Buying a home in Mississippi

Buying here works a lot like anywhere else, but Mississippi has a few rules and habits worth knowing before you start: the agency disclosure form, who handles closings, the seller's disclosure statement, and the homestead exemption you'll want to file after you move in.

By Jared Laster, Living in Mississippi. Updated 2026-10-24.

Watch: What $450K Buys in Mississippi is WILD [and they will pay YOU $20K to buy it!]

How buying works, step by step

  1. Talk to a lender: Get pre-approved so you know your budget and can make a strong offer. Ask about down payment help too (more on that below).
  2. Pick your agent: Before you sign a buyer agreement, your agent has to give you Mississippi's "Working With a Real Estate Broker" disclosure. A buyer agreement must be in writing with a price range and an end date.
  3. Narrow down the area: Commute, schools, budget, water or acreage. Our area guides cover each city and county around Jackson.
  4. Make an offer: Ask for the seller's Property Condition Disclosure Statement early. If you get it after your offer, you can back out in writing within 3 days (5 if it was mailed).
  5. Inspect and check the details: Home inspection, appraisal, survey, and a look at the FEMA flood map for the address.
  6. Close, then file homestead: An attorney prepares the title opinion and closing documents. Once you own and live in the home on January 1, file for homestead exemption by April 1.

Working with an agent in Mississippi

The Mississippi Real Estate Commission (MREC) requires a disclosure form called "Working With a Real Estate Broker." It explains whether an agent represents you, the seller, both sides with everyone's written consent, or nobody. It's an acknowledgement, not a contract.

If an agent is going to represent you, they have to give you that form before you sign a representation agreement. An exclusive buyer agreement has to be in writing, list the price range you're shopping in, be signed by everyone, and have a definite end date.

Closings and title

In Mississippi a non-attorney can run a closing, but the title opinion and closing documents like the deed and deed of trust have to be prepared by an attorney. Mortgages here are recorded as deeds of trust.

By custom, buyers usually pay for the owner's title policy and recording fees, sellers usually pay the closing or settlement fee, and the survey can go either way. Mississippi has no transfer tax or mortgage tax. Everything is negotiable in the contract.

Flood zones

Check any address on FEMA's Flood Map Service Center before you commit, especially near the Pearl River or the Ross Barnett Reservoir. The seller's disclosure form also asks about flood zones, past flooding and water damage, so read that section closely.

FEMA Flood Map Service Center

Down payment help

Mississippi Home Corporation (MHC) offers loan programs with down payment assistance, including Smart7, Easy8 and Trusty10. Smart7 pairs a 30-year fixed loan with a $7,000 second loan at 0% that's repaid when you sell, refinance or pay off the home, and it doesn't require you to be a first-time buyer. Income and price limits apply.

There are also programs for public school teachers (HAT) and for lower-income buyers (Home4All). Your lender can tell you which ones you qualify for.

MHC programs

After you move in: homestead exemption

Homestead exemption lowers property taxes on your primary home. You have to own and live in the home on January 1, and you apply at the county Tax Assessor's office between January 1 and April 1. Late applications aren't accepted, so put it on your calendar.

For most homeowners under 65 it's a credit of up to $300 a year. Homeowners 65 and older or totally disabled get a bigger exemption, and certain veterans can qualify for a full exemption.

Mississippi DOR: homestead exemption

The fine print

This guide is general information, not legal or tax advice. Rules change, so check with your lender, closing attorney or the county for anything specific to your purchase.

Common questions

Do I need an attorney to buy a house in Mississippi?

An attorney has to prepare the title opinion and closing documents like the deed and deed of trust, but a non-attorney can conduct the closing itself.

When do I file for homestead exemption in Mississippi?

Between January 1 and April 1, at your county Tax Assessor's office. You need to own and live in the home as your primary residence on January 1.

Can I back out if I get the seller's disclosure after my offer?

Yes. If the Property Condition Disclosure Statement is delivered after your offer, you can terminate in writing within 3 days of in-person delivery or 5 days if it was mailed.

Is there down payment assistance in Mississippi?

Yes. Mississippi Home Corporation offers programs like Smart7, Easy8 and Trusty10, plus HAT for teachers and Home4All for lower-income buyers. Limits apply.

Sources

Ready to start looking?

Send us a message.

Call or text (601) 292-6070 · Office (228) 471-5211 · Jared Laster and Charles Lacey, licensed Mississippi real estate agents with Real Broker, LLC.