Mississippi Real Estate Purchase and Sale Agreement (Investor PDF)
An investor-ready purchase and sale agreement drafted for Mississippi transactions, plus a plain-English summary of what Mississippi law expects in a residential purchase contract. Free PDF, no signup required.
Mississippi Purchase and Sale Agreement
Free PDF • Updated July 2026
Part of our free real estate investor forms library.
What Mississippi Requires in a Purchase Contract
These are the contract and disclosure requirements our research identified for Mississippi residential transactions, with statute citations. Requirements change; always confirm the current rule before closing.
Property Condition Disclosure Statement (PCDS)
Miss. Code Ann. 89-1-501 through 89-1-527
Seller must deliver the MREC-prescribed Property Condition Disclosure Statement for transfers of 1-4 unit residential property (sale, exchange, installment contract, lease-option, ground lease with improvements)
Applies to: 1-4 unit residential ONLY when the transfer is executed by or with the aid of a licensed real estate broker or salesperson (89-1-501); pure FSBO transactions with no licensee are NOT covered; other exemptions: foreclosure-related, fiduciary, co-owner, family/lineal, government transfers, and property with no dwelling
Buyer Termination Right on Late PCDS Delivery
Miss. Code Ann. 89-1-507
If the PCDS or an amendment is delivered after execution of the offer, buyer may terminate within 3 days after in-person delivery or 5 days after delivery by mail
Applies to: transactions subject to the PCDS requirement
Federal Lead-Based Paint Disclosure Verbatim language required
42 U.S.C. 4852d; 40 C.F.R. Part 745 Subpart F (745.113); 24 C.F.R. Part 35 Subpart A
Pre-1978 housing: contract must contain the Lead Warning Statement, seller's disclosure of known lead paint/hazards, records statement, buyer's 10-day inspection opportunity, and signed acknowledgments
Applies to: pre-1978 residential dwellings
Mississippi Closing Practice at a Glance
| Deed convention | General warranty deed is customary for arm's-length residential sales (Miss. Code Ann. 89-1-33 statutory 'warrant' covenant); special warranty deeds common for investor/REO resales |
| Transfer tax | None - Mississippi imposes no real estate transfer or deed tax (recording fees only) |
| Customary payer | n/a |
| Attorney closing | Attorney required or customary. No statute mandates attorney closings, but Mississippi is customarily treated as an attorney-closing state: the MS Bar treats closings and title opinions as the practice of law, and lender/title practice is for a Mississippi attorney to close or supervise (confidence: medium) |
| Witness and notary | Deeds must be signed by the grantor and acknowledged before a notary (or proved by subscribing witnesses as an alternative) to be recorded - Miss. Code Ann. 89-3-1, 89-3-7; witnesses NOT required for a notarized deed; recorded instruments need preparer name/address/phone and grantor/grantee indexing info on the first page; recording is with the chancery clerk |
More Investor Resources
Disclaimer: This template and summary are provided free for reference and educational purposes. Clearway Home Buyers is not a law firm and does not provide legal advice, and no attorney-client relationship is created by downloading or using these forms. Real estate law varies by state and by transaction. Review any form with a licensed Mississippi attorney before use. Read the full disclaimer.
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