We previously wrote  here:

www.craigpanterlaw.com/tax-sales-two-ways-to-buy

www.craigpanterlaw.com/tax-sales-and-the-law

about tax sales in Mississippi, including potential pitfalls.

Today, we write about a situation in which a person purchases a property that was sold at a tax sale with the intent of leasing it.

Here is the scenario: The Chancery Clerk sells property to Buyer A at a tax sale. The two-year redemption period passes, and Buyer A receives a tax deed to the property.

Buyer B then purchases the property from Buyer A, renovates it, and leases it out. During the transaction, Buyer B receives a deed from Buyer A.  As the new owner, Buyer B is now responsible for paying the property taxes.

As the owner, Buyer B will receive certain notices from the Tax Collector. In addition, if Buyer B, by mistake or otherwise, fails to pay the taxes going forward, the property can again be sold for taxes.

If that happens, before the period of redemption ends, the Chancery Clerk is required to provide certain notices to Buyer B that he needs to bring the taxes current, or the tax sale will become final.

To protect his interests, Buyer B needs to ensure that the tax assessor and tax collector have his actual residential or business address, not just the address of the rental property.

Similarly, if it comes to pass that the property has again been sold at a tax sale and the Chancery Clerk is sending notices, Buyer B wants to be sure that the Chancery Clerk sends those notices to his actual address, not simply to the address of the rental property.

I recently encountered a situation in which the person drafting the deed from Buyer A to Buyer B listed Buyer B’s address as the rental property's address, not Buyer B’s actual address.

It turns out the Chancery Clerk did, in fact, sell the property for taxes. Unfortunately, the notices that Buyer B was entitled to receive were sent to the address of the rental property.

If you are acquiring a property for leasing, ensure your address on the deed is your actual address, not the rental property's address. Make sure the tax assessor and tax collector also have your correct address.

Panter Law Firm, PLLC

7736 Old Canton Road, Suite B

Madison, MS 39110

601-607-3156

Posted January 16, 2026