Mississippi situation guide · Updated November 2026

Wholesaling Vacant Houses in Mississippi

Wholesaling vacant houses in Mississippi means finding empty homes, tracking down their owners, signing a purchase contract and passing it to a cash buyer. Southaven and DeSoto County sit in the Memphis suburbs, where empty houses sell fast. No wholesaler-specific statute was found, so license and calling rules matter.

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The short answer

Can you wholesale a vacant house in Mississippi?

In most cases yes, once you find and contract with the true owner. We located no statute aimed at wholesalers, though broker-license rules can touch advertising and pay, so ask an attorney. Never enter or advertise a house you do not control. Empty does not mean abandoned, so confirm ownership and liens before you spend money.

A vacant house can belong to an heir, a landlord, a bank or a person in a nursing home. Start with the county land records, then use our owner search guide. The absentee owner guide shows what to do once you have a name.

Do not move in, post notices on the door that imply you own it, or enter without permission. Until you sign a contract, you have no right to the house. Look at the street from the sidewalk and note condition. See vacant property insurance to understand why buyers worry about empty houses.

Vacant Houses in Mississippi at a glance

Owner lookup	County land records and tax rolls, DeSoto County chancery clerk in Hernando
Common causes	Heirs, landlords, relocation, repairs left undone
Risks	Liens, back taxes, code fines, storm and water damage
Calling rules	State no-call database; calls 8 a.m. to 8 p.m. Central
Dedicated law	None located; the 2026 wholesaler bill did not pass
Closing	Title company or attorney verifies title and liens

The opportunity

Why vacant houses work in Southaven

Southaven is a Memphis-area suburb with a state line next door. Many homes belong to owners who moved for work, passed away or bought a second place. Vacant houses cost money in insurance, taxes and upkeep, so owners often welcome a clean offer. Buyers from Memphis and DeSoto County also compete for homes, which helps you sell. Start near Stateline Road and the Horn Lake and Olive Branch borders. Use driving for dollars to build a list.

Carrying costs

Insurance, taxes and utilities pile up on an empty house.

Distance

Owners in other cities rarely visit. See skip tracing.

Repairs left undone

A small leak can become a big loss while a house sits.

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Lead sources

Where to find vacant house leads in Southaven

Driving for dollars. Look for tall grass, stacked mail and closed blinds. Our driving guide has a checklist.
County records. Match each address to an owner of record. Try a title search on promising houses.
Neighbors. Neighbors often know who owns the house and why it sits.
Direct mail. Send a plain letter to the owner of record. See yellow letters.
Skip tracing. Find a phone or a better address with skip tracing. Respect calling rules.

Your exit

Who buys vacant houses in Southaven

Rehabbers and landlords in the Memphis area buy most of these. They care about condition and speed. Send photos and a clear repair list. Build the list with our cash buyer guide.

A clean title opens the door to more buyers. Use an investor-friendly title company familiar with DeSoto County. Learn about assignment and double closing.

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Step by step

How to start wholesaling vacant houses in Mississippi

Spot the house. Note the address, condition and signs of vacancy.
Find the owner. Use land records and a skip trace.
Make contact. Phone during permitted hours and log every call.
Size the deal. Open the ARV calculator and the MAO calculator side by side.
Sign the contract. Include an inspection period. See inspection contingencies.
Market to buyers. Tell buyers you control a contract and do not own the property.
Close with title. Verify liens and taxes before closing.

Your checklist for wholesaling Vacant Houses in Mississippi

Confirm the owner of record before you offer.
Search for liens, back taxes and code fines.
Walk the house only with permission.
Run your contract past a lawyer.
Stay within the legal calling window.

A Mississippi example: an empty house near Stateline Road

Contract price	$155,000
Estimated ARV	$235,000
Repairs	$45,000
Back taxes	$1,900
Assignment fee	$11,000
Seller proceeds	About $152,000 before other costs

As a worked example with invented numbers, a house in Southaven sat empty for ten months after its owner moved to Nashville for work. The roof leaked and the yard was overgrown.

You mailed the owner of record twice and then called within legal hours. He agreed to $155,000 as-is, with a thirty-day inspection period.

A Memphis rehabber took the contract and paid you $11,000. The title company cleared the small tax bill, and the owner got the rest.

Mississippi rules to know

Mississippi rules for vacant houses and wholesaling

The Mississippi Telephone Solicitation Act, Miss. Code 77-3-701 et seq., is overseen by the Public Service Commission. Its rules describe a state no-call database, solicitor registration with a bond, calls only from 8 a.m. to 8 p.m. Central and not on Sundays or holidays, and civil penalties. Read current text before you dial, and see our TCPA guide.

We found no wholesaler-specific statute, and a 2026 bill proposing one died. Under Miss. Code 73-35-3 the broker definition is broad, 73-35-5(7) exempts bona fide owners, and 73-35-31 sets penalties. No source we read settles whether an assignor is covered. See license rules and ask an attorney.

Learn it with a mentor

Find the owner faster

Vacant house deals begin with research. Mentorship students send us their address lists and we help them find the owners.

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FAQ

Vacant Houses in Mississippi: common questions

What is wholesaling vacant houses in Mississippi?

Wholesaling vacant houses in Mississippi means contracting to buy an empty house from its owner, then assigning the contract to a buyer for a fee. You must find the true owner first. No wholesaler-specific statute was found, so check licensing rules with an attorney.

How do I find the owner of a vacant house?

Search county land and tax records for the owner of record, then skip trace for a phone number or address. Heirs may hold title if the owner died. Confirm with a title search before you sign. Never assume the person at the door owns the house.

Can I go inside a vacant house?

Only with the owner’s permission. Entering without it can be trespass, even if the house looks abandoned. Once you have a signed contract, ask for access to inspect, and put that access in writing. Photos from the sidewalk are fine for your notes.

Could marketing a vacant house contract need a license?

Possibly. Miss. Code 73-35-3 sweeps in people who advertise or negotiate a sale for compensation, a single paid act can count, and 73-35-31 sets the penalties. The owner exemption, 73-35-5(7), may not extend to an assignor of a contract. Talk to a Mississippi attorney before you advertise.

Can I call or text vacant house owners?

Calls are limited to 8 a.m. to 8 p.m. Central, none on Sundays or holidays, under the Public Service Commission rules, and Mississippi keeps a no-call database. Federal rules also cover texts and automated calls. Check current text before you contact anyone.