Ecru, Mississippi Property Taxes
The median property tax rate in Ecru, MS is 0.90%, which is lower than both the national median of 0.99% and the Mississippi state median of 1.31%. With the median home value in Ecru, the typical annual property tax bill is $408, significantly below the national median of $2,690. Property taxes in Ecru are calculated based on the tax assessed value, which often falls below the market value thanks to various exemptions like the primary residence and agricultural exemptions. Understanding Ecru's property tax system, exploring available exemptions, and identifying opportunities for reductions can lead to significant annual savings. Whether you're in the heart of Ecru or another part of the city, understanding the local property tax system will benefit both homeowners and real estate investors.
Last Updated June 14, 2024
Ecru, Mississippi Property Tax Bill Calculator
$100,000
$2,500,000
$5,000,000
Average Tax Rate
1.31%
Estimate Property Tax Bill
$2,620
Ownwell’s Ecru Property Tax Bill Calculator helps any homeowner, real estate investor, or potential owner estimate their annual property taxes in Ecru with just two data points. By entering your property's estimated assessed value, the calculator applies the median tax rate in Ecru to estimate your property tax bill. This insightful tool helps you understand potential tax liabilities. If you’re interested in seeing trends on a neighborhood level, scroll down to find more localized information. Your property’s assessed value is the value assigned by the county for property tax calculations, accounting for any exemptions that may apply.
Property Tax Rates Across Ecru, Mississippi
Property taxes in Ecru, Mississippi, are essential for funding crucial local services such as public schools, road maintenance, and emergency services. The median tax rate in Ecru is 0.90%, which is lower than the U.S. national median of 0.99%. Local government entities within Ecru set these rates annually, and they can vary significantly across different neighborhoods. Each year, Ecru estimates its required budget to maintain services for the upcoming fiscal year, then divides this budget by the total value of all taxable property within the jurisdiction to calculate the property tax rate. While tax rates and budgets are influenced by laws and voter input, this calculation forms the basis of setting property tax rates. The data below compares Ecru's effective property tax rate to other counties in Mississippi and the national median. For comparison, the zip code 38841 has both the highest and lowest median property tax rate in the area, standing at 0.90%. Understanding how these cities compare with Ecru provides valuable insights into the varying tax landscape across Union County, helping homeowners gain a clearer picture of their property tax obligations relative to neighboring areas.
Average Ecru Tax Rate
0.90%
Average Union County Tax Rate
1.14%
Average Mississippi Tax Rate
1.31%
Average United States Tax Rate
0.99%
Property Tax Rates Across Ecru, Mississippi
| Zip | 10th Percentile | 25th Percentile | Median Tax Rate | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 38841 | 0.59% | 0.67% | 0.90% | 1.57% | 1.58% |
Source: Ownwell
Property Tax Assessment Values Across Ecru, Mississippi
In Ecru, Mississippi, understanding the difference between "market value" and "assessed value" is crucial for comprehending property taxes. The market value is the price a willing buyer would pay a willing seller in an open and competitive market, influenced by factors like location, property condition, and economic trends. This value is estimated by the Union County Appraisal District for tax purposes. In contrast, the assessed value is the market value minus any applicable exemptions or limits based on local laws and available programs. The assessed value is then used to calculate your property taxes by multiplying it by the combined tax rates of all relevant taxing entities. In Ecru, assessment notices are typically mailed out in the spring, usually by mid-April. These notices provide homeowners with both the market and assessed values, along with an estimate of the annual property tax bill. By understanding the distinction between these valuation concepts, property owners can better navigate their tax responsibilities and comprehend how their property taxes are determined. Being aware of these valuation processes in Ecru helps identify opportunities for protesting assessments or applying for exemptions to effectively manage the tax burden. The highest and lowest median tax bills in Ecru are both $408, found in the 38841 zip code.
Average Ecru Assessed Value
$46,590
Average Union County Assessed Value
$62,900
Average Mississippi Assessed Value
$68,000
Average United States Assessed Value
$244,900
Property Tax Assessment Values Across Ecru, Mississippi
| Zip | 10th Percentile | 25th Percentile | Median Home Price | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 38841 | $11,042 | $22,232 | $46,590 | $92,422 | $162,456 |
Source: Ownwell
Property Tax Bills Across Ecru, Mississippi
Property tax bills in Ecru, Union County, MS, are calculated based on the assessed value of the property, which is a percentage of the market value. The local tax rate is then applied to this assessed value to determine the annual tax bill. Factors such as property size, location, and improvements can influence the assessed value. For example, with a median home price of $46,590, homeowners in Ecru can expect varying tax bills. The 25th percentile tax bill is around $193, while the 75th percentile reaches up to $826, and the 90th percentile can be as high as $1,531. The highest and lowest median tax bills in the area are both $408, indicating a level of consistency within the zip code 38841. Compared to the national median property tax rate of 0.99%, Ecru's property tax rates can significantly impact homeowners, making it crucial for them to understand how their tax bills are determined and what factors may affect them.
Average Ecru Tax Bill
$408
Average Union County Tax Bill
$664
Average Mississippi Tax Bill
$854
Average United States Tax Bill
$2,690
Property Tax Bills Across Ecru, Mississippi
| Zip | 10th Percentile | 25th Percentile | Median Tax Bill | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 38841 | $125 | $193 | $408 | $826 | $1,531 |
Source: Ownwell