State Summary

• Tax Collection Method: Liens
• Primary Bidding Type: Premium
• Redemption Period: 2 years
• Redemption Interest Rate/Flat Penalty: 18% simple interest per annum + 5% flat penalty

The following information summarizes the life cycle, requirements, and administering of tax liens in the state of Mississippi. Please read this information carefully. There are tax collection laws that pertain to all counties in Mississippi, but be aware that there are subtle differences between the counties as well. When the word "typical" is used in the FAQs below, it indicates that most counties use this procedure/follow this convention, but not all counties.

Is Mississippi a tax lien or a tax deed state?
Mississippi is a tax lien state.

What is the name of the county official whom typically collects property taxes in Mississippi?
County Assessor or Tax Collector.

When are property taxes due in the state of Mississippi?
One-half of the tax bill is due on February 1. Two subsequent payments, both for one-quarter of the tax bill, are due on May 1 and July 1.

When do property taxes become delinquent in the state of Mississippi? 
Tax bills become delinquent one day after the due date. Interest on delinquent tax bills accrues at 1% per month or fraction of a month. Properties with unpaid tax bills on August 1 are subject to a tax sale on the last Monday in August.

What is the name of the county official whom typically conducts tax lien sales in Mississippi?
County Assessor or Tax Collector.

When does the typical Mississippi county hold their annual tax lien sale?
Mississippi counties can hold tax lien sales on the first Monday of April (for delinquent first half taxes) and on the last Monday of August for properties that remain delinquent. Most counties hold their tax sales in August.

What are the registration requirements for the typical Mississippi tax lien sale?
Registration requirements vary by county.

What is the bidding type used at a typical Mississippi tax lien sale?
Mississippi counties hold a public outcry auction with premium bidding.

What forms of payment are generally accepted at a typical Mississippi tax lien sale?
A typical Mississippi county requires certified funds.

What are the general terms of payment for the typical tax lien certificate purchased at a Mississippi tax lien sale?
Most Mississippi counties require full payment the day of the sale or within 48 hours of the sale.

What is the maximum return (interest rate and/or flat penalty rate) investors earn while they hold the tax lien certificate?
There is a 5% flat penalty assessed on the amount of taxes and fees owed. The state-mandated interest rate is 18% per annum, or 1.5% accrual per month (or fraction of a month). The flat penalty and the simple interest only applies to the amount of taxes owed (and not on the premium amount). So, if a tax lien certificate is redeemed just prior to the end of the two-year redemption period, the investor's return would be 41% (36% interest + 5% penalty). Keep in mind that the return will be reduced by any overbid amount.

What is the redemption period for tax lien certificates in Mississippi?
The redemption period is two years and starts on the day that the certificate is purchased by the investor.

Are tax liens certificates offered "over-the-counter" in Mississippi?
Yes. Properties that do not sell at a tax sale are deeded to the Public Lands Division of Mississippi. Individuals can inquire with the Secretary of State's Office about acquiring these properties.

What is the name of the county official whom typically determines the values of properties on a annual basis?
Tax Assessor.

For more information on the life cycle, requirements, and administering of tax liens in the state of Mississippi, refer to Title 27 Taxation and Finance in the Mississippi Code of 1972.

Mississippi County Reference