📚 Mississippi Property Tax Guide 2026

How Mississippi Property Tax Works

In Mississippi, your property tax starts with the assessed (taxable) value of your home, which is then multiplied by the local tax rate. The state's assessment basis is 10% of true value (the state assessment ratio for residential property), then taxed by county and city rates. The average effective property tax rate in Mississippi is approximately 0.81% of home value, though your actual rate depends on your county, city, school district, and any exemptions you claim.

This guide explains the system in plain language so you can check your bill, claim every exemption you qualify for, and appeal if your assessed value looks wrong.

Mississippi Assessment & Revaluation

• Assessment basis: 10% of true value (the state assessment ratio for residential property), then taxed by county and city rates.
• Revaluation cycle: on a 4-year reappraisal cycle by county.
• Who sets the rate: Tax rates are set locally by your county, city, school district, and any special districts, then applied to your assessed value.
• Your bill: Assessed value × total local rate − exemptions = tax due.

Mississippi County Tax Rates (2025)

The table below shows approximate average effective tax rates and typical annual tax for representative Mississippi counties. Rates vary by locality because of different voter-approved levies and district boundaries. Figures are estimates for illustration; verify the exact numbers with your county assessor.

Homestead Exemption in Mississippi

Mississippi's homestead exemption removes the first $7,500 (or up to $20,000 income-limited) of assessed value for owner-occupied homes; seniors 65+ get an added exemption.

• Seniors: At 65+ the homestead exemption is larger (up to $75,000 of true value in some cases) and income-limited; a separate elderly exemption applies.
• Veterans & disabled: 100% service-connected disabled veterans and surviving spouses receive a full exemption of the primary residence.
• File every year: Most Mississippi exemptions must be applied for with the county assessor; they do not appear automatically on a new purchase.

How to Lower Your Mississippi Property Tax

1. File an Assessment Appeal

If your assessed value is higher than what similar Mississippi homes sell for, you can appeal. The deadline is by February (or the county deadline), to the county Board of Supervisors/Board of Equalization. Gather recent comparable sales and the assessed values of nearby homes, then present them to your local board. A successful appeal lowers the base value and therefore every future bill.

2. Claim Every Exemption

Verify you receive all eligible relief: the homestead exemption, the senior/disabled programs, and any veteran exemption. Contact your county assessor to confirm you are not missing a saving you qualify for.

3. Watch Reassessment Triggers

Improvements, a change of ownership, or a periodic revaluation can raise your assessed value. Knowing your county's on a 4-year reappraisal cycle by county helps you predict and prepare for bill changes rather than being surprised by them.

4. Use Our Calculator

Model the dollar result before you act. Our property tax calculator and the exemption calculator show how exemptions and rates change your bill in Mississippi.

Property Tax Payment in Mississippi

Most Mississippi homeowners pay property tax through an escrow account included in their monthly mortgage payment, or in installments directly to the treasurer. Missing a deadline adds penalties and interest, so mark your payment dates and watch for the assessment and tax notices each year. If you escrow, your lender forwards the payment — but you should still read the annual notice to catch errors.

Mississippi vs. Other States

How does Mississippi compare? The points below put the state's system in context:

• vs. Louisiana: Mississippi's average effective rate of about 0.81% is higher than Louisiana's ~0.55%, and Louisiana also has a broad state income tax. Homeowners moving between the two states should re-model their bill rather than assume it stays the same.
• vs. Alabama: Mississippi's average effective rate of about 0.81% is higher than Alabama's ~0.39%, and Alabama also has a broad state income tax. Homeowners moving between the two states should re-model their bill rather than assume it stays the same.
• vs. Tennessee: Mississippi's average effective rate of about 0.81% is higher than Tennessee's ~0.56%, and Tennessee does not have a broad state income tax. Homeowners moving between the two states should re-model their bill rather than assume it stays the same.

Frequently Asked Questions — Mississippi

What is the average property tax rate in Mississippi?

The average effective rate is about 0.81% of home value, but your actual rate depends on your county, city, and school district. A home in a high-levy district can owe noticeably more than the same-priced home in a lower-levy district.

How is property assessed in Mississippi?

10% of true value (the state assessment ratio for residential property), then taxed by county and city rates Revaluation follows this schedule: on a 4-year reappraisal cycle by county. The assessed value × local rate, minus any exemptions, produces your bill.

Does Mississippi have a homestead exemption?

Mississippi's homestead exemption removes the first $7,500 (or up to $20,000 income-limited) of assessed value for owner-occupied homes; seniors 65+ get an added exemption.

What relief is available for seniors and veterans in Mississippi?

For seniors: At 65+ the homestead exemption is larger (up to $75,000 of true value in some cases) and income-limited; a separate elderly exemption applies. For veterans and disabled owners: 100% service-connected disabled veterans and surviving spouses receive a full exemption of the primary residence.

When is the property tax appeal deadline in Mississippi?

You generally must appeal by February (or the county deadline), to the county Board of Supervisors/Board of Equalization. File on time with comparable sales evidence, because missing the window pushes any refund or reduction to the next year.

Does Mississippi have a state income tax?

Mississippi has a state income tax. This matters because states without an income tax often rely more on the property tax for local services, which is why exemptions and appeals are especially valuable here.

Are Mississippi property taxes deductible on federal returns?

Yes, Mississippi property tax is deductible on Schedule A, but the $10,000 SALT cap limits the total state and local tax deduction for higher-income homeowners. The deduction lowers your federal tax but does not reduce your Mississippi property tax bill itself.

How can I lower my Mississippi property tax bill?

Three steps help most owners: (1) appeal an over-assessment using comparable sales; (2) claim every homestead, senior, and veteran exemption you qualify for; and (3) understand your county's revaluation schedule so bill changes never catch you off guard. Our calculators model the savings in dollars.

What Makes Mississippi Property Tax Unique

Mississippi's 10% assessment ratio keeps taxable values low, and the senior homestead exemption then removes more for older owners

The flat exemption for all homeowners is modest, so the 65+ boost is what produces the biggest saving.

• Residential property is assessed at 10% of true value.
• The homestead exemption is larger for seniors 65+.
• Reappraisal is on a 4-year county cycle.
• 100% disabled veterans receive a full exemption.

Understanding the Mississippi Tax Rate

The headline "0.81%" is an average effective rate — the tax paid as a share of home value. Your real bill is built from several local levies (county, city, school, and special districts) added together and applied to your assessed value after exemptions. Because each district sets its own rate, two neighbors a block apart can owe different amounts. The best way to understand your own rate is to read the annual assessment and tax notice line by line and match each levy to the district that charges it.

Appealing Your Assessment in Mississippi

If your assessed value exceeds the market value of comparable Mississippi homes, you can appeal. The window is by February (or the county deadline), to the county Board of Supervisors/Board of Equalization. Prepare recent comparable sales, the assessed values of similar nearby homes, and any evidence of condition issues. A successful appeal lowers the taxable base, which then flows through to every future bill — not just the current year.

Worked Mississippi Example

A homeowner buys a $150,000 primary residence in Mississippi. At the state's average effective rate of about 1.13%, the annual property tax is roughly $1,694. If the home's market value rises over time but the assessment is capped or grows slowly under state rules, the owner keeps the bill far closer to the purchase-year figure than to a tax on full market value — a saving that compounds for as long as they stay. Our calculator models the dollar result once you know your county rate.

Mississippi Property Tax for Long-Time & Senior Owners

A Mississippi senior should file the larger 65+ homestead exemption, because it removes substantially more value than the standard homeowner exemption. Because Mississippi's system is built around the assessed value and local levies, the most valuable habit is simply staying aware of revaluation triggers and filing every exemption you qualify for each year. Reviewing your annual assessment notice is the simplest way to catch an error before it costs you, and it keeps your exemptions current.