Start with the land’s location and any papers you have. Make a list of the pieces you want to sell, then compare prices and ways to find a buyer. You can use an agent, sell yourself or ask for a direct offer. You don’t need every paper to begin.
Tell us about your land. There’s no obligation to accept an offer.
Start with what you know. These steps will help you get ready and choose the way to sell that fits you.
Find a recent tax bill, deed or old survey. Write down the acres if known, nearest road and parcel number. A parcel number is the county’s number for a piece of land. Empty land may not have a street address.
List each piece you want to sell. If you own two lots but want to keep one, say that from the start. Keep an old map with your notes and mark any boundary you are unsure about. You can begin without knowing every answer.
If you live out of state, start with papers you have at home. Note the road used, any buildings and who is using the land. The mailing address on a tax bill may be where an owner lives rather than where the land is.
Start with a tax bill, deed or old survey. Keep the parcel number, acres if known and nearest road together. A parcel number is the county’s number for a piece of land. List every piece if you want to sell several lots or tracts.
The Yalobusha County Tax Assessor’s page explains that the office keeps property records and ownership maps. It lists two office contacts:
Judicial district means the county district listed in your land papers. Look for First or Second District on the deed or tax bill. If you cannot tell, give the office your parcel number and location and ask which records cover the land.
The Assessor’s page also links to a Tax GIS Map. GIS means a map that brings property details together. Start from the county page for the current link. A map can help explain the location; it does not settle an uncertain boundary.
If your land has no street address, use the parcel number and nearest road. The owner’s mailing address may be where they live, rather than where the land is. Ask about acres or other details that do not match your papers.
Put your deed, latest tax bill, survey and loan details in one folder. Add any written lease or agreement to cross another property. List the other owners and which pieces you want to include.
The Chancery Clerk’s page says the office records deeds, mortgages and other land papers. A deed describes a transfer of land. A mortgage or similar loan paper records a claim tied to a loan. You may need help finding more than one paper.
The Clerk lists First Judicial in Coffeeville at 662-675-2716, and Second Judicial in Water Valley at 662-473-2091. Have the owner names, district and any deed book/page or document number ready. Ask how to find the paper and what the copy costs.
Do not assume the Tax Assessor and Clerk use the same phone number. Ask the Assessor about property details and the Clerk about a missing recorded paper. You do not need to prepare a new deed yourself just to get a copy of the old one.
If you’re handling inherited land or helping settle a loved one’s estate, gather any estate papers you have. Ask the professional helping with closing who needs to sign and what is missing. You can work on prices and selling choices while those questions are being answered.
Use our land seller document checklist to mark what you have. Keep private family, loan and tax papers out of a public listing.
A buyer needs to know where the land is, what comes with it and what still needs checking. Write a short description using things you know:
For open land, show the gate and ground farther in. Keep a farm lease with your papers if someone uses it. Arrange visits with that person before sending buyers onto the land.
For wooded land, show the lane or entrance and any clearing. Explain parts that are hard to reach. Trees alone do not tell you what timber is worth. Keep a timber sale or cutting agreement with your papers if you have one.
For land near water, say whether you own shore, have a shared way to the water, or only have a view. Those are different things for a buyer. A neighboring home does not prove a buyer can build the same thing on your land.
Take clear, recent photos if you can safely visit. Show the road, entrance, open ground and woods. Point out wet spots you know about. It is fine to say “I haven’t checked that yet” and keep a question on your list.
Look for recent completed sales of similar land. Compare the location, acres, way in and what each price included. A small home lot is a poor match for a large field even if both are in Yalobusha County.
For a neighborhood lot, compare similar lot sizes and street settings. Keep a sale with a house separate from vacant land. For a larger tract, compare similar ground and access rather than only using the closest sale on a map.
If one deal included three parcels, keep it as one deal until you know what was sold. Do not divide the whole price by just one parcel’s acres. Ask a land agent or appraiser for help when the details are unclear.
An asking price is what someone hopes to get. A completed sale shows what a buyer paid. A tax value is a separate figure used for taxes. Keep those numbers apart. None of them is a promise about your sale price.
Our land value guide explains how to choose useful sales and avoid counting the same deal twice. Ask a local land agent or appraiser for help if good matches are hard to find.
Before spending money on clearing or a new drive, ask what buyers need for your kind of land. Some work may help, but spending more does not guarantee a higher price. Compare selling as it is with the time and cost of doing more work.
You have a few ways to sell:
Choose the approach that fits your time and goals. If you want a direct offer to compare, tell Reelvest about your land. Start with what you know. You decide whether an offer works for you.
For more statewide selling steps, see our Mississippi land seller guide.
Ask for the price and terms in writing. Check who pays closing costs, any agent fee, the planned date and what lets a buyer cancel or ask for a lower price. Ask how a loan or unpaid taxes would be handled.
The county’s Tax Collector’s page lists contacts for both districts. Ask about the current tax balance for your parcel. A tax value is not the amount you owe. If you have an old notice about unpaid taxes or a tax sale, give it to the professional helping with closing and ask what needs checking.
Keep a paid-loan receipt with your papers and ask whether the needed loan-release record is in place. Have the closing professional explain any amount that would come out of your payment.
Here’s a made-up example: a $45,000 offer minus $3,000 in seller costs leaves $42,000 before a loan or unpaid tax balance. Those numbers are not an estimate for your land. They show why the highest offer is not always the most money kept.
Use our offer comparison worksheet to keep terms side by side. Ask about anything unclear before signing.
Ask who will handle closing and what they still need. The closing professional checks records, prepares the papers and explains payment. Missing documents or signatures can affect the date.
Make sure the agreement covers the land and included items you mean to sell. Ask about a term you do not understand before signing. Request a written estimate of what you will receive and how payment will reach you.
Keep copies of the signed papers. Confirm the next steps for keys, access or other items being handed over. You do not need every answer at the start, but important questions should be settled before you finish the sale.
Yes. Start with the location, nearest road, acres if known and papers you have. List what is missing. You can research prices and ways to sell while getting help with records.
Its records offices list First Judicial in Coffeeville and Second Judicial in Water Valley. Look for the district on your land papers. If you are unsure, give the office your parcel number and location and ask which records cover the land.
Start with the Tax Assessor. The county lists First Judicial at 662-675-8707 and Second Judicial at 662-473-1235. Have your parcel number and papers ready.
Start with the Chancery Clerk. The county lists First Judicial at 662-675-2716 and Second Judicial at 662-473-2091. Have the owner names, district and any document or book/page number ready.
No. A parcel number, nearest road and papers you have can help identify it. Do not assume the owner’s mailing address is the land’s location.
No. Ask the Tax Collector about the current balance for your parcel. Have the closing professional explain how any unpaid amount would affect the money you receive.
Gather the deed and any estate or ownership papers you have. Ask the closing professional who needs to sign and what is missing. You can work on prices while those questions are being answered.
No. These steps can help you use an agent, find your own buyer or compare a direct offer. If you want a Reelvest offer to compare, tell us about your land. You decide whether it fits your plans.
Local source links reviewed October 7, 2026.