Ready to buy a home in the Magnolia State?
With its Southern charm and slower pace of life, Mississippi offers a desirable lifestyle with financial benefits. Your dream home could be a cozy single-family home in Jackson or a charming waterfront cottage in Vicksburg.
Whether you’re a first-time homebuyer or new to Mississippi’s housing market, this guide will teach you everything you need to know. We’ve broken down the entire home-buying process into 13 actionable steps.
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Key Takeaways:
- Get Pre-Approved ASAP: In a buyer’s market like Mississippi, a pre-approval letter helps you stand out.
- Save Thousands with Assistance Programs: Programs like the MHC Easy8 offer down up to $8,000 in down payment assistance. Be sure to explore eligibility and local partner options before applying.
- Don’t Skip Mississippi-Specific Inspections: Radon testing, lead paint checks for older homes, mold inspections due to humidity, termite inspections, and septic system evaluations in rural areas are all important to protect your investment.
- Ask for Credits, Not Repairs: If the inspection has issues, ask the seller for credit at closing. This allows you to hire your own contractors and prevent closing delays.
- Protect Your Investment and Your Wallet: Make sure you have homeowners insurance, and if your property is in a high-risk area, consider flood or wind/hurricane coverage. Don’t forget to apply for Mississippi’s Homestead Exemption to reduce the taxable value of your primary residence.
How to Buy a Home for the First Time in Mississippi: 13 Steps!
This step-by-step guide walks first-time home buyers in Mississippi through everything, from assessing finances and budgeting for a down payment to choosing the right mortgage. These 13 steps make the Mississippi real estate process clear, simple, and manageable.
Step 1: Assess Your Finances
As a first-time home buyer in Mississippi, the two factors that should matter the most to you are your credit score and Debt-to-Income (DTI) ratio. Additionally, you must also consider how much you can afford for a down payment, a monthly mortgage, taxes, and insurance.
What Is Your Credit Score?
A credit score is a three-digit number that indicates your creditworthiness to lenders. The minimum credit score to buy a house in Mississippi depends on the type of mortgage you get.
Minimum and Ideal Credit Scores by Loan Type
| Loan Type | Minimum Score | Ideal Score |
|---|---|---|
| FHA | 500 (10% down) | 580+ (3.5% down) |
| Conventional | 620 | 740+ for best rates |
| VA | No minimum | 620 |
| USDA | No minimum | 640 |
Portfolio mortgage loans are easy to qualify for. Here, the credit score needed to buy a house starts at around 580. VA loans are available only to veterans and active-duty service members, and require a score of 620. FHA loans also accept scores as low as 580. They are good for buyers with lower credit scores looking for houses in Mississippi.
When purchasing property in Mississippi, you can check your credit score using several reliable methods. Most of them are free and will not harm your score:
- Annual Credit Reports: Federal law entitles you to one free credit report every 12 months from each of the three major credit bureaus: Equifax, Experian, and TransUnion. These can be accessed through the official, government-authorized website, AnnualCreditReport.com.
- Credit Monitoring Services: Many banks, credit card issuers, and financial service apps provide complimentary and regular access to the FICO score. This is a convenient way to track your credit health over time.
Knowing how to repair your credit score is important to get better mortgage rates. If you’re a first time home buyer in Mississippi, here’s what you need to do:
- Pay down credit card balances and make all payments on time.
- Avoid opening multiple new accounts quickly.
- Consider becoming an authorized user on a family member’s account with a good history.
- Monitor your score regularly to track progress.
How to Calculate Your Monthly Mortgage Payment in Mississippi?
As a first time home buyer in Mississippi, knowing your average mortgage payment helps you plan your budget. Your total payment includes 4 key components, often called PITI:
- Principal and Interest: This is a major chunk of your payment, covering the amount you borrowed (principal) and the cost of borrowing (interest). It’s determined by your loan amount, interest rate, and loan term.
- Taxes: Mississippi property taxes are based on your home’s assessed value. The lender holds these funds in an escrow account and pays the tax on your behalf.
- Insurance: Lenders require you to have homeowners’ insurance to protect the property. The annual premium is usually divided by 12 and added to your monthly payment, also managed through the escrow account.
Apart from PITI, your monthly payment may also include Private Mortgage Insurance if your down payment is less than 20%, and HOA fees.
What Is a Debt-to-Income (DTI) Ratio?
Your debt-to-income ratio shows how much of your monthly income goes toward debt payments, including mortgage, car loans, credit cards, and student loans. To calculate it, add all monthly debts and divide the total by your gross pre-tax monthly income.
A high DTI can prevent you from qualifying for a mortgage, as it shows that you struggle to manage your debt. For the best mortgage rates and a higher likelihood of mortgage approval in Mississippi, aim for a DTI ratio of 36% or lower.
💡 You can still qualify for a loan in Mississippi despite a high DTI if you have compensating factors like a strong credit history, significant cash reserves or savings, stable long-term employment, etc.
Recommended DTI Ratios by Loan Type
| Loan Type | Recommended DTI Ratio | With Compensating Factors |
|---|---|---|
| Conventional | 36% back-end | 45-50% |
| FHA | 43% back-end | Up to 50% |
| VA | 41% | Can exceed 50% with the residual income test |
| USDA | 41% back-end | 44% with strong credit |
To improve your DTI ratio for a mortgage, you can either reduce your monthly debts or increase your verifiable income.
- Pay Down Debt: Use a tax refund or bonus to clear smaller loans, or consolidate multiple debts into a single loan with a lower monthly payment.
- Increase Verifiable Income: Ask for a raise, take on part-time work, or start a side business. Include all consistent income sources on your application, such as bonuses or commissions, but remember that lenders require a two-year history for secondary income.
- Adjust Your Housing Budget: A larger down payment reduces your loan amount and your monthly mortgage payment. You can also consider a lower home purchase price to keep your future housing costs down.
Step 2: Budget for Your Down Payment and Closing Costs
You should set aside money for the down payment and closing costs. Mississippi’s first time home buyer programs help make homeownership accessible and affordable.
How Much Down Payment Does a Mississippi First Time Home Buyer Need?
Typically, the down payment on a house for a first time home buyer in Mississippi usually ranges from 3% to 20% of the property’s price. However, it can vary based on the loan type. FHA loans require just 3.5% down, while some conventional loans allow a 3% down payment.
To help with these upfront costs, there are many state and local down payment assistance programs in Mississippi. They provide grants or loans to cover these expenses.
👉 First-Time Home Buyer Programs in Mississippi: Find out which is the #1 downpayment assistance program in the Magnolia State.
How to Estimate Closing Costs in Mississippi?
Closing costs are fees and expenses paid at closing beyond your down payment. Typically, buyer closing costs in Mississippi usually range from 2% to 5% of the home’s price. So, for a $263,500 home, buyers might pay $5,270 to $13,175.
These fees cover lender charges, appraisals, inspections, title insurance, taxes, agent commissions, and recording fees when buying a property in Mississippi.
Step 3: Get Pre-Approved for a Mortgage
Secure your financing early by getting pre-approved for a mortgage as a first time homebuyer in Mississippi. This step helps you understand your budget and strengthens your offer when buying a house.
How to Get Pre-approved as a First Time Home Buyer in Mississippi?
You need to follow these steps to get pre-approved when buying a house in Mississippi:
- Gather Financial Documents: Provide proof of income (recent pay stubs and W-2s), tax returns (last two years), asset statements, debt information, and a government-issued ID. Some lenders may also request verification of employment or rental history.
- Choose a Lender and Apply: Compare lenders in Mississippi and submit a mortgage application to get the best rates and terms.
- Receive Pre-Approval Letter: The lender verifies your info and issues a letter stating your approved loan amount, usually valid for 30–90 days.
A mortgage preapproval turns you from a casual house hunter to a serious buyer in Mississippi, as it:
- Strengthens Your Offer: 86% of the sellers prefer buyers with a pre-approved mortgage. For the strongest position, ask for a fully underwritten pre-approval, where the lender has already verified all your documents.
- Defines Your Budget: It clarifies exactly how much you can afford, allowing you to focus your home search on a realistic price range.
- Speeds Up Closing: With much of the financial vetting already completed, the mortgage process is streamlined once your offer on a home is accepted.
Yes, you can get pre-approved and even buy a home with bad credit in Mississippi. However, your loan options may be limited. You can also expect higher interest rates with poor credit.
Step 4: Choose the Right Mortgage
As a first time homebuyer in Mississippi, assess your finances and select a loan that fits your budget and qualifies you for available programs.
| Feature | Conventional | FHA | VA | USDA |
|---|---|---|---|---|
| Min Credit Score | 620 | 580 (500 w/10% down) | No minimum | 640 |
| Min Down Payment | 5% to 20% | 3.5% | 0% | 0% |
| Max DTI | 45% to 50% | 43% to 50% | 41%+ | 41% to 44% |
| Mortgage Insurance | PMI if <20% | Always | None | Always |
| Loan Limits | Up to $766,550 | Up to $498,257 | Up to $498,257 | Varies by county |
| Property Eligibility Criteria | Few restriction | Must meet FHA standards | Must meet VA standards | Rural/suburban areas only |
Step 5: Decide Where to Buy a Home in Mississippi
Deciding where to buy is one of the most important steps for a first time homebuyer in Mississippi. Consider factors like local housing markets, popular neighborhoods, cost of living, and amenities to help you find the best places to live in Mississippi.
Why Now Is the Time to Buy in Mississippi
The Mississippi housing market is a buyer’s market. You now have more negotiating power and a wider selection of properties to choose from:
- Housing Supply is High: Mississippi has a 4-month housing supply, which is the benchmark for a buyer’s market.
- Prices Have Stabilized: The median home price has remained relatively constant at $263,500. This allows you to set your budget with more certainty.
- Sellers are Negotiating: 27.8% of homes in Mississippi have seen price drops, signaling increased seller flexibility.
- Homes are on the Market Longer: Properties are taking an average of 48 days to sell, which allows you to make more informed decisions.
These trends show that now is the best time to buy a house in Mississippi. According to Mauricio Umansky, founder of The Agency, the current market provides “great opportunities for buyers to be aggressive and write strong offers.”
Popular Areas for Different Buyer Types
With the market now in your favor, you can be more selective about where you buy. Use this advantage to find a neighborhood that matches your priorities, whether it’s schools, commute, or lifestyle.
- Best Areas for Families: Neighborhoods like Eastborough, McCarty Lane, and Florence Gardens are top choices for their excellent schools and suburban setting. If you envision life in a community designed for family connection, explore homes for sale in Madison, MS. Properties with access to top-tier schools and parks typically range between $270,000 and $460,000.
- Best Areas for Retirees: For those seeking an active retirement, South Broadway, Cherry Street Area, and River Bluff offer low-maintenance living and vibrant social activities. If you are interested in a community renowned for its active lifestyle, consider homes for sale in Vicksburg, where prices generally range from $100,000 to $249,000.
- Best Areas for Young Adults: Areas like West Hattiesburg and Midtown offer thriving job markets and vibrant social scenes. If a cosmopolitan lifestyle is what you seek, browse the latest Hattiesburg houses for sale, where you can find modern condos and apartments starting at just $250,000.
Consider the Cost of Living When Choosing a Location
When looking for the best place to buy a house in Mississippi, consider the overall cost of living, as lower home prices can be offset by higher taxes or insurance.
- High-Cost Areas: Madison and Ridgeland are 10–11% above the state average.
- Moderate-Cost Areas: Hattiesburg and Gulfport are near or just below the national average.
- Low-Cost Areas: Meridian and McComb are 4–12% below the national average.
Step 6: Start House Hunting in Mississippi
Once you’re pre-approved and know where you want to live, the next step is finding the right house. As a first-time home buyer in Mississippi, you have two options:
- Work with a Realtor.
- Search for homes online.
An experienced agent can give you valuable local insights and expert guidance on neighborhood trends. However, you’ll have to negotiate the buyer agent commission with the seller, which may raise the home sale price.
If you prefer to take the lead, a high-tech platform like Houzeo is what you need. Whether you’re looking for beachfront mansions, high‑rise penthouses, spacious big homes, or luxury homes in Mississippi, Houzeo has you covered. You can browse through thousands of listings, set alerts, and save your search. You can even schedule showings and submit offers, all by yourself.
Don’t Just Browse. Buy.
Your entire home purchase, managed in one place.
Download the Houzeo Mobile AppStep 7: Schedule and Attend Home Showings
After you narrow down your list of potential homes, schedule and attend showings to see each property in person. For a first-time home buyer in Mississippi, visiting homes firsthand helps you evaluate condition, layout, and neighborhood, ensuring you make an informed choice.
During the showing, ask specific questions like:
- How long has the home been on the market?
- Why is the owner selling?
- What is the age of the roof, HVAC system, and water heater?
- Are there any HOA fees or pending special assessments?
- Is the property located in a flood or hurricane-prone zone?
- Has the home ever had flood, mold, or termite damage?
When buying a house in Mississippi for the first-time, check the property carefully during the open house. Look for roof sagging, foundation cracks, water stains, uneven floors, or sticking doors, which may indicate serious issues.
As a first time home buyer in Mississippi, there are three main aspects you need to focus on when shortlisting homes:
- Insurance Risks: Check whether the home is located in a flood-prone or high-wind area using FEMA flood maps. In coastal parts of Mississippi, consider a wind or hazard inspection to assess the roof, structure, and overall insurability. Older homes or those near the Gulf Coast may require higher premiums.
- Commute and Lifestyle: Test your commute during rush hour. Visit the neighborhood at different times to check for noise from traffic, airports, or nightlife. Ensure convenient access to key amenities like schools, groceries, and parks.
- Mississippi Home Loans/Assistance Program Eligibility: If you plan to use a state or federal homebuyer assistance program, ensure that the property meets all eligibility and appraisal requirements. Not doing so could make you ineligible for funding or down payment support.
Step 8: Make an Offer
When crafting an offer, make a competitive bid but stay within your budget. As a first-time home buyer in Mississippi, consider factors like the home’s market value, recent comparable sales, and any repairs needed. This increases your chances of getting a fair deal.
Step 1: Analyze Recent Sales
Your agent will pull up real estate comps that are similar to the one you want. Focus on the final sale price, not the list price. In Mississippi, home values have generally remained stable, though trends vary by city. Base your offer on comparable properties sold within the last 3 to 6 months.
Step 2: Adjust for the Home’s Condition
Factor in the age and condition of the roof and HVAC. If a comparable home sold for $263,500, but had a new roof, and your target home needs a $12,000 replacement, adjust your offer to account for that expense.
Step 3: Factor in Today’s Market
With more homes for sale, you have leverage. Even home builders are lowering their prices by almost 6% to attract buyers. So, for a home that is priced fairly, offer 2% to 4% less. If the listing has been on the market for an extended period, you can justify an even lower offer, citing both the comps and market trends.
What is an Earnest Money Deposit in Mississippi?
An earnest money deposit is a “good-faith” payment that shows you are a serious buyer. This money is held in escrow and applied towards your down payment at closing.
In Mississippi, the standard deposit is 1% to 3% of the purchase price. On a $263,500 home, this would be between $2,635 and $7,905. In highly competitive markets like Oxford or Madison, sellers may expect a deposit closer to 10%.
Once your offer is accepted, you typically have 3 business days to submit the deposit to an escrow agent, such as a title company or real estate attorney.
Yes, you can get your earnest money deposit back in Mississippi, but only if you back out of the sale for the following reasons:
- The inspection reveals major issues, and you exercise the inspection contingency.
- The appraisal comes in low, and you exercise the appraisal contingency.
- You’re unable to secure the required financing, and exit during the financing contingency period
- Title issues are discovered.
Many Mississippi first time home buyers forfeit their earnest money because:
- They back out after the contingency periods expire without a valid reason.
- They violate contract terms.
- The seller meets all contract obligations, but the buyer still refuses to close.
Step 9: Conduct Home Inspections
First-time home buyers in Mississippi should schedule home inspections to uncover any issues before buying a house. You typically get the inspection report within 24 to 48 hours.
Which Mississippi Home Inspections Should You Schedule?
A standard home inspection in Mississippi isn’t enough. The state’s unique climate and weather risks require a few specialized inspections:
- General Home Inspection ($300–$500): A licensed inspector will examine everything from the roof to the foundation. They pay special attention to storm damage, proper drainage, and the age of the AC unit.
- Mold / Moisture Inspection ($300-$600): Mississippi’s high humidity makes it susceptible to mold.
- Sewer/Septic Inspection ($100-$300): Septic inspection is important in homes with private septic systems, common in rural areas.
- WDO / Termite Inspection ($75–$100): A termite inspection is strongly recommended for all homes, especially in coastal or humid areas, and required by some lenders. Termites and other pests can cause significant structural damage.
Consider Other Specialized Inspections
Based on the property, a Mississippi first-time home buyer may want to conduct additional tests. For older homes, a lead-based paint testing and fireplace inspection is reccommended. If you see large cracks or uneven floors, a $700 foundation inspection is worth the investment.
It’s not recommended. Even if you plan to buy cheap homes in Mississippi, skipping a home inspection can lead to unexpected repair costs.
Step 10: Complete the Home Appraisal
After the inspection, your lender will typically order a home appraisal, which professionally values the property to ensure it matches your offer.
Why Do Lenders Need Appraisals?
A home appraisal in Mississippi confirms the property’s market value. Appraisers typically focus on the following parameters:
- Flood Zone and Elevation: A home in a high-risk flood zone (like Zone AE or VE) will likely be valued lower than a similar inland property due to higher insurance premiums.
- Insurance and Mitigation Features: The age of the roof, the presence of hurricane shutters, and impact-resistant windows directly affect a home’s insurability and, therefore, its market value.
- Condo/HOA Health: Appraisers closely examine a condo association’s financial health. They look for anything that may reduce the unit’s value, like the association’s reserve funds or any pending special assessments.
A standard appraisal in Mississippi costs between $350 and $650 and typically takes 7 to 14 days to complete. For luxury or waterfront properties, the cost and timeline can be higher.
If the appraisal comes in lower than your offer price, you have an appraisal gap. In such a situation, you can either:
- Renegotiate the Price: Ask the seller to lower the price to the appraised value. In the current market, many sellers are willing to negotiate.
- Cover the Gap: If the seller won’t budge, you can choose to pay the difference in cash.
- Dispute the Appraisal: If you believe the appraiser made a factual error or used poor comparable sales, you can file for a Reconsideration of Value.
- Walk Away: If you cannot reach an agreement, your appraisal contingency allows you to cancel the contract and get your earnest money back.
Step 11: Negotiate Repairs and Credits
As a first time home buyer in Mississippi, use your home inspection results to negotiate repairs and request credits from the seller. This step can help reduce unexpected costs and ensure your new house is move-in ready.
How to Use Your Inspection Report to Negotiate Repairs?
Your negotiation strategy should center on issues that impact the home’s safety, structural integrity, and insurability. Minor cosmetic flaws are not worth fighting over and can make you seem unreasonable. It’s easy to make this mistake as a first home buyer in Mississippi.
Focus your request on these critical areas:
- Safety Hazards: This includes outdated and dangerous electrical panels, faulty wiring, or missing safety features like GFCI outlets near water.
- Structural Problems: Any issues with the foundation, load-bearing walls, or the roof structure.
- System Failures: A failing HVAC system, major plumbing leaks, or an old roof.
Get 2 to 3 written estimates from licensed contractors for any major repairs. A repair request that includes professional quotes shows you are serious and have done your homework.
Should You Ask for Repair Credit?
While you can ask the seller to perform the repairs themselves, it’s better to ask for credit instead. Credit gives you the funds to hire your own contractors and ensures the work is done to your standards, not just the cheapest way possible. It also allows the sale to proceed on schedule, without any delays.
How to Negotiate Seller Concessions
Seller concessions are a powerful tool for reducing your out-of-pocket closing costs when buying real estate in Mississippi. Here, the seller pays for some of your expenses, such as the appraisal, title insurance, or property taxes.
Your ability to negotiate concessions depends on your loan type. Each loan program sets a maximum limit on how much a seller can contribute:
| Loan Type | Minimum Down Payment | Maximum Seller Concession |
|---|---|---|
| Conventional | Less than 10% | 3% of the purchase price |
| Conventional | 10% or more | 6% of the purchase price |
| FHA Loan | Any amount | 6% of the purchase price |
| VA Loan | Any amount | 4% of the purchase price |
| USDA Loan | Any amount | 6% of the purchase price |
Step 12: Review Your Closing Costs
After negotiating repairs and credit as a first time home buyer in Mississippi, review all closing costs carefully. Check title fees, escrow, insurance, and taxes so you can finalize your budget and confidently buy your house.
Understanding Closing Costs in Mississippi
- Mississippi-Specific Taxes ($1,500+): Your closing costs includes the Intangible Tax costs $0.20 per $100. On a $300,000 loan, these two taxes alone will add $600 to your bill.
- Title Fees ($2,000+): These fees cover the title search, settlement services, and title insurance policies for both you and your lender. In Mississippi, the party responsible for paying the owner’s title insurance varies by county.
- Third-Party Fees ($1,000 to $1,500): This category includes the appraisal fee, credit report fee, and flood certification fee. It also covers any inspections you ordered, like the general, 4-point, and WDO inspections.
- Prepaid and Escrow Costs ($3,000 to $6,000): You will pay for your first year of homeowners’ and, if applicable, flood insurance upfront. You will also fund your escrow account with several months of property tax and insurance payments to cover future bills.
Step 13: Close on Your New Home
Closing day is the moment you officially become the owner of your new Mississippi home. Its success depends on a careful final walk-through, a smooth funding process, and making sure all legal documents are properly signed and recorded.
Complete Your Final Walk-Through
Within 24 hours of closing, you will do one last walk-through of the property. This is not a formal inspection, but rather your final chance to see if you want this home. Use this checklist:
- Verify Repairs: Bring your inspection report and repair addendum. Confirm that all negotiated repairs have been completed to a professional standard.
- Test Everything: Run the air conditioning and test all appliances. Make sure every system is functioning as it should.
- Check for Included Items: Ensure all items that were supposed to be included in the sale, like appliances, window treatments, and light fixtures, are still in place.
- Look for Signs of Additional Damage: Make sure no new damage has occurred since your last visit. If you see any issues, notify your agent and the title company immediately before you sign any documents.
Sign the Documents
While there are numerous documents to sign, the most important ones are:
- The Closing Disclosure: You will sign the final version of this document, which outlines all your loan terms and costs.
- The Promissory Note: This is your legal promise to repay the loan. The promissory note outlines the loan amount, interest rate, repayment schedule, and maturity date.
- The Mortgage: This document secures the property as collateral for your loan.
Once you have signed everything, you will provide your “cash to close” amount via a cashier’s check or wire transfer. After your lender sends their funds to the title company, the deal is officially funded.
Get Your Keys and Celebrate
Once the deal is funded, the title company will record the new deed with the county, officially transferring ownership to you. After they pay the seller and other parties, you will finally get the keys to your new home.
Congratulations, you are officially a Mississippi homeowner! 🎉
🚩 What are the Red Flags to Look for When Buying a House in Mississippi?
A new home is a huge financial investment. To ensure that you don’t sink your money into a dud, look out for these red flags:
1. Bargain-Priced Homes
An asking price that’s significantly lower than comparable homes in the area seems like a dream come true. But that’s just until the roof collapses or faulty electrical systems burn the house down.
An extremely low price could mean the property is uninsurable, or is located in a high-risk flood zone with steep insurance costs. So before you put in an offer, check the home’s sale history and other permits from the local county’s office. Also, get insurance quotes to understand your total expense better.
2. Neighborhood Sell-Out
During the open house, if you notice too many “For Sale” signs on a single street or in a small community, it should ring alarm bells. It could be due to skyrocketing HOA fees, declining school quality, or a recent increase in crime rates. It could also point to a future nuisance, like a commercial development planned nearby.
Talk to potential neighbors to get their opinion on the area. You can also check community social media pages or online forums like Nextdoor for discussions about local issues.
3. Excessive Use of Air Fresheners
A few scented candles create a welcoming atmosphere, but if a home smells like a lavender bubble burst in it, then there’s something fishy. It may be covering up a musty smell that highlights the presence of mold and plumbing issues.
Pay close attention to the smell in the closets, bathrooms, and around the air conditioning unit. Open kitchen and bathroom cabinets and smell the area under the sink. If you detect a musty odor, ask for a separate mold inspection along with the standard home inspection.
4. Sloping or Uneven Floors
This is arguably the most critical red flag in Mississippi. Floors that are noticeably slanted or feel bouncy can indicate foundation problems. The underlying soil in many areas is an expansive clay soil that expands dramatically when wet and shrinks when dry. Minor settling may be acceptable in older homes, but significant slopes signal a major structural issue.
Bring a marble or a golf ball with you to showings and place it on the floor in different rooms to see if it rolls. Also, look for other signs of foundation issues, like large zigzag cracks in the drywall, especially above door frames.
5. Condensation in Windows
Fog trapped between the panes of double-glazed windows is a sign that the seal has failed. When the seal breaks, the insulating argon gas leaks out and is replaced by moisture-filled air. This compromises the window’s energy efficiency and leads to higher cooling costs in Mississippi’s hot climate.
Inspect each window and pay special attention to those that receive direct sunlight, as heat can cause seals to fail faster. If you see failed seals, get a quote for window replacement to use as a negotiating point.
What Should You Do After Closing?
Welcome home! Now it’s time to handle a few must-dos to protect your investment:
- File for Homestead Exemption: If the house is your primary residence, apply for Mississippi’s Homestead Exemption to reduce your property taxes.
- Set Up Utilities: Get the water, electric, internet, and trash services connected. Don’t forget pest control, especially in humid areas like Jackson and Gulfport, where bugs are active year-round.
- Get Insurance: Homeowners insurance is required if you’re financing, and flood insurance may be needed in FEMA zones. Rates are higher in coastal areas like Gulfport and Biloxi due to hurricane risk.
- Home Maintenance Plan: Schedule AC tune-ups at least twice a year, clear gutters regularly, and inspect roofs for storm damage or algae buildup. Consider wind mitigation upgrades to reduce insurance costs.
How to Buy a House in Mississippi Without a Realtor?
Research neighborhoods and browse listings on trusted sites like Houzeo. Then, schedule showings directly with sellers or their agents. You can also hire a real estate attorney to review contracts and handle legal details.
Next, get pre-approved for a mortgage, make an offer, schedule inspections, and negotiate repairs. With the necessary due diligence, you can buy a house without a Realtor.
Which First Time Home Buyer Programs in Mississippi Can You Apply For?
Various programs make homeownership accessible for a first time home buyer in Mississippi. They assist with down payments through grants or low-interest, deferred-payment loans. Applicants must meet the income and credit score criteria and complete a homebuyer education course to avail of these programs.
| Program Name | Eligibility | Grants | Key Benefit |
|---|---|---|---|
| MHC Easy8 | First-time homebuyers and Veteran; Must meet county income limits. | Up to $8,000 in Down Payment & Closing Cost Assistance (DPA). | 0% Interest, No Monthly Payments on the DPA loan. |
| MHC Trusty10 | Must meet county income limits. No first-time homebuyer requirement. | Up to $10,000 in Down Payment & Closing Cost Assistance (DPA). | Highest DPA Amount offered by MHC. A low interest rate (typically 2%). |
| MHC Smart6 | Repeat and First-time Buyers. Must meet an annual household income limit | Up to $6,000 in Down Payment & Closing Cost Assistance (DPA). | 0% Interest deferred second mortgage |
| Mortgage Credit Certificate (MCC) | First-time Homebuyer who meets income and purchase price limits. | Federal Tax Credit equivalent to 40% of the annual mortgage interest paid | Provides a Dollar-for-Dollar Reduction in federal income tax liability |
| Housing Assistance for Teachers (HAT) | Licensed Public School Teachers who agree to work in a designated Critical Shortage Area for at least 3 years. | Up to $6,000 in Down Payment and Closing Cost Assistance. | The assistance is a Forgivable Loan/Grant that is completely waived after the 3-year service commitment is met. |
1. MHC Easy8
- Eligible Buyers: First-time Homebuyers (no ownership interest in past 3 years) or Veterans/Buyers in a Target Area. Must meet county-specific income limits.
- Credit Score: Minimum 640
- Assistance: Up to $8,000 in Down Payment and Closing Cost Assistance (DPA) provided as a second mortgage.
The MHC Easy8 Program is the primary 0% interest DPA product for first-time buyers and veterans. The $8,000 DPA is a deferred second mortgage, meaning no monthly payments are required. The full amount is only due upon the sale, refinance, or payoff of the first mortgage, or if the borrower stops occupying the home.
2. MHC Trusty10 Program
- Eligible Buyers: Open to First-time and Repeat Buyers. Must meet county-specific income limits and complete a homebuyer education course.
- Credit Score: Minimum credit score is 640.
- Assistance: Up to $10,000 in Down Payment and Closing Cost Assistance (DPA).
The MHC Trusty10 Program is the most generous DPA offering. The $10,000 assistance is structured as a second mortgage with a low interest rate (typically 2%) and a 15-year repayment term. This is ideal for buyers who need the largest amount of upfront cash assistance.
3. MHC Smart6 Program
- Eligible Buyers: Open to Repeat and First-time Buyers. Must meet an annual household income limit (currently around $122,000 statewide, but check county limits).
- Credit Score: Minimum credit score is determined by the participating lender.
- Assistance: Up to $6,000 in Down Payment and Closing Cost Assistance (DPA).
The Smart6 Program is designed to help non-first-time buyers (as well as first-time buyers) with a deferred payment loan. The $6,000 DPA is a 0% interest second mortgage with no monthly payments required. Repayment is only due upon the sale, refinance, or payoff of the first mortgage.
4. Mortgage Credit Certificate (MCC)
- Eligible Buyers: First-time Homebuyers (or veterans/buyers in Target Areas) who meet MHC income and purchase price limits.
- Credit Score: Based on the requirements of the underlying first mortgage (FHA, VA, Conventional, etc.).
- Assistance: Not direct cash assistance, but a Federal Tax Credit of up to 40% of the annual mortgage interest paid (capped at $2,000/year).
The MCC is a major long-term financial benefit. It provides a direct, dollar-for-dollar reduction of the borrower’s federal tax liability every year for the life of the loan. This benefit increases the borrower’s disposable income, which can help them qualify for a higher loan amount. It can often be combined with MHC’s DPA programs (Easy8, Trusty10, Smart6).
» First Time Buyer Programs: Find the perfect program that helps you get the key to your first home.
5. Housing Assistance for Teachers (HAT)
- Eligible Buyers: Licensed public school teachers who agree to work for a minimum of three years in a designated critical shortage school district in Mississippi.
- Credit Score: Must meet the credit requirements for the underlying first mortgage (FHA, VA, etc.).
- Assistance: Up to $6,000 in down payment and closing cost assistance.
The HAT Program is designed to attract and retain educators in high-need areas. The assistance is a forgivable loan/grant that is completely waived after the teacher successfully completes the three-year service agreement in the critical shortage area.
What Should You Know Before Buying a House in Mississippi?
Before you buy a home in the Magnolia State, you must understand the factors that can impact your budget and lifestyle.
What are Some Additional Costs When Buying Houses in Mississippi?
Apart from the purchase price, you must account for several other expenses, like property taxes and potential HOA fees. However, the most critical consideration for any Mississippi homebuyer is insurance.
- Why Homeowners Insurance is Crucial: Mississippi homes are highly exposed to severe weather, including hurricanes, tornadoes, wind, hail, and flood damage in certain areas. Homeowners insurance protects your investment from these frequent and often devastating risks.
- Insurance Costs: : Annual premiums vary widely depending on the property’s location, age, and condition. Mississippi has one of the highest average homeowners insurance costs at $3,369 per year due to the severe weather risk. But waterfront or older homes may be more expensive to insure.
- Choosing the Right Policy: Make sure your policy provides adequate coverage for wind, hail, and flood risks. You may qualify for lower premiums by having features such as a newer roof or storm-resistant windows.
Do You Need Separate Flood Insurance in Mississippi?
Yes. Standard homeowners policies in Mississippi do not cover flood damage, so a separate flood insurance policy is necessary for protection. FEMA maps determine your property’s flood risk:
| Flood Zone | Risk Level | Insurance Recommendation |
|---|---|---|
| A, AE, V, VE | High-Risk | Mandatory for most federally-backed mortgages. These areas have at least a 1% chance of flooding annually. |
| B, C, X | Low-to-Moderate | Recommended. About 25% of all flood claims come from these lower-risk areas. |
When is Flood Insurance Required?
Whether you need flood insurance depends on your mortgage lender and your property’s location. Two main situations make it mandatory in Mississippi:
- Federally-Backed Mortgages in High-Risk Zones: If your home is in a high-risk flood zone and you have a federally-backed mortgage (FHA, VA, USDA, or conventional), federal law requires flood insurance.
- Lender Requirements for Other Properties: Some lenders may also require flood insurance for properties in moderate-risk areas if they feel the exposure is significant.
Why First-Time Homebuyers Should Explore Mississippi Now?
The Magnolia State is a smart choice for first-time buyers, thanks to its affordable housing prices and a market that is increasingly leaning toward buyers. Cities like Jackson and Gulfport offer diverse urban and coastal living, and there’s a community for every budget.
With thousands of homes for sale and numerous down payment assistance programs, homeownership is more attainable than ever.
» Houzeo Reviews: Read what customers have to say about Houzeo, Mississippi’s best home buying website.
