Selling a home in Mississippi

Selling comes down to three things: the right price, a home that shows well, and getting the paperwork right. Here's how it works in Mississippi, including the disclosure form that's now the seller's job to deliver.

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

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How selling works, step by step

  1. Price it: We pull recent sales, homes under contract and your competition so you start at a price that sells.
  2. Sign the listing agreement: You'll get Mississippi's agency disclosure form first. The listing agreement has to be in writing with the price, terms and an end date.
  3. Fill out your disclosures: The Property Condition Disclosure Statement, plus lead paint disclosures if the home was built before 1978.
  4. Get it ready and market it: Repairs, cleaning, photos and video. Video tours are what we do on the channel.
  5. Review offers: Your agent has to present every written offer unless you tell them otherwise in writing.
  6. Close: An attorney prepares the deed. Property taxes are paid in arrears, so expect them to be settled up at closing.

Listing agreements

Before you sign a listing agreement, the agent has to give you MREC's "Working With a Real Estate Broker" disclosure. The listing agreement itself has to be in writing, describe the property, include the price and all terms, be signed by everyone, and have a definite end date. It can't require you to send notice to cancel after it expires.

Your agent also has to give you a copy of anything you sign, at the time you sign it.

The Property Condition Disclosure Statement

Most sellers of homes with one to four units have to fill out Mississippi's Property Condition Disclosure Statement (PCDS). It covers the roof, utilities, structure and soils (including termites), land and site details like flood zones, easements and HOA dues, and built-in systems and appliances.

Since 2023, delivering it is the seller's responsibility, not the agent's. Deliver it before the buyer signs an offer if you can. If it's delivered after an offer, the buyer can terminate in writing within 3 days of in-person delivery or 5 days if it was mailed. Answer every question honestly and in good faith.

Some transfers are excluded, such as court-ordered sales, foreclosures, transfers between co-owners or to a spouse or child, and land with no home on it.

Homes built before 1978

Federal rules require sellers of pre-1978 homes to disclose any known lead-based paint or hazards, share any reports, give the buyer the EPA pamphlet "Protect Your Family From Lead in Your Home," and allow a 10-day window for a lead inspection unless the buyer waives it in writing.

EPA lead disclosure rules

Taxes and closing

Mississippi property taxes are paid in arrears. The bill for one year is due by February 1 of the next year, so the current year's taxes are usually worked out between buyer and seller at closing.

Deeds and other closing documents not prepared by you or the buyer have to be prepared by an attorney.

The fine print

This guide is general information, not legal or tax advice. Talk with your closing attorney or tax professional about your situation.

Common questions

Do I have to fill out a seller's disclosure in Mississippi?

Most sellers of homes with one to four units do. The Property Condition Disclosure Statement is the seller's responsibility to deliver, ideally before the buyer makes an offer. Some transfers, like foreclosures and court-ordered sales, are excluded.

How are property taxes handled when I sell?

Mississippi property taxes are paid in arrears (due February 1 for the prior year), so the current year's taxes are usually settled between buyer and seller at closing.

What do you need from me to price my home?

The address and anything that's been updated. We'll pull recent sales nearby and give you a range. You can request one on our home valuation page.

Sources

Thinking about selling?

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.