Mississippi Property Tax Calculator 2026

How Mississippi Property Tax Works

Property tax in Mississippi is an annual tax levied on real estate by local governments — primarily counties, municipalities, and school districts. The amount you owe is determined by your property's assessed value multiplied by the local mill rate. On average, Mississippi homeowners pay 0.58% of their home's value in property tax each year, 0.36 percentage points below the U.S. figure of 0.94%.

The effective rate combines all local levies: county tax, municipal tax, school district tax, and any special assessments. Because Mississippi has multiple taxing jurisdictions, your actual rate depends heavily on where in the state your property is located. The 0.58% figure is all real-estate tax paid on owner-occupied homes in Mississippi divided by their total value, as published in the Tax Foundation's Property Taxes by State and County, 2026 from Census Bureau American Community Survey data for 2020–2024. It is a statewide average — not a rate any single jurisdiction charges, and not your bill.

The Census Bureau puts the median owner-occupied home in Mississippi at $169,800 and the median real-estate tax bill at $1,215 a year — roughly $101 per month when paid through a mortgage escrow account (American Community Survey, 2020–2024).

Who Collects Property Tax in Mississippi — and How Rates Are Set

In Mississippi, property is valued and taxes are collected at the county level: the county Tax Assessor appraises property at its true value and the local Tax Collector collects the tax. The county, the municipality and the school district where the property sits each set their own millage for the money they need to raise.

Mill rates (expressed as dollars of tax per $1,000 of assessed value) are set annually based on local budget needs. A mill of 1 is $1 of tax per $1,000 of assessed value, and in Mississippi assessed value is a fraction of market value (see below), so 10 mills is nowhere near 1% of what your house is worth. County Tax Assessors must revalue real property at least once every four years. If your home's market value rises faster than neighboring properties, your share of the tax burden can increase even if the mill rate stays the same.

To find your exact rate, contact your county tax assessor's office or check its official website. Your most recent property tax bill will also show the breakdown of all levies applied to your parcel.

Mississippi Property Tax Exemptions and Relief Programs

Mississippi's homestead exemption has three tiers. Homeowners under 65 get the regular exemption, a credit of up to $300 against the tax on their home. Homeowners who are 65 or older or totally disabled on January 1 are exempt from tax on the first $7,500 of assessed value, which is the first $75,000 of true value at the 10% ratio. Honorably discharged veterans with a service-connected total disability, veterans aged 90 or older and certain unremarried surviving spouses are exempt from all property tax on their homestead. You apply at the county Tax Assessor's office between January 1 and April 1, and you only reapply if your ownership, occupancy or tier changes - for example in the filing period after you turn 65. Source: Mississippi Department of Revenue — Homestead Exemption.

Veterans may qualify for a partial or full exemption depending on disability rating and service history. Agricultural land often receives a preferential assessment based on use-value rather than market value. If you believe your assessment is incorrect, you have the right to appeal — in Mississippi you ask the county Board of Supervisors for a hearing, and an appeal normally has to be filed by the first Monday in August before the taxes fall due (Mississippi Department of Revenue).

To apply for any exemption, contact your county tax assessor. Most exemptions require an annual or one-time application and proof of eligibility (residency, age, disability documentation, etc.).

Mississippi Assesses at 10% of True Value — the Step Most Estimates Miss

Mississippi does not apply the mill rate to your home's market value. A single-family owner-occupied home is Class I property, assessed at 10% of true value; other real property is Class II at 15% (Mississippi Department of Revenue). On a $170,000 home that is $17,000 of assessed value, and the 0.58% statewide effective rate, which is net of homestead credits, is the same as about 58 mills against it — not 5.8 mills. If you apply a mill rate straight to your market value, you will overstate a Mississippi bill ten times over. Homeowners aged 65 or older and totally disabled homeowners who qualify for homestead exemption are exempt from tax on the first $7,500 of assessed value — the first $75,000 of true value — and homestead applications must be filed between 1 January and 1 April (Mississippi Department of Revenue — Homestead Exemption).

Tips to Manage Your Mississippi Property Tax Bill

First, verify your assessment is accurate. Review your property record card at your county tax assessor's office and check for errors in square footage, bedroom/bathroom count, or lot size. Even small errors can inflate your assessed value and tax bill. If the assessment seems high, look up recent sale prices of comparable homes in your neighborhood and file an appeal if warranted.

Second, apply for every exemption you qualify for. Homestead, senior, veteran, and disability exemptions can reduce your taxable value by thousands of dollars. Third, if your mortgage servicer handles tax payments through escrow, review your escrow statement annually. Servicers sometimes over-estimate and hold excess funds — you may be entitled to a refund. Finally, Mississippi property taxes are due on or before February 1 for property assessed the preceding year; if February 1 falls on a weekend or legal holiday they can be paid the following Monday without penalty or interest (Mississippi Department of Revenue).

Updated October 2026. Assessment ratios, the homestead exemption tiers, the application window and the due date checked against the Mississippi Department of Revenue.