Mississippi Code
Miss. Code Ann. § 73-35-3 (2026)
Definitions; applicability of chapter
✓ current as of July 2026
- (1) The term "real estate broker" within the meaning of this chapter shall include all persons, partnerships, associations and corporations, foreign and domestic, who for a fee, commission or other valuable consideration, or who with the intention or expectation of receiving or collecting the same, list, sell, purchase, exchange, rent, lease, manage or auction any real estate, or the improvements thereon, including options; or who negotiate or attempt to negotiate any such activity; or who advertise or hold themselves out as engaged in such activities; or who direct or assist in the procuring of a purchaser or prospect calculated or intended to result in a real estate transaction. The term "real estate broker" shall also include any person, partnership, association or corporation employed by or on behalf of the owner or owners of lots or other parcels of real estate, at a stated salary or upon fee, commission or otherwise, to sell such real estate, or parts thereof, in lots or other parcels, including timesharing and condominiums, and who shall sell, exchange or lease, or offer or attempt or agree to negotiate the sale, exchange or lease of, any such lot or parcel of real estate.
- (2) The term "real estate" as used in this chapter shall include leaseholds as well as any and every interest or estate in land, including timesharing and condominiums, whether corporeal or incorporeal, freehold or nonfreehold, and whether said property is situated in this state or elsewhere; provided, however, that the term "real estate" as used in this chapter shall not include oil, gas or mineral leases, nor shall it include any other mineral leasehold, mineral estate or mineral interest of any nature whatsoever.
- (3) One (1) act in consideration of or with the expectation or intention of, or upon the promise of, receiving compensation, by fee, commission or otherwise, in the performance of any act or activity contained in subsection (1) of this section, shall constitute such person, partnership, association or corporation a real estate broker and make him, them or it subject to the provisions and requirements of this chapter.
- (4) The term "real estate salesperson" shall mean and include any person employed or engaged by or on behalf of a licensed real estate broker to do or deal in any activity as included or comprehended by the definitions of a real estate broker in subsection (1) of this section, for compensation or otherwise.
- (5) The term "automated valuation method" means any computerized model used by mortgage originators and secondary market issuers to determine the collateral worth of a mortgage secured by a consumer's principal dwelling.
- (6) The term "broker price opinion" means an estimate prepared by a real estate broker, agent, or salesperson that details the probable selling price of a particular piece of real estate property and provides a varying level of detail about the property's condition, market, and neighborhood, and information on comparable sales, but does not include an automated valuation model.
- (7) Exempt from the licensing requirements of this chapter shall be any person, partnership, association or corporation, who, as a bona fide owner, shall perform any aforesaid act with reference to property owned by them, or to the regular employees thereof who are on a stated salary, where such acts are performed in the regular course of business.
- (8) The provisions of this chapter shall not apply to:
- (a) Attorneys at law in the performance of primary or incidental duties as such attorneys at law.
- (b) Any person holding in good faith a duly executed power of attorney from the owner, authorizing the final consummation and execution for the sale, purchase, leasing or exchange of real estate.
- (c) The acts of any person while acting as a receiver, trustee, administrator, executor, guardian or under court order, or while acting under authority of a deed of trust or will.
- (d) Public officers while performing their duties as such.
- (e) Anyone dealing exclusively in oil and gas leases and mineral rights.
- (9) Nothing in this chapter shall be construed to prohibit life insurance companies and their representatives from negotiating or attempting to negotiate loans secured by mortgages on real estate, nor shall these companies or their representatives be required to qualify as real estate brokers or agents under this chapter.
- (10) The provisions of this chapter shall not apply to the activities of mortgagees approved by the Federal Housing Administration or the United States Department of Veterans Affairs, banks chartered under the laws of the State of Mississippi or the United States, savings and loan associations chartered under the laws of the State of Mississippi or the United States, licensees under the Small Loan Regulatory Law, being Sections 75-67-101 through 75-67-135, and under the Small Loan Privilege Tax Law, being Sections 75-67-201 through 75-67-243, small business investment companies licensed by the Small Business Administration and chartered under the laws of the State of Mississippi, or any of their affiliates and subsidiaries, related to the making of a loan secured by a lien on real estate or to the disposing of real estate acquired by foreclosure or in lieu of foreclosure or otherwise held as security. No director, officer or employee of any such financial institution shall be required to qualify as a real estate broker or agent under this chapter when engaged in the aforesaid activities for and on behalf of such financial institution.
Codes, 1942, § 8920-02; Laws, 1954, ch. 318, § 2; Laws, 1976, ch. 408; reenacted and amended, Laws, 1980, ch. 499, § 2; Laws, 1983, ch. 476, § 3; Laws, 1985, ch. 304; Laws, 1988, ch. 477, § 2; Laws, 1991, ch. 355, § 1; Laws, 1992, ch. 533, § 1; Laws, 1994, ch. 520, § 1; Laws, 2002, ch. 512, § 1; Laws, 2011, ch. 464, § 2, eff. 7/1/2011.
Notes of Decisions
Cited in 9
cases (1 in the last 5 years), 1992–2022 · leading case: Harold Mosley v. Triangle Townhouses, LLC, 170 So. 3d 1251 (Miss. Ct. App. 2015).
Harold Mosley v. Triangle Townhouses, LLC, 170 So. 3d 1251 (Miss. Ct. App. 2015). “2012); Miss.Code Ann. § 73-35-3(1), (3) (Rev.2012).”
Century 21 Deep South Prop., Ltd. v. Corson, 612 So. 2d 359 (Miss. 1992). “But Century 21 and Whitaker, real estate brokers pursuant to Miss. Code Ann. § 73-35-3 (Supp. 1991), had no duty to advise the Corsons, who were free to retain their own attorney for advice on this matter.”
Transnational Ventures, Inc. v. Derr Plantation, Inc., 187 So. 3d 185 (Miss. Ct. App. 2016). “Given the circumstances of the dinner and Pillat’s own testimony and report to Derr, it is clear that Pillat “negotiate[d] or attempted] to negotiate” the sale or lease of real estate, while in the State of Mississippi, without a license.”
Century 21 Deep South Props., Ltd. v. Keys, 652 So. 2d 707 (Miss. 1995). “Under this contract, Keys was to act as a "real estate salesman" as defined under Miss. Code Ann. § 73-35-3 (4) (1972). The contract further stated that: Salesman shall become thoroughly familiar with and be governed by the Code of Ethics of the National Association of Realtors…”
Mississippi Real Est. Com'n v. Anding, 732 So. 2d 192 (Miss. 1999). “The Commission's conclusions of law are a verbatim recitation of paragraph III of the Amended Complaint, stating that Anding's actions violated Miss.Code Ann. §§ 73-35-3(4) and 73-35-21(k) and (m), as well as Rule IV.”
Davis v. Paepke, 3 So. 3d 131 (Miss. Ct. App. 2009). “Miss.Code Ann. § 73-35-3(1) (Rev.2008). ¶ 19.”
Real Est Comm, MS v. Ruby Hennessee (Miss. 1992). “Miss. Code Ann. § 73-35-3 (5) (Supp. 1994).”
In The Matter of The Est. of Frankie Don Ware, Deceased: Carolyn Ware, As of The Est. of Don Ware, Deceased; Carolyn Ware, Individually as Shareholder, Dir. & Officer of Ware Milling, Inc., Chickasaw Farm Servs., Inc., Chickasaw Grain Transp., Inc., & Ware Constr., Inc.; Dana Carol Ware & Angela Ware Mohr, Individually & as Trs. of The Frankie Ware Fam. Trust & Marital Trust v. Richard Ware, Melisa Ware, Legacy Capital, A Foreign Ltd. Liab. Co., Charles D. \Chip\" Porter (2022). “” Miss. Code Ann. § 73-35-3 (8)(c) (Rev. 2017).”
Mississippi Real Est. Comm'n v. Sandra Anding (Miss. 1997). “The Commission's conclusions of law are a verbatim recitation of paragraph III of the Amended Complaint, stating that Anding's actions violated Miss. Code Ann. §§ 73-35-3 (4) and 73-35-21(k) and (m), as well as Rule IV.”
— Miss. Code Ann. § 73-35-3(1) — 3 cases
Harold Mosley v. Triangle Townhouses, LLC, 170 So. 3d 1251 (Miss. Ct. App. 2015). “2012); Miss.Code Ann. § 73-35-3(1), (3) (Rev.2012).”
Davis v. Paepke, 3 So. 3d 131 (Miss. Ct. App. 2009). “Miss.Code Ann. § 73-35-3(1) (Rev.2008). ¶ 19.”
Transnational Ventures, Inc. v. Derr Plantation, Inc., 187 So. 3d 185 (Miss. Ct. App. 2016). “Given the circumstances of the dinner and Pillat’s own testimony and report to Derr, it is clear that Pillat “negotiate[d] or attempted] to negotiate” the sale or lease of real estate, while in the State of Mississippi, without a license.”
— Miss. Code Ann. § 73-35-3(3) — 2 cases
Harold Mosley v. Triangle Townhouses, LLC, 170 So. 3d 1251 (Miss. Ct. App. 2015). “2012); Miss.Code Ann. § 73-35-3(1), (3) (Rev.2012).”
Transnational Ventures, Inc. v. Derr Plantation, Inc., 187 So. 3d 185 (Miss. Ct. App. 2016). “Given the circumstances of the dinner and Pillat’s own testimony and report to Derr, it is clear that Pillat “negotiate[d] or attempted] to negotiate” the sale or lease of real estate, while in the State of Mississippi, without a license.”
— Miss. Code Ann. § 73-35-3(4) — 1 case
Mississippi Real Est. Com'n v. Anding, 732 So. 2d 192 (Miss. 1999). “The Commission's conclusions of law are a verbatim recitation of paragraph III of the Amended Complaint, stating that Anding's actions violated Miss.Code Ann. §§ 73-35-3(4) and 73-35-21(k) and (m), as well as Rule IV.”
— Miss. Code Ann. § 73-35-3(7) — 1 case
Harold Mosley v. Triangle Townhouses, LLC, 170 So. 3d 1251 (Miss. Ct. App. 2015). “2012); Miss.Code Ann. § 73-35-3(1), (3) (Rev.2012).”
— Miss. Code Ann. § 73-35-3(8) — 1 case
Harold Mosley v. Triangle Townhouses, LLC, 170 So. 3d 1251 (Miss. Ct. App. 2015). “2012); Miss.Code Ann. § 73-35-3(1), (3) (Rev.2012).”
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