Mississippi property tax calculator
Homeowners in Mississippi pay a yearly median of $1,215, equal to 0.72% of the median home value of $169,800.
This is an estimate, not a bill. Your value is set by your county assessor, or an appraisal district in some states; your local taxing units determine the rates. Check with your county before paying or protesting.
Mississippi property tax rates and typical bills
The US rate is 0.94%, so the Mississippi rate is lower. County rates range from 0.38% in Amite County to 1.12% in Coahoma County. Owner-occupied home figures are medians from the Census American Community Survey 5-year estimates for 2020 to 2024.
Annual bills for common home values in Mississippi
| Home value | State median rate, 0.72% | Amite County, 0.38% | Coahoma County, 1.12% |
|---|---|---|---|
| $200,000 | $1,440 | $760 | $2,240 |
| $300,000 | $2,160 | $1,140 | $3,360 |
| $400,000 | $2,880 | $1,520 | $4,480 |
| $500,000 | $3,600 | $1,900 | $5,600 |
Multiply the home value by the effective rate. Mississippi's lowest county rate is in Amite County, while its highest is in Coahoma County; the calculator uses the rate for your county.
Property tax rates for Mississippi counties
- below 0.60%
- 0.60% through 0.67%
- 0.67% to 0.72%
- 0.72% to 0.86%
- 0.86% and higher
Mississippi's highest tax rates
| County | Effective rate | Median yearly tax |
|---|---|---|
| Coahoma County | 1.12% | $1,012 |
| Quitman County | 1.06% | $740 |
| Grenada County | 1.02% | $1,355 |
| Leflore County | 1.02% | $1,033 |
| Montgomery County | 1.00% | $1,269 |
Mississippi's lowest tax rates
| County | Effective rate | Median yearly tax |
|---|---|---|
| Amite County | 0.38% | $386 |
| Smith County | 0.42% | $469 |
| Choctaw County | 0.48% | $563 |
| Tishomingo County | 0.49% | $705 |
| Claiborne County | 0.49% | $403 |
All 81 Mississippi counties with Census figures, listed A to Z
| County | Effective rate | Median yearly tax | Median home value |
|---|---|---|---|
| Adams County | 0.90% | $974 | $108,700 |
| Alcorn County | 0.58% | $831 | $142,100 |
| Amite County | 0.38% | $386 | $100,800 |
| Attala County | 0.68% | $707 | $104,600 |
| Benton County | 0.69% | $720 | $105,100 |
| Bolivar County | 0.73% | $950 | $130,000 |
| Calhoun County | 0.66% | $600 | $90,300 |
| Carroll County | 0.53% | $577 | $109,600 |
| Chickasaw County | 0.73% | $800 | $109,800 |
| Choctaw County | 0.48% | $563 | $117,200 |
| Claiborne County | 0.49% | $403 | $82,700 |
| Clarke County | 0.56% | $666 | $118,100 |
| Clay County | 0.63% | $810 | $129,100 |
| Coahoma County | 1.12% | $1,012 | $90,300 |
| Copiah County | 0.72% | $820 | $114,100 |
| Covington County | 0.59% | $619 | $105,100 |
| DeSoto County | 0.60% | $1,613 | $269,600 |
| Forrest County | 0.81% | $1,361 | $168,000 |
| Franklin County | 0.72% | $739 | $101,900 |
| George County | 0.63% | $1,044 | $166,900 |
| Greene County | 0.85% | $791 | $92,700 |
| Grenada County | 1.02% | $1,355 | $132,200 |
| Hancock County | 0.71% | $1,583 | $224,200 |
| Harrison County | 0.65% | $1,370 | $212,200 |
| Hinds County | 0.88% | $1,403 | $159,900 |
| Holmes County | 0.86% | $690 | $80,400 |
| Humphreys County | 0.98% | $861 | $87,800 |
| Itawamba County | 0.59% | $835 | $142,400 |
| Jackson County | 0.71% | $1,366 | $193,100 |
| Jasper County | 0.69% | $737 | $107,100 |
| Jefferson County | 0.86% | $698 | $81,300 |
| Jefferson Davis County | 0.89% | $800 | $90,100 |
| Jones County | 0.74% | $1,053 | $143,100 |
| Kemper County | 0.56% | $563 | $99,600 |
| Lafayette County | 0.55% | $1,719 | $315,400 |
| Lamar County | 0.66% | $1,479 | $224,700 |
| Lauderdale County | 0.92% | $1,228 | $133,300 |
| Lawrence County | 0.67% | $674 | $100,000 |
| Leake County | 0.67% | $778 | $116,800 |
| Lee County | 0.69% | $1,384 | $199,500 |
| Leflore County | 1.02% | $1,033 | $101,200 |
| Lincoln County | 0.70% | $1,089 | $155,800 |
| Lowndes County | 0.60% | $992 | $164,100 |
| Madison County | 0.68% | $2,108 | $311,100 |
| Marion County | 0.75% | $922 | $122,800 |
| Marshall County | 0.72% | $1,213 | $167,900 |
| Monroe County | 0.70% | $843 | $120,800 |
| Montgomery County | 1.00% | $1,269 | $126,800 |
| Neshoba County | 0.89% | $893 | $100,000 |
| Newton County | 0.73% | $778 | $106,300 |
| Noxubee County | 0.96% | $868 | $90,800 |
| Oktibbeha County | 0.71% | $1,691 | $237,700 |
| Panola County | 0.65% | $826 | $127,800 |
| Pearl River County | 0.65% | $1,189 | $182,300 |
| Perry County | 0.61% | $763 | $124,000 |
| Pike County | 0.88% | $975 | $110,800 |
| Pontotoc County | 0.58% | $911 | $157,100 |
| Prentiss County | 0.73% | $894 | $122,500 |
| Quitman County | 1.06% | $740 | $69,600 |
| Rankin County | 0.60% | $1,428 | $237,400 |
| Scott County | 0.67% | $710 | $106,700 |
| Sharkey County | 0.88% | $861 | $98,000 |
| Simpson County | 0.61% | $751 | $122,200 |
| Smith County | 0.42% | $469 | $112,600 |
| Stone County | 0.70% | $1,134 | $161,100 |
| Sunflower County | 0.93% | $930 | $100,300 |
| Tallahatchie County | 0.61% | $503 | $82,300 |
| Tate County | 0.65% | $1,354 | $209,000 |
| Tippah County | 0.77% | $956 | $124,100 |
| Tishomingo County | 0.49% | $705 | $145,100 |
| Tunica County | 0.53% | $940 | $175,900 |
| Union County | 0.56% | $918 | $163,400 |
| Walthall County | 0.72% | $913 | $126,600 |
| Warren County | 0.80% | $1,244 | $156,400 |
| Washington County | 0.86% | $891 | $104,000 |
| Wayne County | 0.63% | $578 | $91,100 |
| Webster County | 0.68% | $821 | $120,100 |
| Wilkinson County | 0.99% | $895 | $90,000 |
| Winston County | 0.65% | $806 | $124,600 |
| Yalobusha County | 0.66% | $809 | $122,300 |
| Yazoo County | 0.78% | $1,197 | $153,800 |
No Census median is published for Issaquena County, one of the 82 Mississippi counties, because the sample includes too few homes. For that county, the calculator uses the Mississippi rate.
For owner-occupied homes, median real estate taxes paid come from table B25103 and median value from table B25077, based on Census American Community Survey 2020 to 2024. Divide the median tax by the median value to calculate the effective rate. Download every county as a CSV file.
Understanding the Mississippi homestead exemption
Tier 1 is the Regular Exemption (Homestead Exemption). A tax credit of up to $300, based on property value, applies against taxes due on the primary home of qualified homeowners under 65 who do not qualify for the disability tiers.
How to apply: Go in person to the Tax Assessor's office in your home's county, complete the application, and sign an affidavit. The form number is not provided. A downloadable pre-application form is available in Harrison County.
Filing deadline: January 1 to April 1 each year; after approval, you generally do not need to file again unless something changes.
Source information: dor.ms.gov
Appealing a Mississippi property tax assessment
APPEAL BYIn August, the date is the first Monday
Through the county Chancery Clerk, a homeowner may seek a hearing before the county Board of Supervisors if the property's value is disputed. Before payment is due, you must normally file the appeal by the first Monday in August.
The first hearing takes place before the County Board of Supervisors.
Source: dor.ms.gov
Mississippi property tax payment deadlines
Mississippi property taxes must be paid by February 1 for property assessed during the prior year. When February 1 is a weekend or legal holiday, you can make payment the following Monday without penalty or interest.
Source: dor.ms.gov
Mississippi relief for older homeowners
A homeowner who is 65 or older as of January 1 belongs in Tier 2, and taxes do not apply to the first $7,500 of assessed value. You must provide proof of age and apply again when you turn 65.
Source: dor.ms.gov
Mississippi disabled veteran exemption
Tier 3 covers honorably discharged veterans with a total disability connected to service, along with their unremarried surviving spouses. They are exempt from all property taxes on a qualifying homestead.
Source: dor.ms.gov
How Mississippi assesses home value
The county Tax Assessor assigns homes their true (market) value. For owner-occupied single-family homes (Class I), assessment equals 10% of true value; other real property is assessed at 15% of true value. At least once every four years, real property must receive a new valuation.
Source: dor.ms.gov
Other Mississippi property tax rules to know
- Send a written request to the Executive Director within 20 days from the assessment date to appeal an ad valorem valuation assessment to the Board of Tax Appeals.
- Reaching 65 places you in a higher exemption tier. You must file again during the next filing period for the increased exemption.
- At 90 years old or older by January 1, honorably discharged American veterans qualify for the Tier 3 total exemption. Their unremarried surviving spouses receive it too.
- You may have to repay a homestead exemption that was received in error if it is denied, for example because of late income tax filing or a claim on more than one property.
Rule sources: dor.ms.gov; dor.ms.gov.
Mississippi compared with other states
View the Mississippi rate's ranking for all states in the state rate comparison, review who qualifies for a homestead exemption in other states, or check the appeal deadline for each state.