State records guide
Property title search in Mississippi
Facts below are taken from official Mississippi county pages and a federal Census guide, each labeled with the county it describes, each linked, each checked on the date shown. General information, not legal advice.
There are 82 Mississippi counties, and the Covington County page describes its chancery clerk as the public recorder of deeds and mortgages. Harrison County's page says a tax sale leaves the owner the legal owner, able to redeem for up to 2 years before a tax deed matures. The DeSoto County clerk describes transfer on death deeds.
What a Mississippi title search has to account for
| Where deeds are recorded | The Covington County page linked describes the chancery clerk as public recorder: deeds and mortgages relating to real property are the primary records, and the clerk also records construction and condominium liens, federal tax liens and lis pendens notices. As clerk of the chancery court, the clerk handles matters such as estates and property disputes. Source: Covington County, Mississippi, Chancery Clerk duties, checked 2026-11-06. |
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| Recording jurisdictions | Mississippi has 82 counties, all functioning governmental units, each governed by a board of supervisors. Source: U.S. Census Bureau, Guide to State and Local Census Geography: Mississippi, checked 2026-11-06. |
| Delinquent property tax sales | The Harrison County page linked states that when land taxes go unpaid, the property is listed in the tax sale and bid on by registered tax purchasers, and the property owner is still the legal owner during the redemption period. If the taxes are unpaid at the end of that period, the property matures into a tax deed and transfers to the tax purchaser, who needs confirmation of title through the Chancery Court to receive a clear title of ownership. Source: Harrison County, Mississippi, Chancery Clerk, Land Redemption, checked 2026-11-06. |
| Tax sale redemption (Harrison County page) | The Harrison County page says the owner can redeem by paying the taxes up to 2 years from the date of the tax sale, including any current or prior year taxes owed, interest at 1.5% per month and the fees and penalties the law requires. In the maturity year the county's chancery clerk's office searches the title and notifies anyone with a possible interest before the sale matures. Source: Harrison County, Mississippi, Chancery Clerk, Land Redemption, checked 2026-11-06. |
| Transfer-on-death deed | The DeSoto County Chancery Clerk FAQ linked describes a transfer on death deed (TODD) as a legal document that transfers an individual's interest in real property to one or more designated beneficiaries effective at the transferor's death, without changing the ownership or right to the property until the death of the transferor. Source: DeSoto County, Mississippi, Chancery Clerk FAQ: What is a Transfer on Death Deed (TODD)?, checked 2026-11-06. |
How the search itself is done and what you receive are set out under property title search and title report. Prices are the same in every state: see title search and title report cost.
Who keeps the land records in Mississippi?
The Covington County page linked above describes the chancery clerk there as the public recorder. The clerk's primary records are deeds and mortgages, and the same office records construction and condominium liens, federal tax liens and lis pendens notices. As clerk of the chancery court, the Covington clerk also handles matters of estates, guardianships, divorces and property disputes.
The state has 82 counties, and the Harrison County page linked above lists separate recording and redemption offices for Judicial District 1 and Judicial District 2. The report traces the chain of title as far back as the county's records go, with document images of the key instruments, and verifies findings with the assessor, tax office, recorder and courts.
What happens when Mississippi property taxes go unpaid?
The Harrison County page linked above describes the sequence there. Unpaid land taxes put the parcel in the tax sale, where registered tax purchasers bid on it. During the redemption period the property owner is still the legal owner.
That page says redemption runs up to 2 years from the date of the tax sale and costs the taxes owed for current and prior years, interest at 1.5% per month, and the fees and penalties the law requires. In the maturity year, it says, the clerk's staff performs a property title search to contact any person with a possible vested interest, through two mailed notices, notices served by a county constable or sheriff's deputy, and a full list of maturing properties in the newspaper. If the taxes are unpaid at the end of that period the property matures into a tax deed and transfers to the tax purchaser, who needs confirmation of title through the Chancery Court to receive a clear title of ownership. An auction title report reports the surviving liens, taxes and assessments in dollars for the bidder's attorney.
What is a transfer on death deed in Mississippi?
As the DeSoto County source linked above explains, a transfer on death deed transfers an individual's interest in real property to one or more designated beneficiaries effective at the transferor's death, but does not change the ownership or right to the property until then.
A probate title search finds the decedent's property by name and reports vesting at death, how title passes, including joint tenancy, a transfer on death deed, a trust or a life estate, and the liens to pay.
How does the chancery clerk's dual role shape a Mississippi probate search?
The Covington County page linked above describes the chancery clerk there as both the public recorder and the clerk of the chancery court, which handles matters of estates. In that county, the land records and the estate matters sit with the same clerk.
When the decedent owned land in more than one of the 82 counties, each county is searched. The report does not decide who the heirs are; it states the recorded instruments it finds, and the estate attorney reads their effect.
Which package fits a Mississippi property?
Every package covers Mississippi property wherever it is recorded. Pick by situation:
- Probate law firm: Find every property a decedent held, how it was vested and what has to be paid before it passes. $595 per estate.
- Real estate law firm: A preliminary report with schedule-style exceptions and print-ready exhibits for your matter. $695 per property.
- Builders and developers: Multi-parcel research on access, easements, restrictions, mineral reservations and entity ownership. $995 first parcel.
- Auction buyer: Know the total cost to own, which liens survive the sale and whether to bid at all. $395 for 1 property.
- Home buyer: Confirm the seller owns the home and learn what has to be cleared before you pay. $449 per property.
- Home seller: Find the old mortgage, judgment or name mismatch before a buyer's title company does. $449 per property.
Questions about a title search in Mississippi
Which office records deeds in Mississippi?
The Covington County page linked above describes its chancery clerk as public recorder. Deeds and mortgages on real property are that clerk's primary records, and the same office records construction and condominium liens, federal tax liens and lis pendens notices. The state has 82 counties, and the Harrison County page lists separate recording offices for its two judicial districts.
How long can an owner redeem after a Harrison County, Mississippi tax sale?
According to the Harrison County chancery clerk's land redemption page, an owner there can pay the taxes and redeem up to 2 years from the date of the tax sale, including current or prior year taxes owed, interest at 1.5% per month and the fees and penalties the law requires. During that period the owner is still the legal owner. The report verifies tax sales and redemptions with the tax office.
When does a Mississippi tax purchaser receive a tax deed?
The Harrison County page linked above describes the owner as still the legal owner during the redemption period. If the taxes are unpaid when the period ends, the property matures into a tax deed and transfers to the tax purchaser, who needs confirmation of title through the Chancery Court to receive a clear title of ownership. The report states the surviving liens, taxes and assessments in dollars.
What is a Mississippi transfer on death deed?
The DeSoto County chancery clerk describes a transfer on death deed as a legal document that transfers an individual's interest in real property to one or more designated beneficiaries effective at the transferor's death, without changing the ownership or right to the property until then. A probate title search reports how title passes, including by such a deed.
Why does the chancery clerk matter for a Mississippi probate title search?
The Covington County page linked above describes its chancery clerk as public recorder and as clerk of the chancery court, handling matters of estates, guardianships and property disputes. In that county the land records and estate matters sit with the same clerk. A probate title search finds the decedent's property by name and reports vesting at death, how title passes and the liens to pay.
How many counties can a Mississippi title search involve?
There are 82 counties in the state. A parcel is searched in its own county, and land held in several counties is searched in each. The report traces the chain of title as far back as the county's records go and verifies findings with the assessor, tax office, recorder and courts.