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Foreclosure and tax sales in Mississippi

What our research shows about Mississippi's rules. General information with sources — not legal advice, and not a reading of your papers.

BasicThe essentials, each with its source. General deadlines only.Research last reviewed 2026-09-22

Your state

How foreclosure works

Usual process: Nonjudicial (out of court)
From a reputable summary[1][2]
Allowed processes: Judicial (through court) · Nonjudicial (out of court)
From a reputable summary[1]
Main statutes: Miss. Code § 89-1-55; Miss. Code § 89-1-59; Miss. Code § 15-1-23; Miss. Code § 89-1-301
From a reputable summary[1]
Typical length (estimate): Not researched yet for this state.

+At least 120 days
Federal rule: the servicer generally cannot make the first foreclosure notice or filing until you are more than 120 days behind
Applies to most home loans in every state. A complete loss-mitigation application sent more than 37 days before a sale also triggers federal protections.
Checked against the official text12 CFR § 1024.41(f)(1)
Notice of default or breach letter
State law does not require notice to the borrower; most deeds of trust require a 30-day breach letter before acceleration.
From a reputable summary
Notice of sale — at least 21 days before the sale
Notice is published for three consecutive weeks before the sale and posted on the courthouse door — the whole public-notice phase can take about 3–4 weeks.
From a reputable summary
+At least 21 days
Foreclosure sale
From a reputable summary
No right to redeem after the sale
No redemption after a nonjudicial sale.
From a reputable summary

A general sequence built from the rules above. "At least" periods are the shortest we found; your case can take longer.

Notice before foreclosure: State law does not require notice to the borrower; most deeds of trust require a 30-day breach letter before acceleration.
From a reputable summary[1]
Notice of sale: At least 21 daysNotice is published for three consecutive weeks before the sale and posted on the courthouse door — the whole public-notice phase can take about 3–4 weeks.
Miss. Code § 89-1-55
From a reputable summary[1]
Publication: Newspaper for three consecutive weeks; courthouse posting.
From a reputable summary[1]
When sales happen: Not researched yet for this state.

Catching up (reinstatement): Any time before the sale.
Miss. Code § 89-1-59
From a reputable summary[1][2]
Buying the home back (redemption): NoNo redemption after a nonjudicial sale.
From a reputable summary[1][2]
Owing money after the sale (deficiency): YesBy separate suit within one year of the sale; the winning bid must be reasonable compared with fair market value.
Miss. Code § 15-1-23
From a reputable summary[1]
Mediation: Not researched yet for this state.
Homestead note: After a declared natural disaster, the governor may impose a foreclosure moratorium of up to two years for qualifying owners.
From a reputable summary[1]

Tax sale system: Tax lien certificate sale
From a reputable summary[3]
How it works: County tax sales (first Monday of April or last Monday of August) sell the lien to the bidder taking the smallest interest; unsold liens are struck off to the state.
From a reputable summary[3]
Redeeming after a tax sale: Two years from the sale, paying taxes, costs and 1.5% interest per month to the chancery clerk; then the buyer can get a tax deed.
Miss. Code §§ 27-45-3, 27-45-23
From a reputable summary[3]
Relief programs: Not researched yet for this state.
Payment plans: Not researched yet for this state.
Surplus after a tax sale: Not researched yet for this state.

Federal exemption list: State list only (opted out)
This state has opted out: in bankruptcy you use the state exemption list (plus federal non-bankruptcy exemptions), not the federal § 522(d) list.
From a reputable summary[4]
Homestead exemption: $75,000$75,000 of equity, up to 160 acres.(Miss. Code § 85-3-21)
From a reputable summary[5]

Free legal aid (LSC-funded): Mississippi Center for Legal Services
North Mississippi Rural Legal Services, Inc.
Checked against the official text[7]
Legal help website: Mississippi Legal Help
The official site blocked our automated check on 2026-09-22; confirm the page before relying on it.
Not confirmed — check it[8]
State housing agency: Mississippi Home Corporation
Checked against the official text[6]
Attorney general / consumer protection: Mississippi Attorney General — Consumer Protection
Checked against the official text[9]
Court self-help: Mississippi Judiciary
Checked against the official text[10]
HUD-approved housing counselors: HUD-approved housing counseling agencies — Free or low-cost, HUD-approved housing counselors in every state. Call or search by ZIP code.

Retrieved 2026-09-22. Official texts are marked “official”; summaries are marked “summary”.