Tax

Mississippi Property Tax Calculator 2026

Estimate your Mississippi property tax bill using the 0.81% median effective rate. On a $300,000 home, that's roughly $2,430/year.

Mississippi Property Tax Quick Facts

Effective Tax Rate

0.81%

National Average

~1.1%

Tax on $300k Home

$2,430/yr

Tax on $500k Home

$4,050/yr

Monthly (on $300k)

$203/mo

vs. National Avg

26% below

Open the Property Tax Calculator →

Understanding Property Taxes in Mississippi

Property taxes are the primary funding mechanism for local services across Mississippi — schools, fire departments, road maintenance, parks, and county government all depend on them. Your annual bill is determined by two factors: the assessed value of your property and the local tax rate set by your jurisdiction. These rates can vary dramatically from one county to the next within Mississippi.

Mississippi has a below-average effective property tax rate of 0.81%, compared to the national average of about 1.1%. This makes Mississippi relatively affordable from a property tax standpoint, though local rates can still vary by jurisdiction.

How Mississippi Property Assessments Work

Mississippi calculates property taxes based on the assessed value of your home, which may or may not equal fair market value depending on the assessment ratio used in your jurisdiction. The county assessor determines this value using recent comparable sales, property characteristics, and sometimes income approaches for commercial properties. Most Mississippi jurisdictions reassess properties periodically, and you'll receive a notice when your assessed value changes.

The key thing to understand: your assessed value multiplied by the local mill rate determines your tax. A "mill" is one-tenth of a cent, so a mill rate of 20 means $20 per $1,000 of assessed value. Some Mississippi jurisdictions express rates in mills, others as a percentage, and some as dollars per hundred of assessed value. The math works out the same — just watch the decimal point.

Homestead Exemptions in Mississippi

Most Mississippi jurisdictions offer a homestead exemption for primary residences, which reduces the taxable portion of your property's assessed value. The exemption amount varies by county and city. Some areas also offer additional breaks for seniors (age 65+), disabled individuals, and veterans. These exemptions don't eliminate property taxes, but they can knock hundreds or even thousands off your annual bill. You usually need to apply once — check with your county assessor's office.

How to Appeal Your Mississippi Property Tax Assessment

If you believe your Mississippi property assessment is too high, you have the right to appeal. Start by reviewing your assessment notice for errors — wrong square footage, incorrect lot size, or features your home doesn't actually have. Gather comparable sales data for similar homes in your neighborhood. File your appeal with the county board of equalization or assessment appeals board within the deadline (typically 30–90 days after receiving your notice). Many homeowners successfully reduce their assessed value by 5–15% through the appeal process, which translates directly into lower annual taxes.

Pro tip: attend your county's open review sessions if offered. Many assessor offices hold informal hearings where you can present your case without the formality (or cost) of a full appeal. Bring photos, a list of comparable sales, and documentation of any property defects. Be specific and factual — emotional arguments don't move the needle.

Payment Schedules and Escrow

Property tax payments in Mississippi are typically due in one or two installments per year, depending on your county. Many homeowners pay through their mortgage lender's escrow account, which collects a prorated amount each month and pays the county directly. If you pay directly, note that late payments usually trigger penalty fees and interest. Some jurisdictions offer early-payment discounts or installment plans — check with your county treasurer's office for details.

Property Tax and Your Mortgage

For homebuyers in Mississippi, property taxes directly affect what you can afford. Lenders include estimated property taxes in your debt-to-income ratio when qualifying you for a mortgage. At Mississippi's 0.81% rate, a $400,000 home adds about $270 per month to your housing costs on top of principal and interest. That can shift your buying power by $20,000–$50,000 compared to a lower-tax state.

The federal Tax Cuts and Jobs Act capped the state and local tax (SALT) deduction at $10,000. In Mississippi, most homeowners stay under the cap with property taxes alone, leaving room to also deduct state income taxes (if applicable).

Highest Property Tax States for Comparison

For context, the states with the highest effective property tax rates include Connecticut (2.14%), Illinois (2.27%), New Hampshire (2.18%), New Jersey (2.49%). Mississippi's 0.81% rate is below average by comparison.

Lowest Property Tax States for Comparison

On the other end, states with the lowest effective property tax rates include Alabama (0.41%), Hawaii (0.28%). Mississippi's rate of 0.81% is higher than these low-tax states.

Disclaimer: Property tax rates shown are median effective rates and may not reflect your exact local rate. Actual taxes depend on your specific jurisdiction, assessed value, and applicable exemptions. Consult your county assessor or a tax professional for precise figures.

Frequently Asked Questions

What is the property tax rate in Mississippi?

The median effective property tax rate in Mississippi is approximately 0.81%. On a $300,000 home, that works out to about $2,430 per year, or roughly $203 per month. Actual rates vary by county and municipality — some areas may be higher or lower than the state median.

How is property tax calculated in Mississippi?

Mississippi property tax is calculated by multiplying your property's assessed value by the local tax rate (often expressed as a mill rate). The assessed value may be a percentage of fair market value depending on the jurisdiction's assessment ratio. Your tax bill = assessed value x assessment ratio x mill rate. Exemptions like homestead reduce the taxable assessed value before the rate is applied.

How do I appeal my Mississippi property tax assessment?

You can appeal by filing a formal protest with your county's board of equalization or assessment review board within the deadline stated on your assessment notice — typically 30 to 90 days. Bring comparable sales data showing your property is over-valued, or evidence of factual errors in the assessment (wrong square footage, missing damage, etc.). Many homeowners successfully reduce their assessed value by 5–15%.

Does Mississippi offer a homestead exemption?

Most Mississippi jurisdictions offer some form of homestead exemption for primary residences. The amount varies — it could be a fixed dollar reduction in assessed value or a percentage reduction. Additional exemptions are often available for seniors, veterans, and disabled homeowners. Check with your county assessor's office to apply; in many cases you only need to file once.

When are Mississippi property taxes due?

Payment schedules vary by county, but most Mississippi jurisdictions split the annual property tax into two installments. If you pay through a mortgage escrow account, your lender handles the payments automatically from your monthly escrow deposit. Direct payers should check with the county treasurer's office for exact due dates. Late payments typically incur penalties and interest charges.