Mississippi process · seller view

The Mississippi Home-Selling Process: Your Step-by-Step Checklist

This checklist walks Mississippi home sellers through every step from picking a listing agent to handing over the keys at closing.

Reading as seller. Switch to buyer

Phase 1 of 7 · typically 2-6 weeks

Pre-Offer

Get your home ready to list, hire a listing agent, and complete the disclosure paperwork Mississippi requires before a buyer ever sees the property.

  1. Pick a Mississippi-licensed listing agent

    YouBefore listing your home

    Interview 2-3 agents who actively sell homes in your area. Ask about their pricing strategy, marketing plan, and how they handle showings. Make sure the agent holds an active Mississippi license in good standing.

    Cost: $0

  2. Sign a written listing agreement

    Your agentBefore your home goes on the market

    Your agent will give you a listing agreement that spells out the commission, the listing term, marketing duties, and how your home will be priced. Read it carefully and ask questions before signing. This is the contract that lets your agent market and sell your home.

    You'll need

    • Listing agreement

    Cost: $0

  3. Review the Working with a Real Estate Broker form

    Your agentAt your first real meeting with the agent

    Mississippi requires every licensee to give you the MREC-prescribed Working with a Real Estate Broker disclosure form at first substantive contact. The form explains the types of agency relationships available in Mississippi, including single agency and dual agency. Sign and keep a copy for your records.

    You'll need

    • Working with a Real Estate Broker form

    Cost: $0

  4. Complete the Property Condition Disclosure Statement

    YouBefore any offer is made

    Mississippi law requires sellers of residential property to fill out and deliver a written Property Condition Disclosure Statement to the buyer before or at the time the buyer makes an offer. You must disclose every material defect you know about, including problems with the roof, plumbing, electrical, heating, water, sewage, and any hazardous materials. Lying or hiding known issues can lead to legal trouble after closing.

    You'll need

    • Property Condition Disclosure Statement

    Cost: $0

  5. Disclose flood zone status and prior flood damage

    YouBefore listing

    Check whether your property sits in a FEMA special flood hazard area (Zone A, AE, V, or VE) using the FEMA Flood Map Service Center. A property's flood-zone status, any past flood damage, and prior flood insurance claims are material facts you must disclose to buyers under Mississippi law.

    You'll need

    • FEMA flood map printout
    • Prior flood insurance claim records (if any)

    Cost: $0

  6. Complete the federal lead-based paint disclosure if your home is pre-1978

    YouBefore signing a purchase contract

    If your home was built before 1978, federal law requires you to give the buyer the EPA pamphlet Protect Your Family From Lead in Your Home and disclose in writing any known lead-based paint or paint hazards. The buyer also has a 10-day window to test for lead paint unless they waive it. This applies in Mississippi even though there is no separate state lead disclosure law.

    You'll need

    • EPA Protect Your Family pamphlet
    • Lead-based paint disclosure form
    • Any prior lead inspection or test reports

    Cost: $0

  7. Disclose hurricane, wind, sex offender, mineral rights, and other known material facts

    YouBefore any offer is made

    If your home is on the Mississippi Gulf Coast, disclose any prior storm or hurricane damage, repairs, and wind or flood insurance claims history. Also disclose if you know of severed mineral rights, methamphetamine contamination history, or any other neighborhood condition that materially affects the property's value. Mississippi follows a broad material fact standard, so when in doubt, disclose.

    You'll need

    • Repair invoices
    • Insurance claim history
    • Mineral rights records (if known)

    Cost: $0

  8. Prepare the home and list it on the [[MLS]]

    Your agentOnce disclosures are complete

    Clean, declutter, make small repairs, and stage the home. Your agent will take photos and put the listing on the local MLS. Note that under post-settlement rules, your MLS listing cannot advertise an offer of pay to the buyer's agent, though general seller concessions can still be listed.

    You'll need

    • Listing photos
    • MLS listing input form

    Cost: varies

Phase 2 of 7 · typically 1-3 weeks

Offer

Review buyer offers, negotiate terms (including any pay to the buyer's agent), and sign the purchase contract.

  1. Review each incoming offer with your agent

    Your agentAs offers come in

    Your agent will present every offer in writing. Look at the price, financing type, earnest money amount, requested closing date, contingencies, and any concessions the buyer is asking for. Don't focus on price alone — terms matter just as much.

    You'll need

    • Each written offer

    Cost: $0

  2. Decide whether to offer pay to the buyer's agent

    YouDuring offer negotiation

    Since the NAR settlement took effect on August 17, 2024, pay to the buyer's agent is now negotiated inside the purchase contract itself, not advertised on the MLS. The buyer may ask you to pay their agent directly or to give a seller concession that the buyer applies to their agent's fee. You can agree, counter, or decline — it's a deal-by-deal negotiation.

    You'll need

    • Buyer's offer
    • Compensation addendum if used

    Cost: varies

  3. Counter or accept the offer

    Your agentWithin the offer's stated response deadline

    Work with your agent to send written counters until both sides agree, or simply sign to accept. Every change goes in writing — verbal agreements do not bind a real estate deal in Mississippi.

    You'll need

    • Counter-offer form (if countering)

    Cost: $0

  4. Sign the MREC-approved purchase contract

    Your agentOnce both sides agree on terms

    Mississippi licensees use the MREC-approved Contract for the Sale and Purchase of Real Estate or an equivalent association form. The contract locks in the price, earnest money, financing contingency, inspection contingency, closing date, possession date, and how closing costs are split. Don't sign until you understand every blank that has been filled in.

    You'll need

    • MREC-approved purchase contract

    Cost: $0

  5. Confirm earnest money is deposited within 10 days

    Your agentWithin 10 days of the buyer delivering earnest money

    Mississippi rules require the brokerage holding the earnest money to deposit it into a trust account within 10 calendar days of receipt. Ask your agent for written confirmation that the deposit was made on time. A late deposit can be reported to the state and creates problems if the deal falls apart.

    You'll need

    • Earnest money receipt or deposit confirmation

    Cost: $0

Phase 3 of 7 · typically 1-2 weeks

Under Contract

After both sides sign, open escrow with a Mississippi attorney, share disclosures, and start the clock on the buyer's contingencies.

  1. Open escrow with a Mississippi closing attorney

    Escrow / titleWithin a few days of contract acceptance

    Mississippi is an attorney-state for real estate closings. The buyer or seller picks a licensed Mississippi attorney to prepare the deed, run title, and handle closing. Your agent will send the signed contract to the attorney's office so they can start the title search and order payoff figures.

    You'll need

    • Signed purchase contract
    • Property tax info
    • Prior title insurance policy (if available)

    Cost: $0

  2. Deliver all signed disclosures to the buyer

    Your agentRight after contract signing

    Make sure the buyer receives signed copies of the Property Condition Disclosure Statement, the lead-based paint disclosure (if applicable), the agency disclosure form, and any HOA or flood-related disclosures. Mississippi requires these in writing — verbal disclosures do not count.

    You'll need

    • Property Condition Disclosure Statement
    • Lead-based paint disclosure
    • Agency disclosure form
    • HOA disclosures (if any)

    Cost: $0

  3. Order a mortgage payoff statement from your lender

    YouWithin the first week of being under contract

    Call your mortgage servicer and request a written payoff statement good through the planned closing date. The closing attorney will use this to figure out how much of your sale proceeds go to clear your existing loan. Order it early — some lenders take a week or more to send it.

    You'll need

    • Loan account number
    • Property address
    • Written payoff statement

    Cost: $0

  4. Respond to any title issues the attorney finds

    AttorneyAs soon as the title opinion is issued

    The closing attorney runs a title search and writes a title opinion. If they find a lien, old judgment, missing heir issue, or unreleased mortgage, they will ask you to help clear it. Move quickly — title problems are the most common reason deals miss their closing date.

    You'll need

    • Old release documents
    • Death certificates or probate records (if needed)
    • Lien payoff statements

    Cost: varies

Phase 4 of 7 · typically 7-14 days

Inspection

The buyer hires an inspector, you give them access, and the two sides negotiate any repair or credit requests.

  1. Give the buyer's inspector access to the home

    YouDuring the contract's inspection contingency window

    The buyer will hire a licensed home inspector who needs full access to the home, attic, crawl space, garage, and outbuildings. Leave the home for the inspection window (usually 2-4 hours) and make sure utilities are on so the inspector can test plumbing, electrical, and HVAC.

    Cost: $0

  2. Review the inspection report with your agent

    Your agentWithin the contingency window

    After the inspection, the buyer will share the report and a list of repair or credit requests. Read every item with your agent. Mississippi sellers are not required to fix everything — the inspection response is a negotiation, not a demand.

    You'll need

    • Inspection report
    • Buyer's repair request

    Cost: $0

  3. Negotiate repairs, credits, or price reductions

    Your agentBefore the inspection contingency expires

    You can agree to make repairs, give the buyer a credit at closing, lower the price, or refuse and let the buyer walk if their contract lets them. Whatever you agree on goes into a written inspection response or amendment signed by both sides.

    You'll need

    • Inspection response or repair amendment

    Cost: varies

  4. Complete the agreed-upon repairs and save receipts

    YouBetween the inspection response and final walk-through

    Hire licensed contractors when required, do the work before closing, and keep every receipt and invoice. The buyer will likely want proof of the repairs at the final walk-through, and the closing attorney may ask for lien waivers from contractors.

    You'll need

    • Contractor invoices
    • Lien waivers (if requested)
    • Photos of finished work

    Cost: varies

Phase 5 of 7 · typically 2-4 weeks

Loan & Appraisal

The buyer's lender orders an appraisal and underwrites the loan. Your job is to keep the home appraiser-ready and respond to any document requests.

  1. Give the appraiser access to the home

    Your agentAfter contract signing, usually within 2 weeks

    The buyer's lender will order an appraisal to confirm the home is worth at least the contract price. Make the home clean and accessible — most appraisers walk through in about 30-60 minutes. Your agent can meet them and provide comparable sales if helpful.

    You'll need

    • Recent comparable sales (optional)
    • List of recent upgrades

    Cost: $0

  2. Respond to a low appraisal if it happens

    Your agentWithin a few days of receiving the appraisal

    If the appraisal comes in below the contract price, the buyer's loan may be cut short. You can lower the price, the buyer can cover the gap in cash, or you can split the difference. If neither side budges, the buyer may cancel under their financing contingency.

    You'll need

    • Appraisal report
    • Amendment if price changes

    Cost: varies

  3. Respond quickly to any lender or underwriter requests

    Your agentThroughout the loan underwriting period

    The buyer's lender may ask for survey copies, HOA contact info, repair receipts, or proof that the home has been re-inspected after repairs. Hand things to your agent the same day to keep the closing date on track.

    You'll need

    • Survey
    • HOA contact info
    • Repair receipts

    Cost: $0

Phase 6 of 7 · typically 1-2 weeks

Pre-Closing

In the last week or two before closing, the attorney finalizes the deed, you provide HOA documents, and you arrange to move out.

  1. Wait for the attorney to prepare the warranty deed

    AttorneyIn the final week before closing

    In Mississippi, only a licensed attorney can draft the warranty deed and other legal transfer documents. Your closing attorney will draft the deed using the property's legal description and send it to all parties for review before closing day.

    You'll need

    • Legal description
    • Photo ID

    Cost: $300-700 typical

  2. Provide HOA documents and request a payoff letter

    YouAs soon as you go under contract

    If the home is in a planned community or HOA, Mississippi law requires that the buyer get copies of the declaration, bylaws, rules, and current and special assessment amounts before closing. Contact the HOA management company early to order a closing letter — many charge a fee and take 5-10 business days.

    You'll need

    • HOA declaration and bylaws
    • HOA estoppel or closing letter
    • Current dues statement

    Cost: $50-300 typical

  3. Review the closing statement before closing day

    Attorney24-72 hours before closing

    The closing attorney will send a settlement statement (often called a CD or ALTA settlement statement) showing every credit, debit, and the net proceeds you walk away with. Compare it line by line to your contract and disclosures. Catch errors before closing day, not at the table.

    You'll need

    • Closing settlement statement

    Cost: $0

  4. Arrange to move out and cancel or transfer utilities

    YouIn the week before closing

    Schedule movers, change your mailing address, and call each utility (power, water, gas, internet) to schedule a final read or transfer on the closing date. Leave the home clean and remove every personal item unless the contract says otherwise.

    You'll need

    • Utility account numbers
    • Mover confirmation

    Cost: varies

  5. Prepare for the buyer's final walk-through

    YouDay before or morning of closing

    Most contracts give the buyer a final walk-through in the 24-48 hours before closing. Make sure all agreed repairs are done, the home is clean, and any items the contract says you must leave (appliances, fixtures, garage door openers) are still there.

    You'll need

    • Repair receipts (to leave for buyer)

    Cost: $0

Phase 7 of 7 · typically 1 day

Closing

At closing, you sign the warranty deed at the attorney's office, pay the documentary stamp tax, pay off your old mortgage, and hand over the keys.

  1. Bring photo ID, keys, and required documents to closing

    YouClosing day

    Bring a current government-issued photo ID, all sets of keys, garage door openers, mailbox keys, and any home warranty paperwork. If you have a Power of Attorney signing for you, that document must already be on file with the attorney.

    You'll need

    • Government photo ID
    • All keys and remotes
    • Home warranty documents

    Cost: $0

  2. Sign the warranty deed at the attorney's office

    AttorneyAt the closing appointment

    You'll sign the warranty deed (and any related documents like a bill of sale or affidavit of title) in front of the closing attorney and a notary. Once signed, the attorney records the deed with the county chancery clerk, which legally transfers ownership to the buyer.

    You'll need

    • Warranty deed
    • Bill of sale
    • Affidavit of title

    Cost: $0

  3. Pay the Mississippi documentary stamp tax

    Escrow / titleAt closing

    Mississippi charges a documentary stamp tax of $1.00 per $500 (or fraction of $500) of the sale price when the deed is recorded. By custom this is paid by the seller, but the contract can shift it. On a $250,000 sale the tax is $500; on a $375,000 sale it's $750. The attorney pulls this out of your sale proceeds at closing.

    Cost: $1 per $500 of price

  4. Pay off your existing mortgage from sale proceeds

    Escrow / titleAt closing, same day as signing

    The closing attorney uses your sale proceeds to wire off the payoff to your old lender on the same day. Make sure the payoff amount on the settlement statement matches the written payoff statement you ordered from your lender. Any small overage gets refunded to you by the servicer a few weeks later.

    You'll need

    • Mortgage payoff statement

    Cost: $0

  5. Hand over keys and receive your net proceeds

    Escrow / titleAt or right after closing

    Once the deed is signed, the funds are wired, and the documents are recorded, the home officially belongs to the buyer. Give your agent the keys, garage door openers, and any access codes for the buyer. Your net proceeds will arrive by wire or check from the closing attorney, usually the same day or the next business day.

    You'll need

    • Keys
    • Garage door openers
    • Wire transfer instructions

    Cost: $0

Sources

  1. [1] NAR Settlement FAQs — Antitrust and Compensation
  2. [2] NAR Settlement FAQs — Written Buyer Agreements Requirement
  3. [3] NAR Settlement FAQs — Compensation Practice Changes
  4. [4] NAR Settlement FAQs — MLS Compensation Prohibition
  5. [5] Mississippi Code §89-1-501 et seq. — Property Condition Disclosure
  6. [6] FEMA Flood Map Service Center
  7. [7] FEMA Flood Map Service Center
  8. [8] Mississippi Code §89-1-501 et seq. — Property Condition Disclosure
  9. [9] EPA — Real Estate Lead Disclosure Requirements
  10. [10] Mississippi Code §89-1-501 et seq. — Property Condition Disclosure
  11. [11] Mississippi Code §89-1-501 et seq. — Property Condition Disclosure
  12. [12] Mississippi Code §89-12 — Planned Communities and HOA Law
  13. [13] Mississippi Real Estate Commission — Transaction Disclosure Requirements
  14. [14] Mississippi Code §89-1-501 et seq. — Property Condition Disclosure
  15. [15] Mississippi Real Estate Commission — Working with a Real Estate Broker Form
  16. [16] Mississippi Code §73-35-1 et seq. — Agency and Disclosure Requirements
  17. [17] Mississippi Real Estate Commission — Closing Requirements
  18. [18] Mississippi Code §73-35-1 et seq. — Licensee Limitations on Legal Practice
  19. [19] Mississippi Code §27-33-1 et seq. — Documentary Stamp Tax
  20. [20] Mississippi Real Estate Commission — Closing Cost Guidance
  21. [21] Mississippi Real Estate Commission — Approved Contract Forms
  22. [22] Mississippi Administrative Code Title 30, Part 1601 — MREC Trust Account Rules

Last updated May 15, 2026