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Mississippi lawmakers aim to tackle abandoned properties

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Mississippi lawmakers aim to tackle abandoned properties


by Samuel Hughes with contributions from Miracle Jennings, Rowan Luke, Mallory Strickland, Srividya Karuturi, Gretta Graves, Gerome Webster

GULFPORT — Tall grass creeps up boarded windows. Overgrown lots hold little but broken glass and flat tires. Rotten porches sag under the weight of years of neglect. These sights of urban decay are common in Mississippi – and cleaning them up is not a simple job.

State leaders explain fixing the problem requires more than cutting the grass or tearing down crumbling homes. Many of these properties are caught in legal and financial gridlock, leaving cities without the resources to maintain or clear them for redevelopment.

How properties fall into disrepair

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In neighborhoods across Mississippi, abandoned properties aren’t just neglected — they’re stuck in a cycle that keeps them from being restored.

Rev. John Whitfield has seen it firsthand in Gulfport. As pastor of Morning Star Baptist Church, he has watched homes deteriorate as families move away, taxes go unpaid and legal complications pile up.

“A lot of these properties become the way they are because parents will die, the children will not follow through with probating an estate, back taxes become due and they go unpaid,” Whitfield said. “The properties are then purchased at an auction, or they will lapse back to the state, and the state will take them for these back taxes.”

Rev. John Whitfield spoke with RHCJC about the impact of abandoned properties on Gulfport. (RHCJC News)

But many of these properties don’t get fixed. Buyers at tax auctions often don’t live in the community — and sometimes, they never intend to fix the property at all. ; others walk away once they realize the cost of repairs exceeds potential returns, leaving properties to sit untouched for years.

“As a consequence, it’s just a matter of neglect. It’s neglect on the part of families; it’s neglect on the part of heirs; it’s neglect on the part of elected officials,” Whitfield said. “It’s neglect on the part of those people who come into possession of these blighted and dilapidated properties; it’s neglect on the part of the State of Mississippi – the Secretary of State’s Office – who may come into possession or ownership of these properties.”

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Whitfield believes systemic change is needed — not just in how the state handles abandoned properties, but also in how much financial support is available for communities struggling to clean them up.

The challenge for cities

While abandoned residences and empty lots look similar from the street, the cleanup process is different between properties owned privately and those owned by the state.

Under the current system, when a privately owned property is reported for disrepair, code enforcement officers are sent to do an assessment. If the property meets the legal definition of blight, they can issue warnings or order the property owners to make repairs.

For abandoned private properties, a public hearing is scheduled – typically with a two-week notice – to determine the next steps. However, many of these properties are owned by out-of-state investors or heirs who fail to show up, leaving cities with limited options.

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At that point, cities can clean the property and bill the owner, but many local governments lack the revenue to pay for the cost on the front end, especially without a guarantee the owners will pay.

When it comes to properties already under state control, limitations increase. Rep. Shanda Yates, an Independent from Jackson, said part of the problem is the way the rules are set up when it comes to buying property through a tax sale.

“Right now, the way that properties are sold at tax sale is: you have your tax sale, if someone purchases the property or taxes, there’s a two-year redemption period,” Yates said. “During that two-year redemption period, nothing can be done to the property. Nobody can go in and clean it up or maintain it, tear down any dilapidated structure – essentially nothing.”

Yates explained if someone buys delinquent property taxes, the property owner must pay those taxes back at 18% interest to that buyer or lose their property.

“It’s stuck as sort of a holding period waiting to see if the original owner who did not pay the taxes is going to come forward, pay the taxes and reclaim their property,” Yates said.

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After the redemption period, Yates explained, the person who bought the taxes can take the deed and own the property – or, more often than not – they refuse the deed and the property ownership goes back to the local governments to be sold again.

“There’s no end to how many times a property can be stuck in that cycle,” Yates said.

Ending the tax cycle

Yates sponsored two bills in the House to prevent properties from falling into the tax-sale cycle for decades and slowly falling into further disrepair.

Under House Bill 1198, after the end of the first cycle, if the purchaser of the delinquent taxes does not accept the deed, the property would go to the state and fall under the management of the Secretary of State’s Office.

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An abandoned property fell into disrepair in Gulfport. (RHCJC News)

Then, if enacted, House Bill 1199 would allow the Secretary of State’s Office to utilize any proceeds from selling tax-forfeited properties to maintain other state-owned, previously forfeited properties, to lessen the burden of maintenance on cities and counties.

The Mississippi Municipal League is also pushing for a Property Cleanup Revolving Fund. As outlined in House Bill 733 and Senate Bill 2023, the fund would establish a $5 million fund for low-interest loans for larger cities and grant opportunities for smaller ones to clean up blighted properties.

Rep. Randy Rushing, R-Decatur who sponsors House Bill 733, called it a base for building a much-needed support system.

“Having been a mayor of a small town, your funds are limited, and you have to prioritize your funds. So, when it comes down to the pecking order, cleaning up a dilapidated old structure or cleaning up a lot that is an eyesore is way down on the list when it comes time to do your budget every year. In a lot of municipalities and cities, it just doesn’t get done,” Rushing said.

“By creating this fund that strictly can only be used for that particular purpose, it allows a tool for our municipal government officials to reach in and borrow that money, or in your small towns’ case, it would be a grant to clean up a specific problem area,” Rushing continued.

Offsetting the burden with investors

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Several lawmakers, including Rep. Jeffrey Hulum, D-Gulfport sponsored bills in the 2025 legislative session aimed at addressing blight and soothing cities’ financial roadblocks. One of the key measures Hulum outlines is $350,000 in state appropriations for West Gulfport.

Rep. Jeffrey Hulum, D-Gulfport, talked with RHCJC at the state capitol about efforts in the 2025 legislative session aimed at addressing blight. (RHCJC News)

For Hulum, it’s an issue of public safety, public health and economic vitality.

“When I drive around my city, when I drive around my district, and I see all the blighted properties, the rundown housing, the overgrown lots; You start to think, ‘As an investor, would you invest in that area?’ And when the answer is no, you say, ‘What can I do to help the people?’ … You’ve got to go above and beyond the municipality to the state level and try to bring monies to the municipalities to improve that area,” Hulum said.

Yates believes, while using state funds for special projects can be effective in clearing blighted areas, providing developers incentives to develop state-owned property offers a long-term solution to improving state-owned blighted property.

Yates said House Bill 1201 could be the solution. The legislation proposes tax credits for developers who purchase state-owned, tax-forfeited property. In her district of Jackson, she’s seen first-hand the cost conundrum investors face.

“We know that there are housing developers that would be interested in coming in and buying chunks of property and building affordable housing,” Yates said. “An average house, from what we’ve been told, would cost about $150,000 to build. Unfortunately, in the current market and in the current areas where the housing is needed, it’s not going to sell for $150,000 – probably closer to $95,000 … So, the tax incentives would allow the developer to remain whole.”

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Currently, there are solutions to making the numbers work for developers, according to David Perkes, director at Mississippi State University’s Gulf Coast Community Design Studio. Gulfport, for example, receives U.S. Department of Housing and Urban Development Community Development Block Grants and federal HOME funds that can be used as grants to help cover the cost of construction, to fill the gap in neighborhoods that suffer from low property value.

Perkes said these federal programs, along with other community development efforts, can help to raise property values in communities, enabling property owners the assurance and ability to invest in their property.

“I would love for our elected officials to take serious: renovating, removing, improving blighted properties and dilapidated homes within our communities, to provide grants for those people on fixed incomes to make the improvements necessary for their houses to become not an eyesore, but to become the primary attraction on that block,” Whitfield said.

“If we invested in people through community development corporations, and had the very people who live in those communities to help bring about this change, then you have ownership, where people feel like they have invested something in it — whether sweat equity or money out of their pocket — then they will protect it and they will begin to police themselves.”

Outlook for state-owned lots

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Assistant Secretary of State Lands William Cheney believes, regardless of what legislation is passed, any funding to the Secretary of State for maintenance will give cities more options for reimbursement if they look to maintain state-owned lots.

“Before the legislature changed the funding in 2016, we had a couple hundred thousand dollars. It was never a huge amount, but it was enough to help keep the grass cut twice a year,” Cheney said. “But what they’re now talking about is like a couple million. Now, if it is a couple million, that’s cutting grass, that is demolishing some of these homes.”

State-owned properties in Southeast Mississippi

  • Forrest: 249
  • George: 11
  • Greene: 2
  • Hancock: 273
  • Harrison: 126
  • Jackson: 238
  • Lamar: 21
  • Pearl River: 114
  • Perry: 0
  • Stone: 2

Following a housing market crash in 2013, the Secretary of State had an inventory of 20,000 properties statewide in 2014. Now, through aggressive efforts to auction these properties, it has an inventory of about 6,800 properties, about 2,000 of which are in Hinds County.

Cheney said in many areas, such as those with poor infrastructure or a lack of civil services, a holistic approach is required to sell state-owned lots back onto the tax roll.

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“It’s not just, ‘Oh, give the state some money to cut the grass.’ Well, if it’s got a bad road, you’re still not going to sell it. It doesn’t matter whether that piece of property is in the city limits of Jackson, on the Coast, or anywhere; if you don’t want to live on it, I’m going to have a hard time selling it,” Cheney said.



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Retirement savings gap hits seniors. How to avoid outliving your money

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Retirement savings gap hits seniors. How to avoid outliving your money


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Many Americans worry their retirement savings won’t last — and a new report suggests that fear may be justified in Mississippi.

Surveys have shown that Americans fear running out of money in retirement more than they fear death itself. People are living longer, which means retirement lasts longer, and retirement costs are rising. 

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A new report from CareScout, the long-term care network, finds that the average American at age 65 faces a retirement shortfall of $109,000. That’s the difference between how much income they can expect, from Social Security, savings and other sources, and how much they should plan to spend on the expenses of daily life. 

American retirees are likely to outlive their savings in 41 states, according to the data.

The report draws on state-level estimates of life expectancy at age 65 (16 to 20 years, more or less, depending on the state), average retirement benefits, median net worth and expected retirement expenses. 

How likely are you to outlive your retirement savings in Mississippi? Here’s what we know about life expectancy, expenses and how much retiring here costs.

Mississippi retirees face a $160K savings gap

The average Mississippi senior can expect about $682,000 in expenses and $521,000 in income in retirement. Projected shortfall: $160,000. 

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It’s the 13th-largest shortfall in the U.S.

The state has some of the most affordable food costs and home prices in the country, but overall wages are also much lower than the national average.

What’s a realistic retirement age in Mississippi?

Nasdaq studied realistic retirement numbers for each state. For Mississippi, they determined that a realistic retirement age is 61 and recommend having at least $764,676 saved.

Mississippi residents aren’t taxed on income from:

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  • Social Security benefits
  • IRAs
  • 401(k)s
  • Pensions
  • Military benefits

The state income tax is also being phased out.

How long Mississippians live after age 65

Mississippi ranked next-to-last for life expectancy in a CDC list of all 50 states and the District of Columbia. Data from 2022 is the newest available.

The Magnolia State had an average life expectancy of 72.6 years.

For men, Mississippi ranked 51st at 69.5 years. Women ranked 50th with an average life expectancy of 75.7.

At age 65, people in Mississippi are expected to live another 16.7 years, on average. It’s about 15.3 years for men and 17.9 years for women.

Retirement may last longer than you think

American life expectancy is about 79 years. By the time you reach retirement, however, you can expect to live longer than the overall life expectancy figure suggests. A woman of 70, for example, can expect to live to 87.    

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Many older Americans don’t know how long their own retirement is going to last: in other words, how long they are going to live.  

Longevity literacy matters in retirement planning. If your retirement budget assumes you will live to 75, and you make it to 95, you will probably run out of money.  

How to make your retirement savings last

Don’t want to outlive your savings? Here are some tips from the experts.  

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Ways to grow your retirement account faster

One surefire way to build retirement savings is to make aggressive contributions to a workplace retirement account.  

The most successful retirement savers typically start saving early, contribute at least 10% of their income to a 401(k)-type account, and save continuously until they retire.   

And try not to raid your retirement savings for a household expense. Instead, open an emergency savings account.   

How timing Social Security affects your monthly check

The longer you wait to claim Social Security, the larger your monthly benefit checks will be.  

Based on the longevity figures above, you’re generally better off claiming Social Security later in life, if you can afford to wait. Ideally, wait until age 70, when your monthly benefit maxes out.  

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In a 2025 story, USA TODAY explained the math behind that rule of thumb.   

Mississippi cities certified for retirement living

There are 13 cities and towns in the Mississippi Hometown Retirement Program, also known as Welcome Home Mississippi.

The program encourages more people to retire in the Magnolia State. It uses no state income tax on retirement income, a tax exemption on the first $75,000 of a home’s true value and no state gift or inheritance taxes as selling points.

Certified cities “maintain high standards and boast many of the qualities and amenities retirees often seek when choosing a retirement destination,” according to the Welcome Home website.

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Cities in the program include:

Daniel de Visé covers personal finance for USA Today and writes the Daily Money newsletter. 

Bonnie Bolden is the Deep South Connect reporter for Mississippi with USA TODAY Network. Email her at bbolden@usatodayco.com.



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Mississippi Lottery Mississippi Match 5, Cash 3 results for June 25, 2026

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Mississippi Lottery Mississippi Match 5, Cash 3 results for June 25, 2026


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The Mississippi Lottery offers several draw games for those aiming to win big.

Here’s a look at June 25, 2026, results for each game:

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Winning Mississippi Match 5 numbers from June 25 drawing

01-06-09-13-23

Check Mississippi Match 5 payouts and previous drawings here.

Winning Cash 3 numbers from June 25 drawing

Midday: 3-3-8, FB: 5

Evening: 4-0-8, FB: 7

Check Cash 3 payouts and previous drawings here.

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Winning Cash 4 numbers from June 25 drawing

Midday: 2-8-3-2, FB: 5

Evening: 5-0-3-2, FB: 7

Check Cash 4 payouts and previous drawings here.

Winning Cash Pop numbers from June 25 drawing

Midday: 01

Evening: 07

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Check Cash Pop payouts and previous drawings here.

Feeling lucky? Explore the latest lottery news & results

Story continues below gallery.

Are you a winner? Here’s how to claim your lottery prize

Winnings of $599 or less can be claimed at any authorized Mississippi Lottery retailer.

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Prizes between $600 and $99,999, may be claimed at the Mississippi Lottery Headquarters or by mail. Mississippi Lottery Winner Claim form, proper identification (ID) and the original ticket must be provided for all claims of $600 or more. If mailing, send required documentation to:

Mississippi Lottery Corporation

P.O. Box 321462

Flowood, MS

39232

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If your prize is $100,000 or more, the claim must be made in person at the Mississippi Lottery headquarters. Please bring identification, such as a government-issued photo ID and a Social Security card to verify your identity. Winners of large prizes may also have the option of setting up electronic funds transfer (EFT) for direct deposits into a bank account.

Mississippi Lottery Headquarters

1080 River Oaks Drive, Bldg. B-100

Flowood, MS

39232

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Mississippi Lottery prizes must be claimed within 180 days of the drawing date. For detailed instructions and necessary forms, please visit the Mississippi Lottery claim page.

When are the Mississippi Lottery drawings held?

  • Cash 3: Daily at 2:30 p.m. (Midday) and 9:30 p.m. (Evening).
  • Cash 4: Daily at 2:30 p.m. (Midday) and 9:30 p.m. (Evening).
  • Match 5: Daily at 9:30 p.m. CT.
  • Cash Pop: Daily at 2:30 p.m. (Midday) and 9:30 p.m. (Evening).

This results page was generated automatically using information from TinBu and a template written and reviewed by a Mississippi editor. You can send feedback using this form.



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Mississippi Legislature will talk school choice, redistricting in 2027

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Mississippi Legislature will talk school choice, redistricting in 2027


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  • Mississippi state leaders are preparing for the 2027 governor’s race by outlining their legislative priorities.
  • Redistricting legislative and congressional maps is a top priority for the upcoming legislative session.
  • Lawmakers are divided on education reform, with some favoring school choice and others focusing on public school funding.
  • Republican leaders agree on the need to reduce the size of state government, though they propose different methods.

PHILADELPHIA — When asked about his campaign plans for the statewide elections in November 2027, Lt. Gov. Delbert Hosemann has avoided giving a straight answer. Usually, he tells the media that his next focus is a long checklist of priorities to tackle next legislative session.

The governor’s race next year, the first this decade without term-limited incumbent Gov. Tate Reeves, is rumored to feature a crowded field. For current officeholders, even those who don’t work directly with the state Legislature, the bills that they can endorse and urge across the finish line are often the feathers in their cap touted on the campaign trail.

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During the two days of political speaking at the Neshoba County Fair, Hosemann and other state leaders gave attendees a clearer view of what their goals are for those 60 days of debate.

Redistricting

One of the priorities common to most speakers was legislative and congressional redistricting in the wake of the U.S. Supreme Court decision that prohibited drawing voting districts on the basis of race. Reeves initially called a special session on redistricting, specifically regarding the state Supreme Court districts, but he later canceled it.

The governor opted to cancel the session, he said, because Mississippi had already had its primary. Instead, he charged Hosemann and House Speaker Jason White, the leaders of each chamber, with navigating the process during the next legislative session.

Through their redistricting committees, both said at the Neshoba County Fair, they are preparing to do exactly that.

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“The Democrats used [prior Supreme Court rulings] to make sure they elected Democrats and not the people that you wanted. Now the Supreme Court has changed that, and we’re back to ground one where we should be,” Hosemann said. “We’ve appointed a committee, they’ll be out in Mississippi … looking at who do you want to represent you and how is your district to be set up? It’s coming back to the people where it was before, where it should be today.”

Mississippi Rep. Scott Bounds and Sen. Lane Taylor, both of whom represent the Neshoba County area, are on their respective redistricting committees. Both promised that redistricting is among the first issues that the Legislature plans to take up in January, with Bounds adding that the focus is on redrawing the state legislative districts.

“I believe the best way to enact common sense, conservative policies is by electing Republicans to office,” Jason White said. “The Mississippi House of Representatives stands for that, and we will examine redistricting and elect more Republicans to local, state and federal offices.”

Reeves confirmed that he “would not be surprised” if there is a special session before the next legislative session begins in January, but that even without it, the Legislature “would definitely have redistricting done” before the statewide elections in November 2027. Reeves has the power to call a special session at any point.

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K-12 and higher education

Hosemann and White took, if not opposite perspectives, then at least different approaches to improving the state’s public and higher education systems.

White’s primary focus, he said in his speech, lays again with school choice. He told the crowd that, while lawmakers were still drafting legislation, Mississippians could expect to see a similar attempt this upcoming year as representatives put forward in January.

“I think you’ll see most statewide candidates for governor fully endorsing the idea of school choice and pushing it forward. I think the reason they will do that is because they’re smart, they’ve been polling, they’re spending their money to see what issues are important to people,” White said after giving his speech. “They’re finding out that when you get outside of the room and have a real conversation with parents, they want those choices.”

The 500-page, sweeping bill from last year primarily proposed using state money to fund vouchers for students to attend private and charter schools. It passed the House, where it originated, in a narrow vote before getting a resounding “no” vote in the Senate education committee.

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“I wish the Senate would come forward and say, ‘Look, we don’t want to go through all that again. Here’s what we would do,’” White said. “I wish there would be a way to find a win-win, but to this point, they’ve been unwilling to have a conversation. That makes it tough politics for me when they’re unwilling to even have a conversation.”

Hosemann has loudly opposed state-funded vouchers, and he took the dais to advocate for more funding in public schools. One of his education priorities for the next year, he told the crowd, was opening more special-purpose schools for children with disabilities and developmental disorders such as autism.

Where Hosemann and White have agreed is that Mississippi’s education systems are bloated. Hosemann spoke specifically about higher education, telling reporters after his speech that some institutions graduate fewer than 25% of their enrollment. He touted the benefits of performance-based funding in ensuring that schools are motivated to educate high-performing students, and Mississippians could likely see changes to the funding formula in 2027.

White has largely focused, for the moment, on K-12 public schools. He formed a committee on school consolidation that has zeroed in on small schools and districts, and top officials with the state education department have asked for the Legislature to draft a framework for closing schools in the coming years.

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How big should the government be?

Maybe the only thing that every Republican speaker agreed on was that Mississippi’s government needs to be smaller, but they phrased reform in different ways.

Reeves promoted artificial intelligence that makes workflows more efficient and decreases the number of state employees needed to do a certain job. White urged the government to decrease property taxes, because the burden makes property owners “feel like they rent the property that they own.”

Hosemann pointed to a Senate committee on efficiency and transparency that has moved to eliminate 17 government committees and boards he described as useless. White formed a similar special committee on government efficiency that has met over the summer to weigh cost-cutting measures.

While details on which departments could be downsized and precise estimates of potential savings have not been publicly outlined, nearly every state official, member of the Legislature and candidate who spoke at the Neshoba County Fair promised significant reform next session.

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Bea Anhuci is the state government reporter for the Clarion Ledger. She has covered Mississippi politics since the start of 2026. Email her at banhuci@usatodayco.com.



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