Mississippi uses the deed of trust, and court opinions applying Miss. Code 89-1-55 describe a trustee sale with notice published and posted for three consecutive weeks. A deed of trust is also a contract, so parties may require more notice than the statute. The Gulf Coast carries documented hurricane storm surge exposure, and contractor liens under section 85-7-403 matter for construction draws.
World's Fair Capital makes business purpose loans to real estate investors in Mississippi: fix and flip, DSCR rental, bridge and ground-up construction. This page covers points that most often matter to an investor there, each checked against the statute or agency that publishes it. It is general information, not legal or tax advice, and terms for any loan are set at underwriting.
Prepared by the WFC editorial team. Facts checked against the cited sources, last reviewed 2026-10-11.
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- 2Review the term sheet
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- 3Underwriting
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- 4Closing
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What investors should know about Mississippi
Deed of trust foreclosure notice
Mississippi appellate courts describe sales under a deed of trust as requiring notice published and posted for three consecutive weeks before the sale under Miss. Code 89-1-55.
Source: Miss. Code 89-1-55, as applied in a Miss. Court of Appeals opinion, checked 2026-10-11
Sale by trustee under a deed of trust
In the cited case, a substitute trustee under the deed of trust sold the property at a public foreclosure sale, which shows the non-judicial trustee route and the deed of trust as the security instrument.
Source: Miss. Court of Appeals opinion No. 2024-CA-01118-COA, checked 2026-10-11
Deed of trust can require more notice
Under Mississippi law the deed of trust is a contract, and parties may contract for more notice than the statute requires, so the loan documents matter.
Source: Miss. Court of Appeals opinion No. 2024-CA-01118-COA, checked 2026-10-11
Special lien for labor and materials
Mississippi section 85-7-403 sets out who holds a special lien on real estate for labor, services or materials when unpaid, and the lien is enforceable only on conditions in 85-7-405. This is relevant to draws.
Source: Miss. Code 85-7-403 and 85-7-405, as applied in a Miss. Court of Appeals opinion, checked 2026-10-11
Gulf Coast storm surge
NOAA National Hurricane Center records say Hurricane Katrina storm surge flooding reached 25 to 28 feet above normal tide level along portions of the Mississippi coast.
Source: NOAA National Hurricane Center, Hurricane history, checked 2026-10-11
General information, not legal or tax advice. Confirm details with your own counsel or title agent.
For brokers
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What to send for a first look
- Property address and type
- Purchase price, or current value on a refinance
- Loan amount requested and what it is for
- Rehab or construction budget, if any
- Current or expected rent on a rental
- The borrower's experience and estimated credit score
- Your timeline to close
Loan programs for Mississippi investors
- Hard Money Loans
- Fix & Flip Loans
- Rental / DSCR Loans
- Ground-Up Construction Loans
- Commercial Bridge Loans
- Multifamily Bridge Loans
- Small Balance Commercial Loans
- Foreign National Loans
- FlexCap Business Bridge Loans
Program availability varies by property and borrower. Business purpose loans only.
Have a deal in Mississippi?
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Rates, fees, terms, timelines, and program descriptions are subject to change without notice.
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