Webster County Property Taxes
The median property tax rate in Webster County is 0.98%, which is slightly lower than the national median of 0.99% and significantly below the Mississippi state median of 1.31%. With the median home value in Webster County at $69,631, the typical annual property tax bill is about $751, far less than the national median of $2,690. Property taxes in Webster County are calculated based on the tax assessed value, which usually falls below the actual market value due to various property tax exemptions like the primary residence and agricultural exemptions. Understanding Webster County's specific property tax system, exploring available exemptions, and identifying opportunities for property tax reductions can provide significant annual savings. Whether you live in Eupora or another part of Webster County, gaining a comprehensive knowledge of local property taxes will benefit both homeowners and real estate investors.
Last Updated June 14, 2024
Webster County Property Tax Bill Calculator
$100,000
$1,500,000
$3,000,000
Average Tax Rate
0.98%
Estimate Property Tax Bill
$682
Ownwell’s Webster County Property Tax Bill Calculator helps any homeowner, real estate investor, or potential owner to estimate their annual property taxes in Webster County with just 2 data points. Enter your property's estimated assessed value, and our calculator applies the median tax rate in Webster 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 Webster County, Mississippi
Property taxes in Webster County play a crucial role in funding essential local services like public schools, road maintenance, and emergency services. The median tax rate in Webster County is 0.98%, which is just below the U.S. national median of 0.99%. Local government entities within Webster County set these rates annually, and they can vary significantly between different areas within the county. Each year, Webster 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. For comparison, the city of Pheba has one of the higher property tax rates in the region at 1.75%, while the city of Calhoun City boasts one of the lowest at 0.78%. Analyzing how Webster County's tax rates stack up against these benchmarks can give homeowners a better understanding of the local tax landscape.
Average Webster County Tax Rate
0.98%
Average Mississippi Tax Rate
1.31%
Average United States Tax Rate
0.99%
Property Tax Rates Across Webster County, Mississippi
| City | 10th Percentile | 25th Percentile | Median Tax Rate | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| Bellefontaine | 0.28% | 0.73% | 0.94% | 1.75% | 1.75% |
| Calhoun City | 0.52% | 0.72% | 0.78% | 1.00% | 1.46% |
| Duck Hill | 0.46% | 0.76% | 0.87% | 1.02% | 1.31% |
| Eupora | 0.38% | 0.76% | 0.96% | 1.72% | 1.75% |
| Gore Springs | 0.48% | 0.77% | 1.16% | 1.75% | 1.76% |
| Maben | 0.52% | 0.76% | 0.99% | 1.75% | 1.76% |
| Mantee | 0.41% | 0.76% | 0.89% | 1.75% | 1.75% |
| Mathiston | 0.69% | 0.86% | 1.05% | 1.75% | 2.05% |
| Pheba | 1.75% | 1.75% | 1.75% | 1.75% | 1.75% |
| Stewart | 0.33% | 0.77% | 0.91% | 1.75% | 1.76% |
| Walthall | 0.32% | 0.76% | 1.07% | 1.85% | 1.85% |
Source: Ownwell
Property Tax Assessment Values Across Webster County, Mississippi
In Webster 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 Webster 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 Webster 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. For instance, Mathiston has the highest median tax bill at $933, while Stewart has the lowest at $554. Being aware of these valuation processes in Webster 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 Webster County, Mississippi
Source: Ownwell
$22,443
$54,346
$86,248
Average Webster County Assessed Value
$69,631
Average Mississippi Assessed Value
$68,000
Average United States Assessed Value
$244,900
Property Tax Assessment Values Across Webster County, Mississippi
| City | 10th Percentile | 25th Percentile | Median Home Price | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| Bellefontaine | $19,744 | $43,889 | $73,978 | $109,977 | $175,920 |
| Calhoun City | $22,584 | $35,986 | $64,800 | $125,272 | $154,138 |
| Duck Hill | $58,362 | $66,737 | $86,248 | $118,680 | $151,186 |
| Eupora | $22,977 | $45,325 | $67,535 | $101,762 | $152,287 |
| Gore Springs | $29,034 | $46,369 | $78,258 | $124,336 | $190,639 |
| Maben | $17,049 | $41,261 | $68,134 | $116,150 | $190,071 |
| Mantee | $22,820 | $49,160 | $73,456 | $108,340 | $164,547 |
| Mathiston | $28,853 | $53,204 | $78,420 | $132,277 | $199,241 |
| Pheba | $12,314 | $16,112 | $22,443 | $28,774 | $32,572 |
| Stewart | $15,732 | $30,752 | $62,437 | $88,319 | $124,253 |
| Walthall | $27,789 | $40,954 | $69,689 | $101,564 | $135,082 |
Source: Ownwell
Property Tax Bills Across Webster County, Mississippi
In Webster County, MS, property tax bills are calculated based on the assessed value of a homeowner's property, which is a percentage of the market value. The county's property tax rate is applied to this assessed value to determine the tax bill. Factors such as property improvements, market conditions, and local government budgets influence the assessed value. For homeowners in Webster County, the tax bill can vary significantly. The 25th percentile tax bill is $414, while the 75th percentile reaches $1,256, and the 90th percentile goes up to $1,968. In comparison, the national median property tax rate stands at 0.99%. Within the county, the highest median tax bill is $933 in Mathiston, whereas Stewart has the lowest median tax bill at $554. These variations can impact homeowners by affecting their annual financial planning and the overall cost of owning a home. Understanding how property taxes are calculated and the factors influencing them can help homeowners better anticipate their expenses.
Average Webster County Tax Bill
$751
Average Mississippi Tax Bill
$854
Average United States Tax Bill
$2,690
Property Tax Bills Across Webster County, Mississippi
| City | 10th Percentile | 25th Percentile | Median Tax Bill | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| Bellefontaine | $172 | $351 | $689 | $1,225 | $2,032 |
| Calhoun City | $175 | $290 | $571 | $1,077 | $1,567 |
| Duck Hill | $442 | $462 | $565 | $1,228 | $1,941 |
| Eupora | $198 | $410 | $743 | $1,180 | $1,758 |
| Gore Springs | $345 | $527 | $787 | $1,387 | $2,650 |
| Maben | $180 | $375 | $822 | $1,357 | $2,172 |
| Mantee | $203 | $397 | $646 | $1,139 | $1,852 |
| Mathiston | $302 | $512 | $933 | $1,685 | $2,522 |
| Pheba | $615 | $615 | $615 | $615 | $615 |
| Stewart | $137 | $274 | $554 | $869 | $1,431 |
| Walthall | $187 | $406 | $699 | $1,277 | $1,593 |
Source: Ownwell
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