Property Tax in Mississippi (2026): Rates, Exemptions, and Real Numbers

Mississippi Property Tax Rates by County

Highest and lowest effective rates within Mississippi

Property Tax Calculator — Mississippi

Pre-loaded with Mississippi's 0.62% effective rate and $175,400 median price

Property Tax by City in Mississippi

Annual and monthly property tax by city, based on local median prices and the statewide effective rate

Mississippi Homestead Exemption

How Mississippi Assesses Property Values

Assessment cycle: Annual assessment by county tax assessors. Residential property assessed at 10% of true value.

Property Tax's Impact on Your True Monthly Cost

On a $175,400 home in Mississippi

Property tax represents 5% of the true monthly cost in Mississippi.

Mortgage Calculator Including Property Tax — Mississippi

See your full PITI (principal, interest, taxes, insurance) payment

How Mississippi's Property Tax Affects Affordability

$91/month in property tax reduces the home price you can afford. Use the affordability calculator to see the real impact.

Property Tax After Refinancing in Mississippi

Refinancing changes your P&I but not your property tax. If your home was reassessed at a higher value, your tax bill increases regardless of your rate.

Frequently Asked Questions

What is the property tax rate in Mississippi?

Mississippi's effective property tax rate is 0.62%, ranking #38 nationally. The median annual property tax bill is $1,087 ($91/month). Rates range from 0.30% in Issaquena County to 1.00% in Hinds County (Jackson). Source: Tax Foundation Property Taxes by State 2024.

Does Mississippi have a homestead exemption?

Yes — Mississippi offers a homestead exemption for primary residences. Homestead Exemption: up to $75,000 of assessed value (at 10% assessment ratio = $750,000 market value) is exempt for owner-occupied primary residences. In practice, most Mississippi homes receive a full exemption from the local school district levies. Seniors 65+ receive an additional exemption.. Apply through your county assessor's office after purchasing your home.

How often is property reassessed in Mississippi?

Mississippi reassesses property on a annual assessment by county tax assessors. residential property assessed at 10% of true value. basis. When your property is reassessed, your tax bill changes based on the new assessed value multiplied by the applicable rate. If you believe your assessment is too high, you can appeal — most counties allow 30-90 days after receiving your assessment notice.

How is property tax calculated in Mississippi?

Property tax = Assessed Value × Mill Rate (or effective rate). In Mississippi, the effective rate is 0.62% of market value. On a $175,400 home: $175,400 × 0.62% = $1,087/year. Assessments may use a fraction of market value — the effective rate accounts for this.

Can I appeal my property tax assessment in Mississippi?

Yes. If your assessed value is higher than comparable sales in your area, you can file an appeal with your county assessment board. Steps: (1) Get your assessment notice, (2) Research comparable recent sales, (3) File an appeal by the deadline (typically 30-90 days from assessment notice). Studies show 20-40% of appeals result in a reduction. The process is free and you represent yourself — no attorney required.

Are property taxes included in my mortgage payment in Mississippi?

Most lenders require an escrow account that collects $91/month ($1,087/year ÷ 12) along with your mortgage payment, then pays the county on your behalf. If your loan-to-value is below 80%, you may be able to opt out of escrow and pay taxes directly. Note: if your assessed value rises, your escrow payment adjusts and your total monthly cost increases.

What Mississippi counties have the highest and lowest property taxes?

Mississippi's highest effective rate is in Hinds County (Jackson) at 1.00%. The lowest is Issaquena County at 0.30%. That's a 0.70% spread — on a $175,400 home, the difference is $1,228/year.