We buy houses in Perry County, MS

Once taxes go late, your payment moves to a different office. Late land taxes are paid at the Chancery Clerk, in full, by cash, check or money order. That office does not take cards.

A sale at the courthouse is not the end of the road. You have two years from the sale day to redeem, and you pay the Chancery Clerk, not the bidder (Miss. Code 27-45-3).

The 2026 sale date fell on August 31. By our count, land sold that day can be redeemed until about August 31, 2028. Get the exact date from the clerk.

You do not have to redeem all of a large tract. The law lets you redeem a part that splits into legal subdivisions of 40 acres or more. You can also redeem an undivided share (Miss. Code 27-45-3).

That matters for timber tracts and shared family land. The clerk's release then acts as a quitclaim of the tax buyer's claim, and it can be recorded like a deed.

The clerk must send a warning 180 to 60 days before time runs out (Miss. Code 27-43-1). If you live in Mississippi, a sheriff or constable also serves it, and your name runs in a county paper (Miss. Code 27-43-3).

These notices cost money. State law sets $50 for the records search, $2 to issue, $1 to mail and $45 to serve. We add that to $98 before publication costs, and it lands on the owner who redeems (Miss. Code 27-43-3).

Do not count on a missed letter to save you. If the officials did their duties, not actually getting the notice does not void the title (Miss. Code 27-43-3).

We found no county schedule of foreclosure sales, so watch two places. One is the legal notices in the newspaper. The other is the courthouse, where a notice must be posted.

Under a deed of trust, your land is sold at public outcry. The sale happens in Perry County or in the county where a borrower on the deed lives (Miss. Code 89-1-55).

The sale must be advertised for three straight weeks in a paper published in the county. The notice must stay posted at the courthouse for that same time and name the original borrower (Miss. Code 89-1-55).

If you see your name, count the weeks. Those three weeks may be all the time you have left to sell, pay or get advice. A real estate attorney can check whether the notice was done right.

In March 2016, the Leaf River crested at New Augusta at 31.25 feet. County emergency officials said more than 200 homes were affected, and more water was expected in Beaumont.

The sheriff said most of the places hit sat along the river banks. He named homes, campers and fishing camps that do not normally take water inside.

If you own near the Leaf, a buyer will ask about 2016. Find any insurance papers, repair bills and photos now. The county's GIS map also has a flood zone view.

Wind is the other risk. On the night of April 17, 2022, a storm left Beaumont without power. WDAM reported downed lines, uprooted trees and part of the roof torn off the town grocery.

Perry has long been more a logging county than a farming one, with a high share of wooded land. By 1900 most of its 842 industrial workers were in timber. Today the De Soto National Forest draws people outdoors, and Leaf River Cellulose tops the county's employer list.

That history shows up in how land is taxed. Land used to grow timber for sale counts as agricultural, and it is appraised on its use on January 1. A hunting lease alone does not undo that (Miss. Code 27-35-50).

A mobile home on your own land can be treated two ways. Remove the wheels and axles, anchor it, and get the Assessor's certificate. It is then real property, but for tax purposes only (Miss. Code 27-53-15).

Retiring the title goes further. Once the affidavit is filed in the land records, the home counts as real property for all purposes (Miss. Code 27-53-15). Ask which one applies before you price it.

Family tracts here may have many owners after a few generations. If one owner asks a court to sell, the others can buy that share. They have 45 days after the court's notice to say so (Miss. Code 91-31-13).