Property Taxes in Mississippi
The median Mississippi property tax rate is 1.31%, significantly higher than the national median of 0.99%. The median Mississippi home value is $68,000, meaning the median Mississippi property tax bill is $854 a year. Compared to the national median annual property tax bill of $2,471, this is much lower. Property taxes in Mississippi are calculated based on the tax-assessed value, which typically falls below the actual market value due to property tax exemptions, such as the primary residence or agriculture exemption. Understanding your county's specific property tax system, exploring property tax exemptions, and recognizing opportunities for property tax reductions can lead to significant annual tax savings. Familiarizing yourself with the property taxes in your location can benefit homeowners and investors alike.
Last Updated June 14, 2024
Mississippi Property Tax Bill Calculator
$100,000
$1,500,000
$3,000,000
Average Tax Rate
1.31%
Estimate Property Tax Bill
$891
$827
Ownwell’s Mississippi Property Tax Bill Calculator helps any homeowner, real estate investor, or potential owner to estimate their annual property taxes in Mississippi with just 2 data points. Enter your property's estimated assessed value, our calculator applies the median tax rate in Mississippi to estimate your property tax bill. This insightful tool helps you understand potential tax liabilities. If you’d like to see trends on a county or city level scroll down to navigate to a more local informational page. Your property assessed value is the value assigned to your property by your county for property tax calculations. Assessed value takes into account any exemptions you may have on your property.
Property Tax Rates Across Mississippi
Property taxes in Mississippi fund essential local services such as public schools, road maintenance, and emergency services. The median tax rate in Mississippi is 1.31% compared to the national median property tax rate of 0.99%. The tax rate is set by local government entities, and it can vary widely between different areas within the state. Put simply, each county estimates its required budget to provide services for the upcoming year, and then divides that by the total value of all taxable property within their jurisdiction. This calculation results in the property tax rate. While there are votes and laws involved in setting tax rates and budgets, in a nutshell that is the process followed each year. Compare a Mississippi county’s effective property tax rate to other counties in Mississippi or the US median property tax rate below. Quitman County has the highest property tax rate in Mississippi at 2.58%. Winston County has the lowest property tax rate in Mississippi at 0.66%.
Average Mississippi Tax Rate
1.31%
Average United States Tax Rate
0.99%
Property Tax Rates Across Mississippi
County | 10th Percentile | 25th Percentile | Median Tax Rate | 75th Percentile | 90th Percentile |
---|---|---|---|---|---|
Adams | 0.78% | 1.16% | 1.47% | 1.89% | 2.50% |
Alcorn | 0.31% | 0.48% | 0.82% | 1.17% | 1.75% |
Amite | 0.44% | 1.02% | 1.28% | 1.31% | 1.32% |
Attala | 0.48% | 0.66% | 1.02% | 1.57% | 2.14% |
Benton | 0.87% | 1.15% | 1.92% | 1.98% | 2.10% |
Bolivar | N/A | N/A | N/A | N/A | N/A |
Calhoun | 0.49% | 0.79% | 1.03% | 1.79% | 1.79% |
Carroll | 0.63% | 0.67% | 1.57% | 1.57% | 1.60% |
Chickasaw | 0.48% | 0.86% | 1.05% | 1.91% | 1.95% |
Choctaw | 0.36% | 0.42% | 0.81% | 1.21% | 1.31% |
Claiborne | 0.72% | 0.84% | 1.71% | 1.71% | 2.21% |
Clarke | 0.64% | 0.81% | 1.13% | 1.66% | 2.09% |
Clay | 0.72% | 1.35% | 1.71% | 2.25% | 2.25% |
Coahoma | 0.77% | 1.50% | 1.87% | 3.37% | 3.37% |
Copiah | 0.53% | 0.87% | 1.18% | 1.70% | 1.96% |
Covington | 0.42% | 0.50% | 0.76% | 1.35% | 1.35% |
DeSoto | 1.00% | 1.25% | 2.05% | 2.18% | 2.23% |
Forrest | 0.63% | 0.98% | 1.50% | 2.52% | 2.72% |
Franklin | 0.47% | 0.79% | 1.37% | 1.74% | 2.06% |
George | 0.49% | 0.83% | 1.06% | 1.83% | 1.87% |
Greene | 0.89% | 1.28% | 1.91% | 1.93% | 2.27% |
Grenada | 0.43% | 0.64% | 0.92% | 1.54% | 1.57% |
Hancock | 0.95% | 1.15% | 1.25% | 1.43% | 1.87% |
Harrison | 0.46% | 0.76% | 1.06% | 1.65% | 2.03% |
Hinds | 0.80% | 1.30% | 1.81% | 2.89% | 2.89% |
Holmes | 0.92% | 1.32% | 1.81% | 2.13% | 2.55% |
Humphreys | N/A | N/A | N/A | N/A | N/A |
Issaquena | N/A | N/A | N/A | N/A | N/A |
Itawamba | 0.54% | 0.89% | 1.04% | 1.94% | 1.94% |
Jackson | 0.43% | 0.88% | 1.16% | 1.82% | 2.29% |
Jasper | N/A | N/A | N/A | N/A | N/A |
Jefferson | 0.81% | 1.21% | 2.11% | 2.13% | 2.89% |
Jefferson Davis | 0.51% | 0.97% | 1.48% | 2.06% | 2.07% |
Jones | 0.47% | 0.89% | 1.30% | 1.93% | 2.57% |
Kemper | 0.46% | 0.61% | 1.45% | 1.51% | 1.53% |
Lafayette | 0.66% | 0.88% | 1.26% | 1.95% | 1.95% |
Lamar | 1.26% | 1.26% | 1.26% | 1.74% | 1.89% |
Lauderdale | 0.69% | 0.94% | 1.54% | 2.67% | 2.67% |
Lawrence | 0.40% | 0.83% | 1.23% | 1.85% | 1.89% |
Leake | 0.30% | 0.78% | 0.86% | 1.07% | 1.24% |
Lee | 1.07% | 1.08% | 1.34% | 1.61% | 2.01% |
Leflore | 0.81% | 1.18% | 1.83% | 2.63% | 2.63% |
Lincoln | N/A | N/A | N/A | N/A | N/A |
Lowndes | 0.44% | 0.68% | 1.23% | 1.65% | 2.45% |
Madison | 0.60% | 0.82% | 0.96% | 1.39% | 1.72% |
Marion | 0.63% | 1.06% | 2.10% | 2.13% | 2.57% |
Marshall | 0.67% | 0.94% | 1.72% | 1.72% | 2.23% |
Monroe | 0.50% | 0.77% | 1.48% | 1.76% | 2.43% |
Montgomery | 0.62% | 0.96% | 1.47% | 1.94% | 2.65% |
Neshoba | 0.63% | 0.79% | 1.25% | 1.66% | 2.07% |
Newton | 0.49% | 0.81% | 1.13% | 1.79% | 2.31% |
Noxubee | 0.95% | 1.25% | 2.21% | 2.21% | 3.25% |
Oktibbeha | 0.80% | 1.06% | 1.40% | 2.30% | 2.30% |
Panola | 0.86% | 0.95% | 1.34% | 1.99% | 2.11% |
Pearl River | 0.62% | 0.94% | 1.68% | 1.94% | 2.49% |
Perry | 0.61% | 0.81% | 1.56% | 1.85% | 2.13% |
Pike | 0.89% | 1.36% | 1.91% | 2.06% | 2.65% |
Pontotoc | 1.28% | 1.28% | 1.32% | 1.91% | 1.92% |
Prentiss | 0.40% | 0.83% | 1.25% | 1.87% | 1.91% |
Quitman | 0.15% | 1.69% | 2.58% | 3.26% | 3.63% |
Rankin | 0.44% | 0.72% | 0.91% | 1.17% | 1.59% |
Scott | 0.48% | 0.76% | 1.02% | 1.75% | 1.78% |
Sharkey | N/A | N/A | N/A | N/A | N/A |
Simpson | 0.38% | 0.70% | 0.99% | 1.65% | 2.00% |
Smith | 0.35% | 0.62% | 0.83% | 1.54% | 1.54% |
Stone | 0.61% | 1.03% | 1.32% | 2.12% | 2.43% |
Sunflower | 0.78% | 1.24% | 1.85% | 2.62% | 3.13% |
Tallahatchie | 0.48% | 0.84% | 1.71% | 1.87% | 1.88% |
Tate | 0.67% | 0.97% | 1.33% | 1.51% | 1.99% |
Tippah | 0.62% | 1.14% | 1.38% | 2.36% | 2.49% |
Tishomingo | 0.36% | 0.61% | 0.89% | 1.53% | 1.53% |
Tunica | 0.79% | 0.86% | 1.21% | 1.75% | 1.89% |
Union | 0.49% | 0.74% | 1.14% | 1.58% | 2.15% |
Walthall | 0.40% | 0.87% | 1.14% | 1.92% | 1.92% |
Warren | N/A | N/A | N/A | N/A | N/A |
Washington | N/A | N/A | N/A | N/A | N/A |
Wayne | 0.64% | 0.90% | 1.56% | 1.60% | 1.62% |
Webster | 0.42% | 0.76% | 0.98% | 1.75% | 1.75% |
Wilkinson | 0.89% | 1.92% | 1.92% | 1.96% | 1.97% |
Winston | 0.20% | 0.31% | 0.66% | 0.85% | 1.60% |
Yalobusha | 0.47% | 0.77% | 0.96% | 1.76% | 1.99% |
Yazoo | 0.64% | 0.92% | 1.74% | 1.85% | 3.07% |
Source: Ownwell
Property Tax Assessment Values Across Mississippi
When examining property taxes in Mississippi, understanding the distinction between "market value" and "assessed value" is crucial. The market value is what a willing buyer would pay to a willing seller in an open and competitive market, often influenced by factors such as location, property condition, and economic market trends. Market value is estimated by each Mississippi county assessor for tax purposes. The assessed value is then the market value minus any applicable exemptions or limits determined by local laws and offerings. The tax assessed value is the figure used to calculate your property taxes, or the amount multiplied by your tax rate to get your tax bill. Assessment notices in Mississippi are sent in the spring each year. They should reach your mailbox typically by the end of April. Each property owner receives an assessment notice that contains both the market value and assessed value along with an estimate of your property tax bill. By providing insights into how assessed values and market values are determined, this section helps property owners navigate their tax responsibilities and understand the valuation processes affecting their property taxes in Mississippi. For instance, Lafayette County has the highest median tax bill at $1,959, while Amite County has the lowest at $159. Understanding these differences can help property owners better manage their expectations and financial planning.
Average Mississippi Assessed Value
$68,000
Average United States Assessed Value
$244,900
Property Tax Assessment Values Across Mississippi
County | 10th Percentile | 25th Percentile | Median Home Price | 75th Percentile | 90th Percentile |
---|---|---|---|---|---|
Adams | $16,529 | $30,912 | $56,235 | $96,705 | $161,232 |
Alcorn | $11,435 | $28,012 | $54,430 | $87,158 | $142,445 |
Amite | $1,486 | $4,692 | $18,096 | $55,428 | $106,640 |
Attala | $17,189 | $32,658 | $55,740 | $92,532 | $149,587 |
Benton | $1,147 | $3,880 | $21,390 | $52,332 | $89,572 |
Bolivar | N/A | N/A | N/A | N/A | N/A |
Calhoun | $17,241 | $33,613 | $55,127 | $92,770 | $149,117 |
Carroll | $11,397 | $18,512 | $31,552 | $55,020 | $99,098 |
Chickasaw | $8,310 | $20,985 | $44,230 | $70,575 | $116,518 |
Choctaw | $13,284 | $33,476 | $55,604 | $83,794 | $136,098 |
Claiborne | $5,089 | $12,595 | $33,925 | $65,782 | $113,256 |
Clarke | $16,060 | $32,800 | $54,740 | $90,260 | $145,894 |
Clay | $14,460 | $26,200 | $45,801 | $67,979 | $136,709 |
Coahoma | $9,945 | $20,648 | $38,666 | $71,737 | $190,360 |
Copiah | $7,530 | $21,235 | $45,250 | $82,175 | $134,610 |
Covington | $10,150 | $26,462 | $57,690 | $98,035 | $160,325 |
DeSoto | $16,000 | $48,133 | $77,329 | $125,802 | $167,115 |
Forrest | $20,861 | $41,352 | $72,000 | $121,278 | $184,036 |
Franklin | $12,410 | $27,900 | $51,050 | $82,590 | $123,488 |
George | $3,500 | $19,482 | $59,265 | $102,725 | $160,951 |
Greene | $1,140 | $3,770 | $13,790 | $54,352 | $102,647 |
Grenada | $12,343 | $32,372 | $62,731 | $112,146 | $189,338 |
Hancock | $47,892 | $78,848 | $120,581 | $178,730 | $256,015 |
Harrison | $34,111 | $63,490 | $100,560 | $161,870 | $236,070 |
Hinds | $19,590 | $34,660 | $63,595 | $110,900 | $177,670 |
Holmes | $7,265 | $17,623 | $35,335 | $58,102 | $96,176 |
Humphreys | N/A | N/A | N/A | N/A | N/A |
Issaquena | N/A | N/A | N/A | N/A | N/A |
Itawamba | $13,883 | $36,485 | $62,360 | $92,112 | $146,540 |
Jackson | $33,139 | $56,750 | $94,879 | $147,192 | $216,481 |
Jasper | N/A | N/A | N/A | N/A | N/A |
Jefferson | $6,280 | $16,980 | $39,930 | $70,300 | $116,730 |
Jefferson Davis | $12,560 | $27,650 | $51,960 | $82,550 | $125,500 |
Jones | $20,180 | $37,268 | $66,415 | $108,672 | $178,130 |
Kemper | $9,049 | $23,780 | $50,005 | $74,640 | $120,775 |
Lafayette | $39,290 | $84,730 | $152,030 | $233,970 | $365,395 |
Lamar | $31,330 | $72,410 | $134,620 | $206,160 | $308,470 |
Lauderdale | $6,810 | $25,622 | $61,125 | $119,928 | $202,381 |
Lawrence | $8,966 | $28,042 | $54,030 | $82,380 | $120,463 |
Leake | $20,230 | $41,945 | $64,340 | $104,365 | $164,720 |
Lee | $35,952 | $60,385 | $101,000 | $162,260 | $252,760 |
Leflore | $11,746 | $23,074 | $41,840 | $65,752 | $119,174 |
Lincoln | N/A | N/A | N/A | N/A | N/A |
Lowndes | $12,620 | $33,288 | $63,980 | $116,362 | $186,407 |
Madison | $37,424 | $89,888 | $167,330 | $265,985 | $393,926 |
Marion | $6,350 | $19,705 | $47,810 | $85,805 | $137,730 |
Marshall | $7,000 | $20,200 | $56,450 | $97,070 | $178,504 |
Monroe | $8,000 | $26,110 | $48,950 | $75,295 | $121,992 |
Montgomery | $13,612 | $28,135 | $52,966 | $87,210 | $144,710 |
Neshoba | $6,444 | $20,540 | $53,540 | $88,898 | $149,471 |
Newton | $13,140 | $29,560 | $57,610 | $98,240 | $160,266 |
Noxubee | $12,580 | $27,248 | $44,865 | $75,782 | $128,304 |
Oktibbeha | $35,848 | $67,895 | $122,140 | $195,445 | $284,738 |
Panola | $10,918 | $18,085 | $42,358 | $98,696 | $169,727 |
Pearl River | $1,500 | $18,110 | $56,860 | $114,010 | $171,660 |
Perry | $1,739 | $7,440 | $39,820 | $77,528 | $129,011 |
Pike | $1,937 | $6,595 | $23,724 | $60,214 | $122,460 |
Pontotoc | $15,059 | $31,752 | $62,532 | $108,680 | $170,593 |
Prentiss | $2,500 | $7,168 | $31,610 | $65,482 | $103,646 |
Quitman | $5,203 | $10,831 | $32,455 | $61,156 | $115,030 |
Rankin | $39,420 | $76,352 | $136,735 | $198,035 | $282,830 |
Scott | $12,427 | $28,050 | $53,585 | $90,435 | $152,621 |
Sharkey | N/A | N/A | N/A | N/A | N/A |
Simpson | $12,462 | $26,505 | $52,820 | $90,510 | $149,358 |
Smith | $17,990 | $37,765 | $63,970 | $104,855 | $160,120 |
Stone | $9,400 | $22,475 | $56,928 | $102,024 | $147,085 |
Sunflower | $18,453 | $33,774 | $50,210 | $75,569 | $128,052 |
Tallahatchie | $8,807 | $21,144 | $42,376 | $69,978 | $118,639 |
Tate | $27,666 | $52,521 | $82,683 | $137,579 | $194,600 |
Tippah | $10,193 | $24,885 | $46,380 | $75,735 | $118,697 |
Tishomingo | $17,223 | $35,810 | $60,500 | $99,672 | $157,950 |
Tunica | $11,696 | $28,574 | $52,396 | $103,210 | $160,838 |
Union | $10,600 | $26,800 | $62,900 | $119,280 | $194,524 |
Walthall | $12,324 | $32,100 | $59,600 | $94,125 | $142,100 |
Warren | N/A | N/A | N/A | N/A | N/A |
Washington | N/A | N/A | N/A | N/A | N/A |
Wayne | $3,170 | $8,022 | $30,525 | $79,868 | $143,676 |
Webster | $22,177 | $45,177 | $69,631 | $106,563 | $171,025 |
Wilkinson | $1,256 | $4,000 | $17,148 | $50,590 | $93,039 |
Winston | $17,961 | $43,023 | $66,478 | $107,690 | $169,711 |
Yalobusha | $9,650 | $24,155 | $47,647 | $74,131 | $112,904 |
Yazoo | $11,410 | $22,550 | $47,455 | $89,512 | $149,165 |
Source: Ownwell
Property Tax Bills Across Mississippi
In Mississippi, property tax bills are calculated based on the assessed value of a property, which is a percentage of its market value. The tax rate, or millage rate, is then applied to this assessed value to determine the annual tax bill. Factors such as the property's location, size, and any applicable exemptions play a significant role in this calculation. For instance, the median home price in Mississippi is $68,000, and tax bills can vary widely across the state. Homeowners in Lafayette County face the highest median tax bill at $1,959, while those in Amite County enjoy the lowest at $159. The 25th percentile tax bill is $366, the 75th percentile is $1,623, and the 90th percentile reaches $2,694. These figures highlight the substantial differences in property tax burdens within the state, affecting homeowners' financial planning and overall cost of living. Compared to the national median property tax rate of 0.99%, Mississippi homeowners experience a diverse range of tax obligations.
Average Mississippi Tax Bill
$854
Average United States Tax Bill
$2,690
Property Tax Bills Across Mississippi
County | 10th Percentile | 25th Percentile | Median Tax Bill | 75th Percentile | 90th Percentile |
---|---|---|---|---|---|
Adams | $229 | $433 | $746 | $1,254 | $2,258 |
Alcorn | $100 | $200 | $422 | $818 | $1,373 |
Amite | $14 | $50 | $159 | $438 | $895 |
Attala | $161 | $331 | $625 | $1,060 | $1,710 |
Benton | $18 | $58 | $264 | $650 | $1,304 |
Bolivar | N/A | N/A | N/A | N/A | N/A |
Calhoun | $160 | $346 | $645 | $1,084 | $1,773 |
Carroll | $128 | $213 | $394 | $775 | $1,672 |
Chickasaw | $93 | $208 | $423 | $782 | $1,325 |
Choctaw | $93 | $203 | $414 | $750 | $1,163 |
Claiborne | $64 | $149 | $375 | $809 | $1,489 |
Clarke | $174 | $339 | $608 | $962 | $1,533 |
Clay | $174 | $361 | $835 | $1,319 | $2,880 |
Coahoma | $170 | $402 | $908 | $1,662 | $3,080 |
Copiah | $102 | $229 | $484 | $863 | $1,437 |
Covington | $82 | $190 | $431 | $841 | $1,356 |
DeSoto | $177 | $512 | $1,564 | $2,381 | $3,047 |
Forrest | $271 | $561 | $1,069 | $1,797 | $2,799 |
Franklin | $117 | $295 | $566 | $1,005 | $1,658 |
George | $47 | $182 | $573 | $1,136 | $1,855 |
Greene | $21 | $65 | $191 | $647 | $1,342 |
Grenada | $116 | $301 | $583 | $1,049 | $1,792 |
Hancock | $604 | $972 | $1,554 | $2,345 | $3,491 |
Harrison | $294 | $646 | $1,165 | $1,880 | $2,943 |
Hinds | $352 | $636 | $1,076 | $1,761 | $2,847 |
Holmes | $125 | $282 | $549 | $889 | $1,400 |
Humphreys | N/A | N/A | N/A | N/A | N/A |
Issaquena | N/A | N/A | N/A | N/A | N/A |
Itawamba | $144 | $371 | $669 | $1,144 | $1,809 |
Jackson | $296 | $633 | $1,144 | $1,879 | $2,841 |
Jasper | N/A | N/A | N/A | N/A | N/A |
Jefferson | $101 | $225 | $560 | $1,120 | $1,924 |
Jefferson Davis | $173 | $326 | $654 | $1,161 | $1,870 |
Jones | $235 | $479 | $874 | $1,513 | $2,395 |
Kemper | $85 | $206 | $395 | $763 | $1,182 |
Lafayette | $385 | $1,032 | $1,959 | $3,239 | $5,058 |
Lamar | $470 | $1,073 | $1,887 | $2,833 | $4,277 |
Lauderdale | $123 | $376 | $844 | $1,639 | $2,735 |
Lawrence | $89 | $268 | $556 | $992 | $1,585 |
Leake | $117 | $320 | $579 | $1,102 | $1,947 |
Lee | $517 | $867 | $1,408 | $2,157 | $3,276 |
Leflore | $182 | $344 | $611 | $1,017 | $1,884 |
Lincoln | N/A | N/A | N/A | N/A | N/A |
Lowndes | $118 | $327 | $692 | $1,265 | $2,127 |
Madison | $455 | $939 | $1,681 | $2,795 | $4,253 |
Marion | $109 | $245 | $627 | $1,182 | $2,042 |
Marshall | $105 | $241 | $600 | $1,297 | $2,189 |
Monroe | $100 | $252 | $540 | $942 | $1,497 |
Montgomery | $165 | $385 | $779 | $1,388 | $2,189 |
Neshoba | $70 | $214 | $527 | $1,030 | $1,678 |
Newton | $144 | $316 | $665 | $1,231 | $2,007 |
Noxubee | $207 | $448 | $845 | $1,482 | $2,520 |
Oktibbeha | $438 | $969 | $1,912 | $2,990 | $4,456 |
Panola | $152 | $269 | $671 | $1,492 | $2,453 |
Pearl River | $19 | $233 | $690 | $1,406 | $2,281 |
Perry | $24 | $89 | $338 | $787 | $1,369 |
Pike | $33 | $110 | $353 | $927 | $1,798 |
Pontotoc | $237 | $497 | $913 | $1,531 | $2,362 |
Prentiss | $34 | $94 | $259 | $588 | $1,132 |
Quitman | $28 | $187 | $743 | $1,652 | $3,157 |
Rankin | $291 | $638 | $1,263 | $2,054 | $2,967 |
Scott | $120 | $257 | $504 | $930 | $1,647 |
Sharkey | N/A | N/A | N/A | N/A | N/A |
Simpson | $103 | $248 | $510 | $968 | $1,639 |
Smith | $137 | $294 | $565 | $1,025 | $1,673 |
Stone | $134 | $295 | $722 | $1,356 | $2,065 |
Sunflower | $248 | $502 | $885 | $1,430 | $2,228 |
Tallahatchie | $89 | $221 | $479 | $888 | $1,648 |
Tate | $289 | $578 | $994 | $1,681 | $2,566 |
Tippah | $136 | $323 | $673 | $1,170 | $1,848 |
Tishomingo | $137 | $286 | $531 | $1,029 | $1,878 |
Tunica | $118 | $306 | $625 | $1,283 | $2,354 |
Union | $119 | $282 | $664 | $1,312 | $2,157 |
Walthall | $138 | $329 | $680 | $1,240 | $2,029 |
Warren | N/A | N/A | N/A | N/A | N/A |
Washington | N/A | N/A | N/A | N/A | N/A |
Wayne | $47 | $119 | $321 | $764 | $1,433 |
Webster | $208 | $414 | $751 | $1,256 | $1,968 |
Wilkinson | $24 | $72 | $242 | $683 | $1,391 |
Winston | $93 | $179 | $387 | $803 | $1,501 |
Yalobusha | $94 | $213 | $443 | $757 | $1,320 |
Yazoo | $149 | $324 | $698 | $1,308 | $2,164 |
Source: Ownwell
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