Land Lead Directory

Best Counties for Land Flipping in Mississippi (2024)

The best counties for land flipping in Mississippi are Pike County, Pearl River County and Jasper County. We ranked 79 Mississippi counties on how much vacant land they have and how many owners live away from their property, using Mississippi MDEQ Cadastral Framework parcel records (2024 tax roll).

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The top 5 and why

  1. 1. Pike County

    Score 87/100

    10,881 vacant parcels, 17% of owners live out of state and 82% of owners are absentee. The typical vacant parcel is 3 acres.

  2. 2. Pearl River County

    Score 87/100

    18,018 vacant parcels, 18% of owners live out of state and 62% of owners are absentee. The typical vacant parcel is 1 acres.

  3. 3. Jasper County

    Score 87/100

    10,641 vacant parcels, 17% of owners live out of state and 86% of owners are absentee. The typical vacant parcel is 10 acres.

  4. 4. Harrison County

    Score 86/100

    29,209 vacant parcels and 85% of owners are absentee. The typical vacant parcel is 0.3 acres.

  5. 5. Hancock County

    Score 84/100

    26,589 vacant parcels and 31% of owners live out of state. The typical vacant parcel is 0.3 acres.

Mississippi county ranking

The top 25 of 79 ranked counties. Every county's numbers are on the Mississippi land statistics page, with a CSV download. To compare Mississippi with other states, see the national ranking.

#CountyScoreVacant parcelsOut-of-stateAbsenteeMedian vacant acres
1Pike County8710,88117%82%3
2Pearl River County8718,01818%62%1
3Jasper County8710,64117%86%10
4Harrison County8629,20915%85%0.3
5Hancock County8426,58931%46%0.3
6Amite County829,14930%63%11.5
7Winston County8215,65613%90%3.5
8Bolivar County7910,55214%86%3.6
9Jefferson Davis County798,48818%77%9.2
10DeSoto County7610,44515%70%1.5
11Wilkinson County735,81038%83%11
12Jackson County7327,54710%76%0.5
13Copiah County729,62613%81%8.8
14Jefferson County684,62228%87%17
15Clarke County677,95718%52%13.1
16Washington County668,56016%49%1.2
17Lafayette County658,28215%56%3.1
18Yazoo County659,00211%79%8.6
19Holmes County648,40616%45%10.7
20Claiborne County634,66320%81%13
21Wayne County618,06814%54%10.5
22Scott County589,7739%65%5
23Marshall County579,56717%24%4.5
24Lincoln County5610,75111%38%7.7
25Coahoma County566,13116%54%2.5

How the ranking works

  • Vacant land supply: the number of parcels the county itself codes as vacant land. More vacant parcels means more owners to make offers to.
  • Out-of-state owners: the share of owners whose mailing address is in another state. Distant owners rarely use their land and are the core of most land mail campaigns.
  • Absentee owners: the share whose mailing address is not the parcel's address, a wider version of the same signal.
  • Each county is ranked against the rest of Mississippi on all three, and the score is the average, from 0 to 100. Counties with fewer than 500 vacant parcels or 1,000 mailable owners are left out, as are counties whose address records can't support the owner-location comparison.
  • What it doesn't measure: sale prices, how fast land sells, or buyer demand. Parcel records don't carry those, so check sold comps and access for any parcel before you buy.

Ready to mail? Build a list of vacant-land owners in any of these counties, filtered by acreage and owner location.

Land flipping in Mississippi: FAQ

What is the best county for land flipping in Mississippi?

On our parcel-record ranking, Pike County comes first in Mississippi, followed by Pearl River County and Jasper County. 10,881 vacant parcels, 17% of owners live out of state and 82% of owners are absentee. The typical vacant parcel is 3 acres. The ranking covers 79 Mississippi counties and measures how much vacant land a county has and how many of its owners live away from their property.

How is the land flipping score calculated?

Each county is ranked against the other counties in its state on three figures from its own parcel roll: the number of vacant land parcels, the share of owners whose mailing address is in another state, and the share whose mailing address is not the parcel's address. The score is the average of those three rankings, from 0 to 100, so a county scores high only when it does well on more than one. Counties with fewer than 500 vacant parcels or fewer than 1,000 owners with a mailing address are left out.

Why do out-of-state and absentee owners matter for land flipping?

An owner who lives far from a vacant parcel rarely visits it, still pays taxes on it, and often has no plan for it. Those owners are the ones land investors usually mail with cash offers, and a county with many of them gives a mail campaign more owners to reach.

Does a high score mean land is cheap or sells fast there?

No. The score uses parcel records only, and parcel records carry no sale prices, days on market or buyer demand. Before you buy, check recent sold comps, road access, zoning and back taxes for the specific parcel.

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