Selling landlocked land in Mississippi

How Mississippi law handles land with no road access

A landowner needing access can petition the county special court of eminent domain for a private road across a neighbor's land. A judge decides if the request is reasonable, and the petitioner pays jury-set damages plus costs.

Statutory route: Mississippi 'private road' petition to the special court of eminent domain.

Common-law route: Easement by necessity recognized: common ownership, severance, strict necessity at severance (Fike v. Shelton, Miss. Ct. App. 2003, per search summary).

Law: Miss. Code Ann. 65-7-201. Court routes take time and cost money. Ask a local attorney.

Your options as a landlocked owner

• Ask a neighbor to sell or grant an access easement, in writing and recorded.
• Offer the land to the neighbor who borders it. They are often the most natural buyer.
• Use the Mississippi legal route above to create access, then sell.
• Sell as-is to a cash buyer who accepts land without access.

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