Cruger, Mississippi Property Taxes
The median property tax rate in Cruger, MS is 1.83%, significantly higher than both the national median of 0.99% and the Mississippi state median of 1.31%. With the median home value in Cruger at $77,638, the typical annual property tax bill reaches $1,417, which, while lower than the national median of $2,690, still represents a substantial expense for homeowners. Property taxes in Cruger are calculated based on the assessed value, which often falls below the market value due to various exemptions such as the primary residence and agricultural exemptions. Understanding Cruger'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 Cruger or another part of Leflore County, grasping the local property tax system will benefit both homeowners and real estate investors.
Last Updated June 14, 2024
Cruger, Mississippi Property Tax Bill Calculator
$100,000
$1,500,000
$3,000,000
Average Tax Rate
1.83%
Estimate Property Tax Bill
$1,421
Ownwell’s Cruger Property Tax Bill Calculator is an invaluable tool for homeowners, real estate investors, and potential buyers looking to estimate their annual property taxes in Cruger. With just two simple data points—your property's estimated assessed value and the median tax rate in Cruger—the calculator provides a clear estimate of your property tax bill. This easy-to-use tool helps you understand your potential tax liabilities, making financial planning more straightforward. For those interested in detailed trends at a neighborhood level, additional localized information is available below. Remember, your property’s assessed value is determined by the county for tax calculations and includes any applicable exemptions.
Property Tax Rates Across Cruger, Mississippi
Property taxes in Cruger, Mississippi, play a crucial role in funding essential local services such as public schools, road maintenance, and emergency services. The median tax rate in Cruger is 0.83%, significantly lower than both the Mississippi state median of 0.81% and the U.S. national median of 0.99%. Local government entities within Cruger set these rates annually, and they can vary significantly across different neighborhoods. Each year, Cruger 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 Cruger's effective property tax rate to other counties in Mississippi and the national median. For comparison, the 38924 zip code has the highest median property tax rate of 0.83%, while the 38924 zip code also has the lowest median tax rate of 0.83%. Understanding how these cities compare with Cruger provides valuable insights into the varying tax landscape across Leflore County, helping homeowners gain a clearer picture of their property tax obligations relative to neighboring areas.
Average Cruger Tax Rate
1.83%
Average Leflore County Tax Rate
1.83%
Average Mississippi Tax Rate
1.31%
Average United States Tax Rate
0.99%
Property Tax Rates Across Cruger, Mississippi
| Zip | 10th Percentile | 25th Percentile | Median Tax Rate | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 38924 | 0.97% | 1.62% | 1.83% | 1.83% | 1.83% |
Source: Ownwell
Property Tax Assessment Values Across Cruger, Mississippi
In Cruger, 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 Leflore 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 Cruger, 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 Cruger helps identify opportunities for protesting assessments or applying for exemptions to effectively manage the tax burden. The highest median tax bill in the area is $1,417 in zip code 38924, while the lowest is also $1,417 in the same zip code.
Average Cruger Assessed Value
$77,638
Average Leflore County Assessed Value
$41,840
Average Mississippi Assessed Value
$68,000
Average United States Assessed Value
$244,900
Property Tax Assessment Values Across Cruger, Mississippi
| Zip | 10th Percentile | 25th Percentile | Median Home Price | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 38924 | $30,117 | $31,887 | $77,638 | $115,438 | $269,539 |
Source: Ownwell
Property Tax Bills Across Cruger, Mississippi
In Cruger, Leflore County, MS, property tax bills 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 location, size, and any applicable exemptions play a significant role in this calculation. For instance, the median home price in Cruger is $77,638, and property tax bills can range widely. The 25th percentile tax bill is around $582, while the 75th percentile reaches $1,630, and the 90th percentile can go up to $2,522. These tax bills impact homeowners by influencing their annual budgeting and overall cost of homeownership. When compared to the national median property tax rate of 0.99%, Cruger's property tax bills highlight the variability within the region, making it crucial for homeowners to understand their specific tax obligations. This understanding helps homeowners in Cruger plan better and potentially seek exemptions or appeals if they believe their property has been over-assessed.
Average Cruger Tax Bill
$1,417
Average Leflore County Tax Bill
$611
Average Mississippi Tax Bill
$854
Average United States Tax Bill
$2,690
Property Tax Bills Across Cruger, Mississippi
| Zip | 10th Percentile | 25th Percentile | Median Tax Bill | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 38924 | $550 | $582 | $1,417 | $1,630 | $2,522 |
Source: Ownwell