Bluff, Mississippi Property Taxes
The median property tax rate in Bluff, MS is 1.92%, significantly higher than both the national median of 0.99% and the Mississippi state median of 1.31%. With a median home value of $67,280 in Bluff, the typical annual property tax bill reaches $1,293, surpassing the national median of $2,690. Property taxes in Bluff are calculated based on the tax assessed value, which often falls below the market value due to various exemptions such as primary residence and agricultural exemptions. Understanding Bluff'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 Bluff or another part of Benton County, understanding the local property tax system will benefit both homeowners and real estate investors.
Last Updated June 14, 2024
Bluff, Mississippi Property Tax Bill Calculator
$100,000
$1,500,000
$3,000,000
Average Tax Rate
1.92%
Estimate Property Tax Bill
$1,292
$1,199
Ownwell’s BLUFF Property Tax Bill Calculator helps any homeowner, real estate investor, or potential owner estimate their annual property taxes in BLUFF with just two data points. By entering your property's estimated assessed value, the calculator applies the median tax rate in BLUFF 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 Bluff, Mississippi
Property taxes in Bluff, Mississippi, play a crucial role in funding essential local services such as public schools, road maintenance, and emergency services. The median tax rate in Bluff is 0.85%, which is lower than both the Mississippi state median of 0.81% and the U.S. national median of 0.99%. Local government entities within Bluff set these rates annually, and they can vary significantly across different neighborhoods. Each year, Bluff 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 Bluff's effective property tax rate to other counties in Mississippi and the national median. For comparison, the 38610 zip code has the highest median property tax rate of 0.85%, while the same zip code also has the lowest median tax rate of 0.85%. Understanding how these cities compare with Bluff provides valuable insights into the varying tax landscape across Benton County, helping homeowners gain a clearer picture of their property tax obligations relative to neighboring areas.
Average Bluff Tax Rate
1.92%
Average Benton County Tax Rate
1.92%
Average Mississippi Tax Rate
1.31%
Average United States Tax Rate
0.99%
Property Tax Rates Across Bluff, Mississippi
| Zip | 10th Percentile | 25th Percentile | Median Tax Rate | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 38610 | 1.92% | 1.92% | 1.92% | 1.92% | 1.92% |
Source: Ownwell
Property Tax Assessment Values Across Bluff, Mississippi
In Bluff, 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 Benton 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 Bluff, 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. Bluff's median home price is $67,280, and the median property tax bill is $1,293, which is significantly higher than the national median property tax rate of 0.99%. The zip code 38610 has the highest and lowest median tax bill at $1,293. By understanding these valuation concepts, property owners can better navigate their tax responsibilities and identify opportunities for protesting assessments or applying for exemptions to effectively manage their tax burden.
Average Bluff Assessed Value
$67,280
Average Benton County Assessed Value
$21,390
Average Mississippi Assessed Value
$68,000
Average United States Assessed Value
$244,900
Property Tax Assessment Values Across Bluff, Mississippi
| Zip | 10th Percentile | 25th Percentile | Median Home Price | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 38610 | $67,280 | $67,280 | $67,280 | $67,280 | $67,280 |
Source: Ownwell
Property Tax Bills Across Bluff, Mississippi
In Bluff, property tax bills are calculated based on the assessed value of a home, which is a percentage of its market value. The median home price stands at $67,280. Homeowners in Bluff face a median property tax bill of $1,293, which is significantly higher than the national median property tax rate of 0.99%. This tax bill is consistent across various percentiles, indicating a uniform approach in the calculation process within the city. The tax bill is determined by multiplying the assessed value of the property by the local tax rate. Factors such as property improvements, neighborhood developments, and overall market trends can influence the assessed value. For homeowners, this means that any increase in the market value of their property or changes in local tax rates can directly impact their annual property tax bills. Understanding these factors is crucial for homeowners to anticipate and manage their property tax obligations effectively.
Average Bluff Tax Bill
$1,293
Average Benton County Tax Bill
$264
Average Mississippi Tax Bill
$854
Average United States Tax Bill
$2,690
Property Tax Bills Across Bluff, Mississippi
| Zip | 10th Percentile | 25th Percentile | Median Tax Bill | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 38610 | $1,293 | $1,293 | $1,293 | $1,293 | $1,293 |
Source: Ownwell