Estimate Mississippi property taxes for 2026. Mississippi's 0.65% effective rate means $1,203/year on the state median home value of $185,000.
Mississippi's effective property tax rate of 0.65% is below the national average of 1.10%. On the Mississippi median home value of $185,000, annual property taxes average $1,203 ($100/month). Mississippi offers a homestead exemption of $7,500 for qualifying primary residences.Use the calculator above to estimate your specific property tax with adjustments for assessment ratio and exemptions.
Property taxes in Mississippi are administered at the county or local level and fund schools, roads, parks, libraries, emergency services, and local government operations. While the state sets the overall framework, your actual property tax rate depends on which county and city you live in — and rates can vary significantly within Mississippi itself. The 0.65% effective rate used in this calculator is the statewide average across all taxing jurisdictions.
The property tax calculation process begins with the county assessor determining your home's assessed value, which in Mississippi is typically based on recent sales of comparable properties in your area. If you believe your assessment is too high, you have the right to appeal — and many homeowners in Mississippi successfully reduce their assessments each year.
Property taxes are typically due in Mississippi on an annual or semi-annual schedule, depending on the county. Most mortgage lenders escrow property taxes, collecting 1/12 of the annual bill each month and paying the county on your behalf. If you own your home free and clear or your lender does not escrow, you are responsible for paying directly to avoid late penalties.
Priya buys a single-family home in Mississippi for $185,000 — the state median value. Here is how her estimated annual property tax is calculated:
Priya's mortgage lender will collect $96/month in her escrow account and pay the county on her behalf. Compared to the national average of $2,035/year on the same home, Priya saves $881/year by owning in Mississippi.
Local Mill Rate Variation
The 0.65% rate used in this calculator is the Mississippi statewide average. In practice, your actual rate depends on your specific county, city, school district, and special taxing districts. Rates can vary by 0.5–1.5 percentage points within Mississippi — homebuyers should research the specific rates in their target neighborhoods before purchasing.
Assessment vs. Market Value
Your county assessor values your property at the assessed value used to calculate taxes. While many states assess at 100% of market value, some assess at 80%, 60%, or even lower fractions. If Mississippi's assessments lag market values — common in rapidly appreciating markets — you may appear to pay a low effective rate even though your nominal rate is relatively high.
Mississippi Homestead Exemption
Mississippi offers a $7,500 homestead exemption for primary residences, saving qualifying homeowners approximately $49/year. You must apply for this exemption through your county assessor's office — typically within the first year of ownership. Additional exemptions are available for seniors, veterans, and disabled homeowners.
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Mississippi has an effective property tax rate of 0.65% for 2026. On the Mississippi median home value of $185,000, this works out to approximately $1,203/year or $100/month. The effective rate represents the actual percentage of home value paid in taxes, which may differ from the nominal mill rate used by your county assessor. Property taxes in Mississippi fund local schools, roads, parks, and government services.
Mississippi property taxes are calculated using the formula: Assessed Value × Tax Rate − Exemptions = Annual Tax. First, the county assessor determines your home's assessed value, which may equal market value or a fraction of it depending on the local assessment ratio. The tax rate (expressed as mills or a percentage) is set by local taxing authorities. In Mississippi, the effective combined rate across all taxing jurisdictions averages 0.65%. Then any exemptions, such as the $7,500 homestead exemption, are subtracted from the assessed value before calculating the final tax bill.
Yes, Mississippi offers a homestead exemption of $7,500 reduction in assessed value for qualifying primary residences. On a home with the Mississippi median value of $185,000, this would reduce your taxable value to $177,500 and save approximately $49/year in property taxes. You must apply for the homestead exemption through your county assessor's office — it is not automatically applied.
Mississippi's effective property tax rate of 0.65% is below the national average of approximately 1.10%. On a $185,000 home — the Mississippi median — you pay $1,203/year compared to the national average of $2,035/year, New Jersey's highest rate at $4,607/year, and Hawaii's lowest at $536/year. Keep in mind that states with low income taxes often have higher property taxes to compensate — total tax burden is a better comparison than any single tax type.
If you believe your Mississippi property assessment is too high, you can file an appeal with your county Board of Assessment Review or Equalization. Gather evidence that your home is over-assessed: recent comparable sales of similar homes in your area, an independent appraisal, or documentation of condition issues the assessor may have missed. Most Mississippi counties require you to file an appeal within 30–90 days of receiving your assessment notice. Successful appeals in Mississippi can reduce property taxes by $500–$3,000/year. Many property tax attorneys and consultants work on contingency — no fee unless they win your appeal.
Disclaimer: Property tax estimates are for educational purposes only. Actual taxes are set by local authorities and vary significantly within states. Rates change annually. Consult a licensed real estate agent and your county assessor for accurate tax figures.