Selling land with back taxes in Mississippi
Yes, you can sell Mississippi land that has back taxes. The unpaid taxes are paid from the sale at closing. What matters is timing, because once the land goes to a tax sale your window gets shorter.
Request an offerHow Mississippi handles unpaid property taxes
Mississippi's tax sale process is set by state statute. The redemption rule below explains how long an owner has to pay and keep the land.
The redemption rule in Mississippi: Starting on the day of the tax sale, the owner or any interested person has 2 years to redeem by paying the chancery clerk. Redemption costs the taxes, sale costs, 5% damages on the taxes and interest of 1.5% a month. The chancery clerk issues a deed to the purchaser only after the redemption period ends. If the bid exceeded the taxes and costs and no one redeems, the owner must claim the excess within 2 years after redemption ends. Unredeemed land struck off to the state goes to the Secretary of State for sale.
Law: Miss. Code Ann. 27-45-3 (redemption), 27-45-23 (tax deed) and 27-41-77 (excess bid). Rules change, so confirm with the county tax collector.
What to do before the tax sale
- Call the county tax office and get the exact amount owed and the next sale date.
- Decide whether you want to keep the land. If not, selling before the sale stops the interest and penalties from growing.
- Gather the parcel number and any tax bills. A buyer and the title company need them to order a payoff.
Mississippi land at a glance
- Average farm real estate value: $3,650 per acre (2026, USDA).
- Average property tax on farmland: about $10.05 per acre per year (2022 Census of Agriculture).
- Transfer tax: No state deed or transfer tax. Recording a deed costs $25 for the first five pages and $1 for each extra page, under the chancery clerk fee schedule set through 2027.
- Seller disclosure: Mississippi's property condition disclosure law excludes transfers of real property on which no dwelling is located, so vacant land is outside it.
These are statewide averages, not an appraisal. See selling land in Mississippi for county values, or try the land value estimator.
How a cash sale handles this
Liberty Acres is a family-owned cash land buyer. We buy land anywhere in the US, in any condition, including land with back taxes, inherited land and land with no road access. We pay back taxes and all closing costs, use no agents and charge no commissions, and close through a title company, escrow company or real estate attorney who pays you by wire or check.
Common questions
Can I sell my land in Mississippi if I owe back taxes?
Yes. The back taxes are paid from the sale at closing through the title company. Liberty Acres pays back taxes and all closing costs.
How long do I have to redeem land after a tax sale in Mississippi?
Starting on the day of the tax sale, the owner or any interested person has 2 years to redeem by paying the chancery clerk. Redemption costs the taxes, sale costs, 5% damages on the taxes and interest of 1.5% a month. The chancery clerk issues a deed to the purchaser only after the redemption period ends. If the bid exceeded the taxes and costs and no one redeems, the owner must claim the excess within 2 years after redemption ends. Unredeemed land struck off to the state goes to the Secretary of State for sale.
Can I still sell after the tax sale?
It depends on the Mississippi rule above. If the law gives a redemption period after the sale, you can redeem or sell during it, but the payoff grows and title work gets harder. If it does not, your ownership ends when redemption ends, so sell before then.
Sources
- Mississippi tax sale law: Miss. Code Ann. 27-45-3 (redemption), 27-45-23 (tax deed) and 27-41-77 (excess bid)
- USDA NASS Land Values 2026 and 2022 Census of Agriculture
State rules last checked 2026-10-10. This is general information, not legal or tax advice. Rules vary by state, so talk to a local attorney or CPA about your situation.