Hancock County, Mississippi Property Taxes
The median property tax rate in Hancock County is 1.25%, which is higher than the national median of 0.99% but slightly lower than the Mississippi state median of 1.31%. With the median home value in Hancock County, the typical annual property tax bill is $1,554, which is below the national median of $2,690. Property taxes in Hancock County are calculated based on the tax assessed value, which often is less than the actual market value due to various property tax exemptions such as primary residence and agricultural exemptions. Understanding Hancock County's specific property tax system, exploring available exemptions, and identifying opportunities for property tax reductions can lead to significant annual savings. Whether you live in Bay St. Louis or another part of Hancock County, gaining a comprehensive knowledge of local property taxes will benefit both homeowners and real estate investors.
Last Updated June 14, 2024
Hancock County, Mississippi Property Tax Bill Calculator
$100,000
$1,500,000
$3,000,000
Average Tax Rate
1.25%
Estimate Property Tax Bill
$1,507
$1,399
Ownwell’s Hancock County Property Tax Bill Calculator helps any homeowner, real estate investor, or potential owner estimate their annual property taxes in Hancock County with just 2 data points. Enter your property's estimated assessed value, and our calculator applies the median tax rate in Hancock County to estimate your property tax bill. This insight helps you understand potential tax liabilities. If you’d like to see trends on a 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 Hancock County, Mississippi
Property taxes in Hancock County play a crucial role in funding essential local services like public schools, road maintenance, and emergency services. The median tax rate in Hancock County is 1.25%, which is higher than the U.S. national median of 0.99%. Local government entities within Hancock County set these rates annually, and they can vary significantly between different areas within the county. Each year, Hancock County estimates its required budget to maintain services for the upcoming fiscal year and divides this budget by the total value of all taxable property in the jurisdiction, resulting in the property tax rate. Although tax rates and budgets are influenced by laws and voter input, this calculation forms the basic process for setting property tax rates. The following data compares Hancock County's effective property tax rate with other areas in the state and the national median. For comparison, the city of Bay Saint Louis has one of the higher property tax rates in Mississippi at 1.43%, while the city of Pearlington boasts one of the lowest at 0.96%. Analyzing how Hancock County's tax rates stack up against these benchmarks can give homeowners a better understanding of the local tax landscape.
Average Hancock County Tax Rate
1.25%
Average Mississippi Tax Rate
1.31%
Average United States Tax Rate
0.99%
Property Tax Rates Across Hancock County, Mississippi
| City | 10th Percentile | 25th Percentile | Median Tax Rate | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| Bay Saint Louis | 0.95% | 1.15% | 1.43% | 1.73% | 1.73% |
| Carriere | 0.95% | 0.95% | 0.99% | 1.43% | 1.43% |
| Diamondhead | 1.25% | 1.25% | 1.25% | 1.87% | 1.87% |
| Kiln | 0.95% | 0.95% | 0.97% | 1.43% | 1.43% |
| Pass Christian | 0.95% | 0.95% | 0.96% | 1.43% | 1.43% |
| Pearlington | 0.95% | 0.95% | 0.96% | 1.43% | 1.43% |
| Perkinston | 0.95% | 0.95% | 0.98% | 1.43% | 1.43% |
| Picayune | 0.95% | 0.95% | 1.01% | 1.43% | 1.43% |
| Poplarville | 0.95% | 0.95% | 0.96% | 1.43% | 1.43% |
| Waveland | 1.26% | 1.26% | 1.26% | 1.89% | 1.89% |
Source: Ownwell
Property Tax Assessment Values Across Hancock County, Mississippi
In Hancock County, understanding the difference between "market value" and "assessed value" is key to comprehending property taxes. The market value represents the price a willing buyer would pay to a willing seller in an open, competitive market, considering location, property condition, and current economic trends. For tax purposes, this value is estimated by the Hancock County Appraisal District. The assessed value, however, 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. Assessment notices in Hancock County are typically mailed in the spring, usually by the middle of April. These notices provide homeowners with both the market and assessed values, along with an estimate of the annual property tax bill. By distinguishing between these valuation concepts, property owners can better navigate their tax responsibilities and understand how their property taxes are affected. The highest median tax bill in Hancock County is found in Diamondhead at $1,897, while Pearlington boasts the lowest median tax bill at $938. Being aware of these valuation processes in Hancock County will help you identify opportunities for appealing assessments or applying for exemptions to manage your tax burden more effectively.
Property Tax Assessment Values Across Hancock County, Mississippi
Source: Ownwell
$85,314
$113,461
$141,607
Average Hancock County Assessed Value
$120,581
Average Mississippi Assessed Value
$68,000
Average United States Assessed Value
$244,900
Property Tax Assessment Values Across Hancock County, Mississippi
| City | 10th Percentile | 25th Percentile | Median Home Price | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| Bay Saint Louis | $55,054 | $80,518 | $118,728 | $186,096 | $272,962 |
| Carriere | $39,120 | $62,828 | $99,874 | $164,946 | $247,704 |
| Diamondhead | $54,427 | $104,056 | $141,607 | $187,278 | $252,675 |
| Kiln | $41,215 | $68,271 | $110,910 | $174,906 | $253,546 |
| Pass Christian | $41,175 | $63,836 | $118,332 | $181,013 | $276,285 |
| Pearlington | $40,491 | $61,103 | $85,314 | $129,513 | $179,645 |
| Perkinston | $36,951 | $67,950 | $107,520 | $161,226 | $223,912 |
| Picayune | $39,776 | $60,912 | $94,357 | $150,919 | $217,330 |
| Poplarville | $32,350 | $71,172 | $96,634 | $142,064 | $233,545 |
| Waveland | $58,012 | $77,356 | $109,768 | $170,516 | $262,918 |
Source: Ownwell
Property Tax Bills Across Hancock County, Mississippi
In Hancock County, MS, property tax bills are determined by assessing the market value of a home and then applying the local tax rate. The median home price in the county is $120,581. The assessed value is a percentage of this market value, which is then multiplied by the local tax rate to calculate the tax bill. Several factors influence this calculation, including property location, improvements, and exemptions. For homeowners, understanding the range of tax bills is crucial. In Hancock County, the tax bill at the 25th percentile is $972, while at the 75th percentile, it rises to $2,345, and at the 90th percentile, it reaches $3,491. The highest median tax bill is found in Diamondhead at $1,897, whereas Pearlington has the lowest at $938. These figures highlight the variability in tax burdens across different areas within the county. Compared to the national median property tax rate of 0.99%, Hancock County offers a diverse landscape of property tax obligations, significantly affecting homeowners' financial planning.
Average Hancock County Tax Bill
$1,554
Average Mississippi Tax Bill
$854
Average United States Tax Bill
$2,690
Property Tax Bills Across Hancock County, Mississippi
| City | 10th Percentile | 25th Percentile | Median Tax Bill | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| Bay Saint Louis | $677 | $1,036 | $1,609 | $2,624 | $4,037 |
| Carriere | $442 | $653 | $1,197 | $1,738 | $2,676 |
| Diamondhead | $772 | $1,403 | $1,897 | $2,572 | $3,522 |
| Kiln | $476 | $746 | $1,196 | $1,951 | $2,802 |
| Pass Christian | $500 | $732 | $1,176 | $1,999 | $2,862 |
| Pearlington | $484 | $644 | $938 | $1,487 | $2,271 |
| Perkinston | $465 | $742 | $1,127 | $1,756 | $2,321 |
| Picayune | $459 | $690 | $1,076 | $1,637 | $2,300 |
| Poplarville | $321 | $678 | $1,157 | $1,650 | $2,490 |
| Waveland | $835 | $1,092 | $1,603 | $2,483 | $4,124 |
Source: Ownwell