hattiesburg?

Ask the city about public code records, drive neighborhoods for notices and boarded windows, and cross-check owners with county tax data. Many cases involve absentee or inherited properties, so mail and in-person visits often work better than cold calls, and they avoid most telephone solicitation concerns.

Should I tell the buyer about the violations?

Yes. Share the notice, the deadline, any fines and your repair estimate. Hiding a violation can sink the deal and invite a fraud claim. Honest disclosure also helps buyers price correctly and close faster, which protects your fee and your reputation with every investor on your list.