Mississippi situation guide · Updated November 2026

Wholesaling Condemned Houses in Mississippi

Wholesaling condemned houses in Mississippi means contracting for a home a city has declared unfit to live in, then assigning it to a buyer who will repair or tear it down. In Southaven, the key task is learning exactly what the order allows. No wholesaler-only statute turned up.

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The short answer

Can you wholesale a condemned house in Mississippi?

Usually, yes. A Southaven wholesaler can sign the owner of a condemned house and pass that contract to a buyer who will repair or demolish, if the order is confirmed with the city, disclosed to the buyer and handled within Mississippi broker-license law. Get an opinion from a Mississippi attorney first. The order decides what is possible, so read it before you offer.

A condemnation order usually says the house cannot be occupied until problems are fixed, or that it may be demolished. Our condemned house guide explains the basics. Ask the city which defects were cited, whether a permit is needed to repair, and what deadline applies.

Southaven is a Memphis-area suburb in DeSoto County, so buyers there compare Mississippi deals with a larger metro market. Use comps for the repaired value, then the MAO calculator with demolition and rebuild options side by side.

Condemned Houses in Mississippi at a glance

Wholesaler statute	No wholesaler-only law found
Broker definition	73-35-3 may reach one paid act
Seller disclosure	89-1-501 et seq. is tied to licensed-broker sales
Condemnation	Orders come from the city; confirm in writing
Records	DeSoto County Chancery Clerk holds land records
Insurance	Vacant and condemned homes can be hard to insure

The opportunity

Why wholesaling condemned houses in Mississippi works

Condemned homes sit in the corners of most markets. Owners lack cash, lenders will not touch them and many agents refuse the listing. In DeSoto County, land under an old house can be worth far more than the house, especially near growing corridors like Stateline Road. Builders and investors who can use the lot may value what an owner sees as a burden.

Land value

Some lots are worth more cleared. See highest and best use.

Motivated owners

People who face demolition costs often accept a clean, quick sale.

Thin competition

Few buyers can handle a condemned file. Read our zombie properties guide for related risks.

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Lead sources

Where to find condemned-house leads in Southaven

City lists. Ask the city for public condemnation and demolition lists.
Driving routes. Red or orange notices on doors are clues. See driving for dollars.
Fire and storm damage. Many orders follow a loss. Our fire-damaged house guide helps.
Inherited homes. Heirs may not want the order. See heirs’ property.
Tax records. Unpaid taxes often accompany abandonment. Try tax delinquent lists.

Your exit

Who buys condemned houses in DeSoto County

Rehab investors with permit experience, builders who want the lot and small landlords are typical buyers. A builder cares about utilities, setbacks and zoning, while a rehabber cares about structure. Share the order, photos and any engineer notes with each. Review how to find cash buyers.

Close with a title company that will search for liens, demolition charges and unpaid taxes. A title insurance policy adds protection, and a clear closing statement shows who pays what.

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Step by step

How to start wholesaling condemned houses in Mississippi

Get the order. Obtain the condemnation notice and read every deadline.
Confirm ownership. Verify who owns it. See finding the owner.
Check liens. Look for demolition charges, taxes and mortgages.
Compare exits. Price repair and teardown with the ARV calculator.
Sign carefully. Include a due diligence period. See due diligence.
Assign to a buyer. Give the buyer the order, photos and cost estimates.
Close and permit. The buyer works with the city on permits or demolition.

Your checklist for wholesaling Condemned Houses in Mississippi

Get the order in writing from the city.
Search for liens and demolition charges before closing.
Tell the buyer that the home cannot be occupied.
Do not let anyone enter an unsafe structure without protection.
Have counsel review licensing before any marketing.

A Mississippi example: a condemned house near Stateline Road

Cleared lot value	$95,000
Demolition and site work	$16,000
Builder margin	$14,000
Contract price	$55,000
Assignment fee	$7,500
Buyer pays you	$62,500 total

In this worked example, a family in Southaven inherited a small house the city had condemned after a kitchen fire and years of vacancy. The roof was open in places, and the heirs lived in two other states.

A builder said a cleared lot would sell for about $95,000. Demolition and site work would cost $16,000, and the builder wanted $14,000 margin. That left room for a $55,000 contract.

You signed at $55,000 with a due diligence period, confirmed no demolition lien and assigned for $7,500. The builder closed on $62,500 total and cleared the lot, and the heirs ended a bill they could not carry.

Mississippi rules to know

Licensing, disclosure and city orders

Brokerage law matters even for ugly properties. Under 73-35-3, a paid effort to negotiate, advertise or find a purchaser can qualify, and one act might be enough. Penalties and payback duties appear in 73-35-31. Owners acting in the regular course of business are exempt under 73-35-5(7), yet nobody has clearly placed assignors. Read the live text and consult counsel.

A condemnation order is a local action, not something a state wholesaling rule creates. Mississippi’s seller disclosure form, found in 89-1-501 and onward, concerns sales that involve a licensed broker or salesperson, though fraud claims remain possible. A 2026 wholesaler bill failed in committee. Our license guide explains why a lawyer should confirm the details.

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Judge the lot, not just the house

Condemned deals turn on land value and legal limits. Mentorship students bring us the order and their numbers, and we help them decide between repair and teardown buyers.

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FAQ

Condemned Houses in Mississippi: common questions

Is wholesaling condemned houses in Mississippi legal?

Probably, with conditions. We did not find a wholesaler statute, but the broker definition can reach people paid to market property, and assignors lack a clear safe harbor. Because condemned homes carry extra risk, ask a Mississippi attorney or the Real Estate Commission for guidance before you advertise a contract.

Can a condemned house be sold?

Generally yes. A condemnation order restricts use, not ownership, so an owner can usually sell. The buyer inherits the problem and must follow the order. Confirm the status with the city, check for liens and disclose everything to the buyer in writing.

Can a condemned house be repaired?

Often it can, but the city may require permits, inspections and proof the defects are cured before the order lifts. Some structures are too damaged and end up demolished. Ask the city exactly what it requires, and get a contractor estimate in writing before setting your price or promising a buyer a timeline.

What do condemned houses cost to demolish?

Costs vary with size, materials, utilities and site access, and may be thousands or tens of thousands of dollars. Asbestos can add expense, as our asbestos guide explains. Get written bids from local contractors before you promise a buyer any number, and share those bids with the buyer.

Who buys condemned houses in Southaven?

Builders who want the lot, rehab investors with permit experience and small landlords are the usual buyers. Each needs the order, photos and a realistic cost estimate. Build your buyer list in advance so your assignment closes before any city deadline passes and the owner faces more fees.