Mississippi Real Estate Purchase Agreement

This Mississippi Residential Purchase and Sale Agreement (this "Agreement") is made and entered into as of [[Effective Date]] ("Effective Date"), by and between [[Seller Full Legal Name(s)]] ("Seller") and [[Buyer Full Legal Name(s)]] ("Buyer"). Seller agrees to sell and convey to Buyer, and Buyer agrees to purchase from Seller, the real property described herein, subject to the terms and conditions set forth below.

Mississippi Code § 89-1 governs conveyances of real property in Mississippi. Pursuant to the Statute of Frauds, contracts for the sale of land must be in writing and signed by the party to be charged to be enforceable. Mississippi generally follows a caveat emptor ("buyer beware") standard, with important exceptions for latent defects actually known to the seller that are not readily observable and for fraud or misrepresentation. Title insurance is standard and recommended practice in Mississippi residential transactions.

All variable user inputs are expressed exclusively as `[[Token Name]]` placeholders., -

ARTICLE 1, PARTIES AND PROPERTY

1. Seller

Seller: [[Seller Full Legal Name(s)]]

Current address for notices: [[Seller Notice Address, City, Mississippi, ZIP]]

If Seller is a married individual, both spouses should execute this Agreement and the deed unless the Property is the separate property of the signing spouse.

2. Buyer

Buyer: [[Buyer Full Legal Name(s)]]

Address for notices: [[Buyer Notice Address, City, State, ZIP]]

Buyer shall take title in the following manner: [[Sole Ownership / Joint Tenants with Right of Survivorship / Tenants in Common / Other Vesting, Specify]]

3. Property

The real property that is the subject of this Agreement (the "Property") is located at:

Street Address: [[Property Street Address]]
City: [[City]], Mississippi [[ZIP Code]]
County: [[County Name]]

Legal description (attach exhibit if lengthy):

[[Full Legal Description, e.g., "Lot 12, Block 3, Sunny Acres Subdivision, according to the plat thereof recorded in Plat Book X, Page Y, in the office of the Chancery Clerk of [[County]] County, Mississippi"]]

Parcel / Tax Identification Number: [[Parcel or Tax ID]]

The Property includes the land, all buildings, improvements, fixtures, and appurtenances thereon or thereto belonging, including but not limited to built-in appliances, heating and cooling systems, plumbing and electrical fixtures, ceiling fans, window coverings, light fixtures, attached carpeting, garage door openers and remotes, mailboxes, fencing, and landscaping, except only those items of personal property expressly excluded in Section 5.

4. Personal Property Included in Sale

The following items of personal property are included in the Purchase Price and shall be conveyed to Buyer at Closing in their present condition, ordinary wear and tear excepted: [[List of Included Personal Property, e.g., refrigerator, range, dishwasher, washer, dryer, window air conditioning unit, ceiling fans, blinds]]

5. Personal Property Excluded from Sale

The following items are excluded and shall be removed by Seller prior to Closing. Seller shall repair any damage caused by removal: [[List of Excluded Personal Property, e.g., dining room chandelier, freestanding storage shed, specific plants or outdoor furniture]], -

ARTICLE 2, PURCHASE PRICE AND EARNEST MONEY

6. Purchase Price

The total purchase price ("Purchase Price") is [[Purchase Price in Words]] Dollars ($[[Purchase Price Amount]]), payable as follows:

7. Earnest Money Deposit

Within [[Earnest Money Deposit Deadline, e.g., three (3) business days]] after the Effective Date, Buyer shall deposit the sum of $[[Earnest Money Deposit Amount]] ("Earnest Money") with [[Escrow Agent / Title Company Name]] ("Escrow Agent"), located at [[Escrow Agent Address]]. The Earnest Money shall be held in a federally insured interest-bearing or non-interest-bearing escrow account as required by applicable Mississippi law and Escrow Agent's policies, pending Closing or earlier termination of this Agreement.

Buyer acknowledges that failure to deliver the Earnest Money by the deadline constitutes a material default, entitling Seller to terminate this Agreement and pursue available remedies.

8. Financing Contingency

☐ All Cash Transaction. This Agreement is not contingent upon Buyer obtaining financing. Buyer represents that Buyer has sufficient funds to pay the Purchase Price in full at Closing. Buyer shall deliver written verification of funds satisfactory to Seller within [[Proof of Funds Deadline, e.g., five (5) business days]] after the Effective Date.

☐ Financing Contingent. This Agreement is contingent upon Buyer obtaining a written loan commitment on the following terms on or before [[Financing Contingency Deadline]]:

• Loan Type: [[Conventional / FHA / VA / USDA / Other, Specify]]
• Loan Amount: Not to exceed $[[Maximum Loan Amount]]
• Interest Rate: Not to exceed [[Maximum Interest Rate]]% per annum
• Loan Term: [[Loan Term, e.g., 30]] years
• Down Payment: [[Down Payment Percentage or Amount]]

Buyer shall apply for financing promptly and pursue qualification in good faith. If Buyer is unable to obtain a commitment meeting these terms through no fault of Buyer, Buyer may terminate this Agreement by delivering written notice to Seller prior to the Financing Contingency Deadline, and the Earnest Money shall be returned to Buyer. If Buyer fails to give timely notice, the financing contingency is deemed waived.

9. Appraisal Contingency

☐ Not applicable (all cash or Buyer waives).

☐ This Agreement is contingent upon the Property appraising for at least the Purchase Price. If the appraised value is less than the Purchase Price, Buyer may (a) terminate and receive return of Earnest Money, (b) renegotiate the Purchase Price with Seller, or (c) proceed without regard to the appraisal. Buyer must deliver written notice of election within [[Appraisal Notice Period, e.g., three (3) business days]] after receipt of the appraisal., -

ARTICLE 3, INSPECTION, DUE DILIGENCE, AND DISCLOSURES

10. Inspection Period

Buyer shall have [[Inspection Period, e.g., ten (10) calendar days]] after the Effective Date (the "Inspection Period") to conduct such inspections, tests, surveys, and due diligence as Buyer deems appropriate, at Buyer's sole expense. Seller shall provide reasonable access to the Property during the Inspection Period upon reasonable notice.

Buyer may terminate this Agreement for any reason or no reason during the Inspection Period by delivering written notice to Seller prior to the expiration of the Inspection Period. Upon such timely termination, the Earnest Money shall be returned to Buyer.

If Buyer does not deliver timely written notice of termination, Buyer accepts the Property in its present condition, subject only to the representations and warranties expressly set forth in this Agreement and the Seller's disclosure obligations under Mississippi law.

11. Property Condition and Seller Representations

Seller represents and warrants to Buyer that, to Seller's actual knowledge:

1. Seller has not received written notice of any pending or threatened condemnation, zoning change, or assessment affecting the Property.

2. There are no known latent defects in the structural components, roof, foundation, plumbing, electrical, or HVAC systems that Seller has not disclosed in the Property Disclosure Statement.

3. Seller has not caused or permitted any hazardous materials to be placed, stored, or released on the Property in violation of applicable environmental laws, except as disclosed.

4. All appliances and systems included in the sale are in working order as of the Effective Date, ordinary wear and tear excepted, unless otherwise noted in disclosures.

Buyer acknowledges that Mississippi follows caveat emptor with exceptions for known latent defects and fraud. Buyer is relying on Buyer's own inspections and the disclosures provided, not on any implied warranty of habitability or fitness (except as may be expressly provided by law for new construction).

12. Title and Survey

Seller shall convey marketable title to the Property by general warranty deed (or special warranty deed if agreed), free and clear of all liens, encumbrances, and exceptions except the following permitted exceptions:

• General real estate taxes for the current year not yet due and payable.
• Easements, restrictions, and other matters shown on the current title commitment that do not materially impair the current use of the Property.
• [[Other Permitted Exceptions, e.g., HOA declarations, mineral reservations of record]]

Buyer may obtain a current survey of the Property at Buyer's expense. If the survey reveals material encroachments, boundary issues, or other title defects not acceptable to Buyer, Buyer may object in writing within [[Survey Objection Period]] days after receipt of survey. Seller shall have a reasonable opportunity to cure or this Agreement may terminate with Earnest Money returned to Buyer., -

ARTICLE 4, CLOSING AND POSSESSION

13. Closing Date

Closing shall take place on or before [[Closing Date]] ("Closing") at the offices of [[Title Company / Closing Attorney Name]], [[Closing Location Address]], or at such other place as the parties may agree. The Closing may be conducted in person, by mail, or electronically as permitted by Mississippi law and the closing agent.

14. Prorations

At Closing, the following items shall be prorated as of the Closing Date:

1. Real property taxes and assessments (based on the most recent available information, with final adjustment when actual bills are issued if required by local custom or agreement).

2. Rents, if the Property is tenant-occupied.

3. Homeowner association dues and assessments.

4. Utilities (final readings to be obtained where possible; otherwise estimated).

5. Any other items customarily prorated in Mississippi residential transactions.

15. Possession

Possession of the Property shall be delivered to Buyer at Closing, subject to the rights of any tenants disclosed in this Agreement. If Seller remains in possession after Closing, the parties shall execute a separate post-closing occupancy agreement.

Seller shall deliver the Property in broom-clean condition, free of Seller's personal property (except items to remain), and with all debris and trash removed.

16. Closing Costs and Fees

Unless otherwise agreed in writing:

• Seller shall pay: [[Seller's Typical Costs, e.g., owner's title policy premium (standard coverage), prorated taxes to date of Closing, any transfer taxes or documentary stamp taxes per Mississippi law, preparation of deed, any HOA transfer or statement fees required of seller, Seller's own attorney fees]]

• Buyer shall pay: [[Buyer's Typical Costs, e.g., lender's title policy and endorsements, survey if obtained, appraisal, loan origination and discount points, recording fees for deed and mortgage, Buyer's own attorney fees, any inspection or due diligence costs already incurred]]

Mississippi does not impose a state-level real estate transfer tax on residential conveyances in the same manner as some states; however, local recording fees, chancery clerk fees, and any applicable documentary stamps or taxes apply and shall be allocated per local custom and this Agreement., -

ARTICLE 5, DEFAULT AND REMEDIES

17. Buyer Default

If Buyer defaults by failing to perform Buyer's obligations under this Agreement (including failure to close when required), Seller may:

1. Terminate this Agreement and retain the Earnest Money as liquidated damages (not as a penalty), which the parties agree is a reasonable estimate of Seller's actual damages; or

2. Pursue specific performance or other remedies available at law or in equity.

18. Seller Default

If Seller defaults by failing to convey marketable title or otherwise perform Seller's obligations, Buyer may:

1. Terminate this Agreement and receive return of the Earnest Money plus reimbursement of reasonable out-of-pocket due diligence expenses actually incurred (not to exceed [[Cap on Reimbursable Expenses]]); or

2. Pursue specific performance or other remedies available at law or in equity., -

ARTICLE 6, ADDITIONAL PROVISIONS

19. Risk of Loss

Risk of loss or damage to the Property by fire, casualty, or other cause remains with Seller until Closing. If the Property is substantially damaged prior to Closing, Buyer may terminate this Agreement and receive return of the Earnest Money, or proceed to Closing with an assignment of insurance proceeds (if any) and appropriate price adjustment.

20. Representations and Warranties

The representations and warranties of the parties contained in this Agreement shall survive Closing for a period of [[Survival Period, e.g., one (1) year]], except that the warranty of title in the deed shall survive indefinitely or as provided by Mississippi law.

21. Assignment

Buyer may not assign this Agreement without Seller's prior written consent. Any attempted assignment without consent is void.

22. Notices

All notices under this Agreement shall be in writing and deemed given when (a) delivered personally, (b) sent by certified mail, return receipt requested, (c) sent by overnight courier with confirmation, or (d) sent by email with read receipt or confirmation of delivery to the addresses set forth above (or such other addresses as a party may designate in writing).

23. Governing Law and Venue

This Agreement shall be governed by and construed in accordance with the laws of the State of Mississippi. Any legal action arising out of this Agreement shall be brought in the courts of [[County Name]] County, Mississippi, or the United States District Court for the appropriate district.

24. Entire Agreement; Amendments

This Agreement, including any exhibits and addenda attached hereto, constitutes the entire agreement between the parties and supersedes all prior negotiations, representations, and agreements. No modification of this Agreement shall be binding unless in writing and signed by both parties.

25. Severability

If any provision of this Agreement is held invalid or unenforceable, the remaining provisions shall continue in full force and effect.

26. Time of Essence

Time is of the essence with respect to all dates and deadlines in this Agreement.

27. Binding Effect

This Agreement shall be binding upon and inure to the benefit of the parties and their respective heirs, successors, and permitted assigns.

28. Counterparts; Electronic Signatures

This Agreement may be executed in counterparts, each of which shall be deemed an original. Electronic signatures and transmission of signed copies (including PDF) shall be effective as original ink signatures., -

ARTICLE 7, SIGNATURES

SELLER:

________________________________________
Signature

[[Seller Full Legal Name(s)]]
Date: [[Seller Signature Date]]

________________________________________
Signature (if applicable)

[[Second Seller Full Legal Name]]
Date: [[Seller Signature Date]]

BUYER:

________________________________________
Signature

[[Buyer Full Legal Name(s)]]
Date: [[Buyer Signature Date]]

________________________________________
Signature (if applicable)

[[Second Buyer Full Legal Name]]
Date: [[Buyer Signature Date]], -

EXHIBIT A, LEGAL DESCRIPTION

(Attach full legal description if not fully set forth in Section 3.)

[[Attach or paste full metes and bounds or subdivision legal description here]], -

EXHIBIT B, DISCLOSURES AND ADDENDA

The following disclosures and addenda are attached and incorporated by reference (check all that apply):

• [ ] Mississippi Property Condition Disclosure Statement dated [[Disclosure Date]]
• [ ] Lead-Based Paint Disclosure (for pre-1978 housing)
• [ ] Financing Addendum
• [ ] Inspection Addendum
• [ ] HOA / Condominium Addendum
• [ ] Other: [[List Other Addenda]], -

Mississippi-Specific Disclaimer and Professional Advice Notice

This Mississippi Real Estate Purchase Agreement is a template. Real estate contracts in Mississippi must satisfy the Statute of Frauds (Miss. Code § 89-1-1 et seq. and related provisions) and be in writing and signed. Mississippi follows caveat emptor with exceptions for known latent defects and fraud. Title insurance is standard practice to protect against title defects.

This document does not constitute legal advice. Every transaction involves unique facts, local customs, lender requirements, and potential changes in law. The parties should each consult their own licensed Mississippi real estate attorney, and Buyer should obtain independent inspections and a current title commitment. Verify all statutory references and requirements against current Mississippi Code and local chancery clerk practices as of the date of use. Information is based on the specifications provided and common practice as of June 2026., -

End of Mississippi Real Estate Purchase Agreement