Mississippi seller net sheet calculator

Mississippi has no transfer tax, only flat recording fees. By custom the seller usually pays for the owner’s title policy, and closings are commonly run by attorneys.

Mississippi’s rules checked September 30, 2026Runs in your browser. Nothing you type is saved.

State Closing date

Mississippi: No state transfer tax. Owner’s title is usually paid by the seller. An attorney usually handles the closing.

Sale price

$

Mortgage payoff

$

Commissions

Listing agent

Buyer’s agent

Estimated net to seller $75,864

41%keeps

Sale price$185,000
Commissions−$10,175
- Listing agent commission (3%)est.−$5,550
- Buyer’s agent compensation (2.5%)est.−$4,625
Loans and liens−$95,000
- Mortgage payoff−$95,000
Title and closing−$2,248
- Owner’s title insuranceest.−$648
- Settlement or escrow feeest.−$600
- Closing attorneyest.−$900
- Recording and release feesest.−$100
Taxes−$1,713
- Property taxes (prorated)est.−$1,713
Net to seller$75,864

An estimate, not a closing statement. The title or escrow company and your lender provide the final figures, and the loan payoff comes from the lender's payoff statement. Commissions are negotiable.

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A Mississippi sale, worked out

The calculator opens on $185,000, about the median value of an owner-occupied home in Mississippi ($186,500, 2024 Census estimate), with a $95,000 mortgage payoff as an example. Commissions are whatever the seller agrees, so they’re left out here.

Before commissions and the payoff, the seller’s costs come to about $3,961, or 2.14% of the price, for a closing on December 5, 2026. Mississippi is one of the states with no state transfer tax.

Seller’s costs on $185,000, before commissions and the payoff
Owner’s title insuranceest.	−$648
Settlement or escrow feeest.	−$600
Closing attorneyest.	−$900
Recording and release feesest.	−$100
Property taxes (prorated)est.	−$1,713
Total	−$3,961

Estimates are tagged “est.”; the rest follow the state’s rules.

The title policy at other prices

Mississippi has no state transfer tax, so the seller’s state-set costs come down to title and closing fees. The owner’s policy below is an estimate; your title company’s quote will differ. The seller usually pays for it.

Sale price	Owner’s title policy
$250,000	$875est.
$500,000	$1,750est.
$750,000	$2,625est.
$1,000,000	$3,500est.
$2,000,000	$7,000est.

Selling in Mississippi: what to know

No state transfer tax

Mississippi has no state or local real estate transfer tax. Recording fees are uniform and flat statewide: $25 per deed for the first five pages ($26 in counties with the $1 archive fee) plus $1 per extra page.

Title insurance

The seller traditionally pays for the owner’s policy in Mississippi, but it is negotiable, so confirm with your closing attorney and contract.

Who runs the closing

Mississippi closings are customarily run by a closing attorney, who also examines and certifies title for the title insurer. A seller usually pays for deed preparation.

Property taxes

Mississippi property taxes are due on or before February 1 for the prior year. At closing the seller credits the buyer for January 1 to closing, usually estimated from the prior year’s bill.

Selling in Mississippi: questions

Is there a transfer tax in Mississippi?

No. Mississippi has no transfer tax; only flat recording fees apply.

Who pays for title insurance in Mississippi?

The seller traditionally pays for the owner’s policy in Mississippi, though it can be negotiated in the contract.

How are property taxes prorated in Mississippi?

Mississippi taxes for a year are due by February 1 of the next year, so the seller credits the buyer for January 1 to closing, usually based on last year’s bill.

How much are seller closing costs in Mississippi?

Leaving out commissions, which are whatever the seller agrees, and the loan payoff, a Mississippi seller’s costs on a $185,000 sale come to about $3,961 with the calculator’s estimates and a December 5, 2026 closing: owner’s title insurance $648, settlement or escrow fee $600, closing attorney $900, recording and release fees $100, property taxes (prorated) $1,713. Put in your own numbers above for a closer figure.

Is anything I type saved?

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