Land · Mississippi tax sale guide

Jackson County tax sales, Mississippi

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Jackson County is the Gulf Coast county with its seat at Pascagoula, not the city of Jackson, and its Tax Collector runs the annual sale entirely online on GovEase. The county page states that taxes unpaid by the last Friday before the sale are auctioned, that the tax lien sale is held online beginning August 31, in 2026 Monday, August 31, and that the sale usually lasts between five and seven days. The delinquent list was posted on the county site as a preliminary list and published in the local paper, with advertising in The Sun Herald, and online registration began August 3 through GovEase, which also handled all deposits; no deposits were taken at local offices. After a lien is sold, the owner has two years from the purchase date to redeem through the Chancery Clerk at 1.5 percent interest per month, and a redeeming owner reimburses the initial lien amount plus interest, not the overbid. The county publishes no parcel count, no deposit amount, and no start time, all NOT PUBLISHED in the sources read.

Selling office: Jackson County Tax Collector, 2915 Canty Street, Pascagoula, MS 39567-4239, phone 228-769-3074, per the county Annual Sale of Delinquent Taxes page.

Next sale: Mon Aug 31, 2026: the 2026 tax lien sale, online on GovEase, beginning August 31 and usually lasting five to seven days (held). Start time: NOT PUBLISHED. The county page dates the sale only as beginning August 31; with the preliminary list note that parcels paying by 5:00 PM on August 28, 2026 would not go to the sale, that is Monday, August 31, 2026, verified by date arithmetic. Online registration began August 3. No parcel count is published on the county page.

As of November 9, 2026, Jackson County 2026 tax lien sale has run (online on GovEase, beginning Monday, August 31, 2026). No 2027 date, registration window, or parcel list is published by the county. The 2027 expectation is the statutory pattern in the state frame, the last Monday in August, which is Monday, August 30, 2027 by date arithmetic; that is the statute pattern, not a published county date. The working channel is the Tax Collector Annual Sale of Delinquent Taxes page on co.jackson.ms.us.

Dates and deadlines

Sources: Jackson County Tax Collector, Annual Sale of Delinquent Taxes. Jackson County, Site Map (Tax Collector and Real Estate Taxes structure). Mississippi Secretary of State, Tax-Forfeited Lands FAQs. Mississippi Secretary of State, County Offices and Directory 2025 (county seats). Confirm with the selling office before relying on any date on this page: sales move, terms change, and parcels are pulled up to sale day.

Research Jackson County parcels before you bid

A sale list gives you the parcels, the date, and the opening terms. It does not give you the owner, the value, or the rest of the picture: liens, foreclosure status, and parcel history. PropertyRadar is the data platform for that layer. It carries owner records, assessed and market values, foreclosure and tax data, and property history for parcels across Jackson County, searchable by address, owner, or county, including parcels that never reach a sale list.

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How Mississippi tax land sales work

• Mississippi sells the land itself, for cash, on one statutory day, and the collector may move it to April. Taxes are due February 1 (section 27-41-1) and bear delinquency interest of one half of one percent per month (section 27-41-9). After August 5 the tax collector advertises the delinquent lands for two weeks in a county newspaper, with the list of lands to be sold (section 27-41-55), and on the last Monday of August sells the land to the highest and best bidder for cash, between 8:30 a.m. and 4:30 p.m., continuing day to day until the sale is complete (section 27-41-59(1)). In 2026 that day was Monday, August 31, 2026. The same sections let the collector elect the first Monday of April instead (in 2026, Monday, April 6, 2026), and authorize online sales (section 27-41-59(2)); the statute names no platform, so venue and platform are county facts, and the sale day is the collector's election, not a statewide certainty. County pages commonly cite section 27-41-49 for the sale; that section is a notice duty owed to a taxpayer's debtor, and the operative sections are 27-41-55 and 27-41-59.
• The purchaser walks away with no deed, no possession, and no certificate, and the statute's own words are stranger than either label. The collector's certified lists, recorded by the chancery clerk, vest the purchaser with what the statute calls a perfect title to the land, but without the right of possession and subject to redemption (sections 27-41-79 and 27-41-81). The amount paid for taxes is at the same time a lien on the land at one and one half percent per month, enforceable in chancery even if the sale was defective on some other ground (section 27-45-27). No section in Chapters 41, 43, or 45 creates a certificate for the collector to issue. Calling Mississippi a lien state or a deed state both contradict the text; during the two years the purchaser holds a recorded, interest bearing claim and nothing he can occupy, rent, or improve.
• The overbid is the most misdescribed money in the system, and the buyer never sees it again. Bidding is premium bidding in substance: the price must cover the taxes and costs, and anything above that is an excess bid under section 27-41-77. The collector reports the excess to the chancery clerk and pays it into the county treasury for the general fund. If the land is redeemed, the county keeps the excess outright. If the purchaser's title is defeated or set aside for any reason, the county keeps it. Only if the land is not redeemed may the former owner claim it, and only on request within two years after the redemption period expires. Descriptions that say the overbid is held for the owner are wrong in the redeemed case; descriptions that say the buyer earns interest on his whole bid are wrong in every case, because redemption is computed regardless of the bid.
• Redemption runs two years at the chancery clerk, on a measure that ignores your bid. The owner, anyone for him with his consent, or any interested person may redeem within two years after the day of sale, paying the taxes for which the land was sold, all costs incident to the sale, 5 percent damages on the tax amount, interest on the taxes and costs at one and one half percent per month (any fraction of a month counting as a full month) from the sale date, and costs accrued since the sale at the same rate (section 27-45-3). For the August 31, 2026 sale the period runs to August 31, 2028. The 5 percent damages go to the county, not the purchaser (section 27-45-1); the purchaser's return is the taxes and costs with the 1.5 percent per month, and a summary crediting him with the damages overstates it. On payment the clerk executes a release operating as a quitclaim of the purchaser's claim. Offices open redemptions only after the sale is balanced and turned over, so the practical first redemption date is a county fact; Harrison County, for example, states it opens by October 1 after the sale.
• The deed comes from the chancery clerk, on demand, after a notice process the clerk must run first. Between 180 and 60 days before the period expires the clerk must search for and notify the owner by personal service, mail, and publication at least 45 days out (sections 27-43-1 and 27-43-3), and must send certified mail notice to lienholders (section 27-43-5). If the land is not redeemed, the clerk executes a tax deed to the purchaser on demand, vesting perfect title with immediate possession (section 27-45-23). The current text sets no 90 day deadline for that demand; a 2025 bill that would have added one died in committee, and a 2026 bill restating the title language was amended into a study committee instead. A confirmation or quiet title suit (section 11-17-1) is a separate, permissive step buyers take for marketability, not a statutory requirement, and current Mississippi law commissions are actively studying the unmerchantable tax title problem those suits exist to solve.
• Parcels nobody bids on are struck off to the state, and the state resells them through the Secretary of State. A parcel drawing no bid covering taxes and costs is struck off to the state at the sale (section 27-41-59(1)), and a defaulting purchaser's parcel follows the same route after reoffering (section 27-41-73). The owner may still redeem state held land within the same two years. After the period expires, the chancery clerk certifies the unredeemed list to the Secretary of State within 30 days (section 27-45-21), who registers the lands (section 29-1-21) and sells them back into private ownership by online application or auction (section 29-1-37). The state price is the higher of 50 percent of market value (25 percent for a prior owner or blighted property), the total back taxes and fees, or the applicant's own offer, with the Governor's approval and a title investigation on a 60 to 90 day timeline, and title passes by patent signed by the Governor and the Secretary of State (section 29-1-81). The flat 50 percent of value figure in most summaries is only one of three floors, and never the only one.

How buying works in Jackson County

Online registration began August 3, 2026, through GovEase, linked from the county page, with daily online web training available through GovEase. Registration closing deadline: NOT PUBLISHED.

• The premium ceiling is statutory, and it is zero return. Every dollar bid above the taxes and costs is an excess bid the county keeps on redemption and the owner may claim on non redemption; it earns no interest in either world (sections 27-41-77, 27-45-3). The rational Mississippi bid therefore has a hard ceiling the auction room will not respect for you: the point at which the parcel's value, discounted for a two year wait and a possible redemption at 1.5 percent per month on taxes and costs only, stops covering taxes, costs, and the premium you are donating.
• Your return is fixed before the sale starts; only allocation is competitive. Redemption pays 1.5 percent per month on the taxes and costs, roughly 18 percent a year simple, whoever wins and whatever he bid. Competition in Mississippi does not set your rate, it sets your premium, which is pure cost. Counties that moved online report the predictable result: Lauderdale County's overbid alone passed 543,000 dollars in 2026, almost double its pre-online level, on the county's own published figures.
• Read the county's own notice for the mechanics that matter. The statute sets the day, the hours, and the cash rule, and leaves the platform, registration, deposit, and pre-sale payment cutoff to the county. Two counties in this set run their two judicial districts as separate sales with different approval terms. The collector's advertisement, published after August 5 with the list, is the operative document; a platform's generic help page is not.

Terms: what a bid actually costs

What happens to parcels that do not sell in Jackson County

Jackson County publishes no struck off practice of its own in the sources read; its page says only that once the tax sale ends, the Tax Collector turns everything over to the Chancery Clerk Office. Under the state channel described by the Secretary of State, land that is not purchased at the local tax sale is struck off to the state, and each year the county chancery clerk sends the Secretary of State a list of property on which taxes have not been paid and the former owner has not redeemed by the statutory deadline. Those properties are entered into the state tax forfeited inventory and offered for sale through the Secretary of State Public Lands Division.

Before you bid

• Verify the county actually sold in August. The collector may elect the first Monday of April instead, and the choice is the county's. Before you build a trip or a deposit around the last Monday in August, confirm the county's own advertisement for the year in front of you; the statutory day is a default, not a promise.
• Price the two years, not the day. Your money is committed from the sale date, redemption can arrive at any point inside two years (and pays a full month for a fraction), and the deed cannot issue until the clerk's notice process has run near the end of the period. Model the parcel at three exits: early redemption, late redemption, and deed, and bid the premium only the worst of them can carry.
• Do not pay for the 5 percent damages in your model. The redeemer pays them, but the statute pays them to the county (section 27-45-1). A return model that adds 5 percent damages to 1.5 percent per month overstates the purchaser's redemption proceeds; the damages belong in the owner's cost column, not yours.
• Set the maximum before the sale opens. The free Max-Bid Calculator below works backwards from your exit value to the highest bid you can pay, with the fees shown. In Mississippi, set it with the premium treated as spent in every outcome, because in every outcome it is.

Every Mississippi county in this set

One page per county, each verified against the tax collector's, chancery clerk's, or county government's own published record and the current text of Title 27, Chapters 41, 43, and 45. Mississippi has 82 counties; this set is the top 10 by population.

• Hinds County tax sales
• DeSoto County tax sales
• Rankin County tax sales
• Madison County tax sales
• Lee County tax sales
• Harrison County tax sales
• Jackson County (this page)
• Lauderdale County tax sales
• Oktibbeha County tax sales
• Lamar County tax sales

Keep going

Once a deadline puts you in a sale, the Land Investor Due Diligence Toolkit is the checklist and bid worksheet to run on each parcel before you bid. The same desk runs Florida tax deed sales, Texas tax sales, Pennsylvania tax sales, Georgia tax sales, North Carolina tax foreclosure sales, Ohio tax foreclosure sales, Illinois tax lien sales, Michigan tax foreclosure sales, Arizona tax lien sales, California tax defaulted property sales, Colorado tax lien sales, South Carolina tax sales, Indiana tax lien sales, Tennessee delinquent tax sales, Wisconsin tax deed sales, Missouri tax sales, New Jersey tax lien sales, Maryland tax lien sales, West Virginia tax sales, Virginia tax sales, Oklahoma tax resale, Kansas tax foreclosure sales, Arkansas tax-delinquent land sales, Alabama tax sales, Kentucky certificate of delinquency sales and Mississippi tax land sales, and the proven New York season, with the live membership, sits in the NY tax sale hub.