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Madison County tax sales, Mississippi

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Madison County is the honest gap in this part, and the page must say so. During this research the county website at madison-co.com carried a website outage notice, and the Tax Collector page published no 2026 sale date, no venue, no platform, no registration terms, no deposit, no payment terms, no list route and no parcel count. None of those facts may be filled in from an auction vendor page, because no county source read links to or names a vendor for Madison County. What can be stated is the statute that governs every Mississippi county: the tax collector sells the land on the last Monday in August, which in 2026 was Monday, August 31, 2026, the owner has two years to redeem at the chancery clerk under section 27-45-3, and a parcel that draws no bid is struck off to the state under section 27-41-59. The common errors here are importing another county's GovEase terms into Madison County, quoting a vendor listing as a county fact, and presenting the statutory day as a county confirmed 2026 record. Until the county publishes its own cycle notice, Madison County is a statute explainer, not a sale record.

Selling office: Madison County Tax Collector, Canton. The county site is Canton under Miss. Code section 19-1-89. The Tax Collector's name is NOT PUBLISHED on the official county page read, which carried only a website outage notice during this research

Next sale: Mon Aug 31, 2026: the statutory land sale day, the last Monday in August 2026 (held as a matter of statute). No county published 2026 sale notice was found on the official sources read, so the county's own date, time and venue are NOT PUBLISHED. The August 31, 2026 date is the statutory day under Miss. Code sections 27-41-55 and 27-41-59, verified as a Monday by date arithmetic. It is not a Madison County published confirmation. The county Tax Collector page read carried only a website outage notice (Board of Supervisors phone 601-855-5500).

As of November 9, 2026, no Madison County 2026 sale record and no 2027 notice is published on the official county sources read, which carried a website outage notice during this research. The statute's pattern is the last Monday in August, which in 2027 is Monday, August 30, 2027 (weekday verified by date arithmetic). The facts to pull first when the county site is restored are the Tax Collector's own cycle notice: date, venue or platform, registration, deposit, payment terms and the list. Until then every sale specific fact for Madison County stays marked NOT PUBLISHED.

Dates and deadlines

Next sale	Mon Aug 31, 2026: the statutory land sale day, the last Monday in August 2026 (held as a matter of statute). No county published 2026 sale notice was found on the official sources read, so the county's own date, time and venue are NOT PUBLISHED
Seller	The Madison County Tax Collector, Canton, is the selling office under the statute. The official county page read published no officeholder name and no sale information, only a website outage notice.
2026 sale	No county published 2026 sale was found on the official sources read: no date confirmation, no time and no venue or platform. The statutory sale day was Monday, August 31, 2026, the last Monday in August. The sale date has passed as of November 9, 2026.
Registration	NOT PUBLISHED on the official county sources read. No registration requirement, window or approval process for Madison County appears on the county page read. A vendor listing for Madison County exists on a GovEase help page, but the county does not name or link that vendor in any source read, so it is unverified.
The list	NOT PUBLISHED on the official county sources read. No list route, newspaper notice or downloadable list for the 2026 sale was found on the county site read. Parcel count: NOT PUBLISHED.
Leftover channel	NOT PUBLISHED as Madison County practice. Under Miss. Code section 27-41-59 a parcel that draws no bid for the taxes and costs is struck off to the state, and after the two year redemption period the chancery clerk certifies unredeemed state parcels to the Secretary of State tax forfeited lands inventory.
Format	NOT PUBLISHED on the official county sources read. The county Tax Collector page at madison-co.com carried only a website outage notice, with no sale format stated. The governing statute, Miss. Code sections 27-41-55 and 27-41-59, provides for sale of the land on the last Monday in August at the courthouse door or, where the board of supervisors has ratified an online agreement, online. Which form Madison County used in 2026 is NOT PUBLISHED in the sources read: NOT PUBLISHED on the official county sources read. The county page read names no auction platform. A GovEase help page lists Madison County among its Mississippi counties, but the county's own site does not link to or name GovEase in any source read, so that listing is treated as unverified and is not adopted here
Selling office	Madison County Tax Collector, Canton. The county site is Canton under Miss. Code section 19-1-89. The Tax Collector's name is NOT PUBLISHED on the official county page read, which carried only a website outage notice during this research

Sources: Madison County Tax Collector (county page, website outage notice at time of research). Miss. Code section 19-1-89, Madison County county site (statute text). Mississippi Secretary of State, Tax Forfeited Lands FAQs. Mississippi Secretary of State, Tax Forfeited Lands rules, Part 11 Chapter 1. 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 Madison 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 Madison 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 Madison County

NOT PUBLISHED on the official county sources read. No Madison County registration terms appear on the county page read, which carried only a website outage notice. Do not substitute another county's GovEase registration terms for Madison County.

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

Deposit, Madison County	NOT PUBLISHED. No deposit amount, percentage or upfront funds requirement for Madison County appears in any official source read.
Payment, Madison County	NOT PUBLISHED on the official county sources read. No Madison County bidder payment method, deadline or terms appear on the county page read. The statutory default in Miss. Code section 27-41-59 is sale to the highest and best bidder for cash, for the taxes due plus all fees, penalties and costs; that is statute, not a Madison County published term.
What is sold	The land itself, sold by the county tax collector for cash to the highest and best bidder (section 27-41-59(1)), but delivered as a recorded claim: no deed, no possession, and a two year redemption ahead of it (sections 27-41-79, 27-41-81, 27-45-3). No certificate instrument exists in the statute; the purchaser's evidence is the collector's certified list recorded by the chancery clerk, plus whatever receipt the county or its platform issues in practice.
The statutory day	The last Monday of August, in 2026 Monday, August 31, 2026, unless the collector elected the first Monday of April (in 2026, Monday, April 6, 2026) under sections 27-41-55 and 27-41-59(1). The election is the collector's, county by county; a page that assumes August without the county's own notice has assumed the one fact the statute leaves open.
The overbid	Any bid above the taxes and costs is an excess bid under section 27-41-77: reported to the chancery clerk and paid into the county treasury. The county keeps it if the land is redeemed or the sale is set aside; the former owner may claim it only if the land is not redeemed and only on request within two years after redemption expires. The purchaser recovers it in no case and earns nothing on it in every case.
Redemption	Two years from the day of sale, at the chancery clerk: taxes, sale costs, 5 percent damages on the tax amount, and interest at one and one half percent per month on the taxes and costs (fractions counting as full months), plus post sale costs at the same rate, computed regardless of the bid (section 27-45-3). The 5 percent damages are the county's, not the purchaser's (section 27-45-1).
The deed	After the period expires and the clerk's notice process (sections 27-43-1, 27-43-3, 27-43-5) has run, the chancery clerk executes a tax deed to the purchaser on demand, vesting perfect title with immediate possession (section 27-45-23). No demand deadline exists in the current text. A confirmation or quiet title action under section 11-17-1 is optional and separate.
What the purchaser's money earns	The amount paid for taxes, with interest at one and one half percent per month and the expenses of the sale and registration, is a lien on the land in the purchaser's favor, enforceable in chancery even if the sale was illegal on some other ground (section 27-45-27). The lien runs on the taxes and costs. It never runs on an overbid.
Delinquency before the sale	Taxes are due February 1 (section 27-41-1) and unpaid taxes bear one half of one percent per month from February 1 (section 27-41-9). The 1.5 percent figure exists only inside redemption; a page applying it to the pre-sale period is using the wrong rate from the wrong chapter.
The leftover channel	No-bid parcels are struck off to the state (section 27-41-59(1)), redeemable for the same two years, then certified by the chancery clerk to the Secretary of State within 30 days of expiry (section 27-45-21) and sold by application or auction at the higher of 50 percent of market value (25 percent for prior owners or blighted property), total back taxes and fees, or the applicant's offer, conveyed by patent (sections 29-1-37, 29-1-81).

What happens to parcels that do not sell in Madison County

Madison County publishes no county specific leftover statement in the sources read. The governing statute, Miss. Code section 27-41-59, controls: when no person bids the whole amount of taxes and all costs incident to the sale, the tax collector strikes the land off to the state. The owner still has two years to redeem at the chancery clerk under section 27-45-3. The Secretary of State tax forfeited lands rules describe the end of the channel: within thirty days of the expiration of the redemption period, each chancery clerk certifies to the Secretary of State a list of lands sold to the state for taxes which have not been redeemed, and those lands enter the state tax forfeited inventory offered for sale by the Secretary of State.

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.

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