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Delinquent on Property Taxes? Here's How Mississippi Homeowners Can Save Their Property

Published by Press Forward Properties | Serving Hattiesburg and Surrounding Areas

Falling behind on property taxes is more common than most people realize — and it can happen to anyone. A job loss, a medical emergency, a death in the family, or just the slow creep of financial pressure can cause tax bills to pile up before you know it. What makes property tax debt especially dangerous is that many homeowners don't fully understand the consequences until they're deep in the process.

In Mississippi, the government has the authority to sell your home to collect unpaid property taxes. But like foreclosure, a tax sale is rarely immediate — and there are real steps you can take to protect your property before it gets to that point.

This guide breaks down what Mississippi homeowners need to know and what you can do right now to save your home.

Understanding How Property Tax Delinquency Works in Mississippi

When you miss a property tax payment in Mississippi, the clock starts ticking. Here's a general overview of how the process works:

Taxes become delinquent on February 1st of the year following when they were due.
A tax lien is placed on the property, which means the government has a legal claim against it.
At the annual tax sale, typically held in August, the county sells the right to collect your delinquent taxes to a third-party purchaser. This is called a tax lien certificate sale — the buyer pays your taxes and earns interest on what you owe them.
You have a redemption period — in Mississippi, homeowners generally have two years from the date of the tax sale to pay back what is owed (taxes, interest, and fees) and reclaim full ownership of their property.
If you don't redeem the property within the redemption window, the tax sale purchaser can begin the process of obtaining a tax deed — meaning they can take ownership of your home.

The key takeaway: time matters, but you likely have more of it than you think. Acting quickly gives you the best chance of keeping your property.

Steps You Can Take to Save Your Property

1. Find Out Exactly What You Owe

Before you can solve the problem, you need to know the full picture. Contact your county tax collector's office to get a current payoff amount, including:

The original delinquent tax amount
Accrued interest and penalties
Any fees associated with the tax sale (if one has already occurred)

In Mississippi, each county handles property taxes independently, so your first call should be to your local county tax collector. For homeowners in our area, that includes:

Forrest County: 601-545-6015
Jones County: 601-428-3101
Lamar County: 601-794-1010
Perry County: 601-964-8398
Covington County: 601-765-4242

Getting the exact number in writing gives you a clear target and helps you explore which of the options below is most realistic for your situation.

2. Pay the Balance in Full

If you have access to savings, retirement funds, or family support, paying the balance in full is the fastest and cleanest solution. Even if a tax sale has already occurred, Mississippi's redemption period means you can still pay off the debt and reclaim your property — as long as you're within the two-year window.

When you redeem the property, you'll typically need to pay:

The original delinquent taxes
Interest (which accrues at a statutory rate)
Costs and fees incurred by the tax sale purchaser

Get the exact redemption amount from your county tax collector and confirm the deadline in writing.

3. Set Up a Payment Plan With the County

Many Mississippi counties will work with homeowners to set up a payment plan for delinquent taxes. This allows you to pay what you owe in installments rather than all at once, which can make an otherwise impossible amount manageable.

Payment plan terms vary by county — some are more flexible than others — but it never hurts to ask. Call your county tax collector, explain your situation honestly, and ask specifically about installment options. The worst they can say is no, and many counties prefer partial payments over the lengthy tax sale process.

4. Apply for a Property Tax Exemption or Reduction

Mississippi offers several exemptions that can reduce your property tax burden going forward — and in some cases, retroactively. If you haven't already applied for these, you may be paying more than you legally owe.

Homestead Exemption If this is your primary residence, you should be receiving the homestead exemption, which reduces the assessed value of your home for tax purposes. If you've never applied or recently moved, contact your county tax assessor to apply.

Senior Citizens / Disability Exemption Mississippi offers additional property tax relief for homeowners who are 65 or older or who are permanently disabled. Qualifying homeowners may receive a significant reduction in their assessed value, which lowers the tax bill.

Ad Valorem Freeze for Seniors Eligible senior homeowners may be able to freeze the assessed value of their home, which protects them from increases in their tax bill as property values rise.

Contact your county tax assessor's office to learn what exemptions you qualify for. These won't erase existing delinquency, but they can lower what you owe going forward and make staying current more achievable.

5. Look Into Hardship Assistance and Nonprofit Programs

Depending on your income level and circumstances, you may qualify for assistance from local or state programs that help cover property taxes for homeowners in financial hardship.

Mississippi Homeowner Assistance Fund (HAF) The HAF program, funded through federal relief legislation, was designed to help homeowners who experienced financial hardship. While availability and eligibility requirements may have changed, it's worth checking the current status of this program at mississippi.gov or through a HUD-approved housing counselor.

Community Action Agencies Local community action agencies sometimes offer emergency financial assistance that can be applied toward property taxes. In our area, contact South Central Community Action Agency or your county's Department of Human Services to ask what resources are currently available.

211 Mississippi Dialing 2-1-1 connects you to a statewide resource helpline that can point you toward local assistance programs, including those that help with housing costs and property tax relief.

6. Refinance or Take Out a Home Equity Loan

If you have equity in your home, you may be able to refinance your mortgage or take out a home equity loan to pay off the delinquent taxes. This essentially converts your tax debt into mortgage debt, which is typically easier to manage and carries a lower interest rate than tax penalties.

This option works best when:

You have significant equity built up in the home
Your credit is still in reasonable shape
The total amount owed is manageable relative to your home's value

Keep in mind that if your credit has already been affected by financial hardship, qualifying for new financing may be difficult. Speak with a mortgage professional early to understand what's available to you.

7. Consider Selling the Property

If the delinquent taxes have grown too large to realistically pay back — or if the broader financial picture makes keeping the home unsustainable — selling may be the most practical option. Done before the redemption period expires, a sale allows you to:

Pay off the tax debt and any other liens
Protect whatever equity remains in the property
Avoid a tax deed transfer that could leave you with nothing

Selling through a traditional real estate agent is one option, but it takes time — often 45 to 60 days or longer — and the property will need to be in marketable condition.

Selling to a cash buyer like Press Forward Properties is often a better fit when time is short or the home needs repairs. We can make a fair cash offer within 24 hours, close in as little as two to three weeks, and handle the tax payoff as part of the closing process. You walk away with your equity intact and the tax problem behind you — without having to make a single repair or pay any commissions.

It's not the right choice for everyone, but for homeowners who need to move quickly or simply want to be free of the financial pressure, it can be the cleanest path forward.

Don't Wait: The Cost of Doing Nothing

The biggest mistake homeowners make with delinquent property taxes is waiting. The longer you wait, the more interest and penalties accumulate, the closer you get to losing your redemption rights, and the fewer options you have.

Mississippi's two-year redemption period sounds like a long time — but it moves fast, especially when you're dealing with everything else that comes with financial hardship. Acting now, even if you're not sure what the right move is, puts you back in control.