Mississippi situation guide · Updated November 2026

Wholesaling Vacant Land in Mississippi

Wholesaling vacant land in Mississippi means contracting to buy an empty lot or acreage, such as in Southaven and the rest of DeSoto County, then assigning that contract to a builder or investor. Land has no tenants and no repairs, which makes it simple on the surface. See our land guide first.

Land contractsMineral rightsMemphis-area builders

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The short answer

Can you wholesale vacant land in Southaven, Mississippi?

Yes, in most cases, when you contract with the owner, disclose your right to assign and verify the title. No wholesaler-specific statute was found for Mississippi, but broker-license rules reach interests in land, so check current text and ask an attorney or MREC.

A land deal is a contract for an interest in real estate. You agree on a price with the owner, put the deal in writing and keep a clear right to assign. Your buyer is usually a builder, a neighbor or a small investor who knows the zoning. Our assignment guide covers the clause.

Mississippi’s broker definition in Miss. Code 73-35-3 reaches ‘any interest or estate in land,’ with oil, gas and mineral interests excluded. That wording makes land a place to be careful about license rules. Read our license guide and legality guide, then confirm with counsel.

Vacant Land in Mississippi at a glance

Property type	Vacant lots, acreage and rural parcels
Broker definition	Miss. Code 73-35-3 includes any interest or estate in land
Mineral interests	Excluded from the definition of real estate in 73-35-3
Owner exemption	Miss. Code 73-35-5(7) for bona fide owners
Tax sale redemption	Generally two years, check current rules (27-45-3)
Local records	DeSoto County Chancery Clerk, Hernando

The opportunity

Why vacant land fits DeSoto County

Southaven sits in the Memphis metro area, and growth keeps pushing builders to ask about lots in DeSoto County. Public estimates show a median home price near $280,000 and household income near $78,000, which tells builders there is a market for new houses. Owners who inherited parcels in Walls, Hernando or Olive Branch are often far from the land and tired of paying taxes. The state line also means title companies and buyers may work across Mississippi and Tennessee, so ask who will close.

No tenants

Empty land avoids occupancy issues. Still, check for squatters or trespassers. See squatters’ rights.

Inherited parcels

Heirs often sell fast. Read about heirs’ property before you contract.

Builder demand

Builders pay for lots with road access and utilities. Use highest and best use in your pitch.

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Lead sources

Where to find vacant land in Southaven

County property records. Use owner lookups to find parcels with out-of-area mailing addresses.
Tax delinquent lists. Owners who fell behind may sell. Our tax delinquent guide explains the list.
Roadside signs. Hand-lettered signs on empty lots along county roads.
Direct mail. A land-owner letter works well for out-of-town owners.
Neighbors. Adjacent owners often buy the lot next door.

Your exit

Who buys vacant land in DeSoto County

Builders, small developers and neighbors buy most lots. Many care about road frontage, utilities, flood mapping and zoning, so gather these facts before you market. A short buyer profile from our buy box guide helps you target the right group.

Land closes slowly if title is messy. Order a search early and review it with our chain of title guide. A title company that handles investor deals, such as those in our title company guide, can save weeks.

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Step by step

How to start wholesaling vacant land in Mississippi

Find the parcel. Use county maps and parcel numbers to confirm size and access.
Check the constraints. Look for easements, deed limits and utilities. See easements and deed restrictions.
Price the lot. Use sold lots as comps and test margins with the MAO calculator.
Make an offer. Put price, closing date and your right to assign in writing.
Open title early. Order a title search before you market the deal.
Find the buyer. Share the lot with builders and investors as your contract allows.
Close. Close through a title company and confirm taxes are current.

Your checklist for wholesaling Vacant Land in Mississippi

Confirm legal access to a public road.
Check taxes owed and any tax sale history.
Ask whether mineral rights were reserved.
Disclose your right to assign in the contract.
Confirm zoning with the city or county before you promise a use.

A Mississippi example: a DeSoto County lot with road frontage

Seller asking price	$52,000
Builder lot value	$58,000
Closing and carrying costs	$1,800
Your contract price	$41,000
Builder pays	$47,500
Assignment fee	$6,500

This worked example uses a 2.1 acre lot with road frontage on a county road south of Southaven. The owner lived in another city, had inherited it, and was paying taxes on land she never visited.

A local builder had told you that finished lots in the area were selling for about $58,000. You offered $41,000, the owner accepted, and the contract carried a 30-day inspection and title period.

The builder agreed to pay $47,500 through the assignment. You received a $6,500 fee, the owner stopped paying taxes on land she did not want, and the title company handled a two-state closing.

Mississippi rules to know

Mississippi rules for vacant land wholesalers

No Mississippi wholesaler-specific statute was found. Miss. Code 73-35-3 defines real estate to include any interest or estate in land, with oil, gas and mineral interests excluded, and 73-35-5(7) exempts bona fide owners. Under 73-35-31, unlicensed brokerage can bring fines and possible jail time. A 2026 bill, HB 1682, would have added wholesaling rules but did not pass, so it is not current law. Check current text and ask counsel.

On tax-delinquent parcels, redemption after a tax sale generally runs two years under Miss. Code 27-45-3, but check current rules and amounts with the chancery clerk. If the seller is an heir, probate may be required before anyone can sign, so see our partition guide and quiet title guide.

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FAQ

Vacant Land in Mississippi: common questions

Is wholesaling vacant land in Mississippi legal?

No wholesaler-specific statute was found, but the broker definition in Miss. Code 73-35-3 covers interests in land, and unlicensed brokerage carries penalties. A bona fide owner is generally exempt. Check current text and ask a Mississippi attorney or the Real Estate Commission before you market a contracted lot.

Are mineral rights part of a vacant land deal?

They can be. Mississippi excludes oil, gas and mineral interests from the broker definition of real estate, but ownership still matters to buyers. Ask the title company whether minerals were reserved, and write the answer into the contract so the buyer knows what they are getting.

What happens if the land has back taxes?

Unpaid taxes can lead to a tax sale, and redemption generally runs two years in Mississippi, though you should check current rules. Ask the county tax collector and chancery clerk for the status, and pay taxes from the seller proceeds at closing.

Can I sell the land to a builder in another state?

Yes, in most cases. The buyer can live anywhere, but the closing uses Mississippi land records and usually a local attorney or title company. Near the Tennessee line, confirm that your closer is comfortable with both markets before you promise a date.

How do I price vacant land near Southaven?

Use recent sold lots with similar size, road frontage and utilities, and ask a local builder what they would pay. Subtract closing costs and your fee. Raw land has fewer comps than houses, so your price should leave a wide margin for error.