Estimate your Mississippi property tax based on the state's 0.63% average effective rate. Enter your home value for an instant, free calculation.
Enter any tax exemption amount you qualify for in Mississippi
Mississippi has among the lowest property taxes in the nation, with a median bill around $1,200. Owner-occupied homes are assessed at just 10% of market value, and seniors 65+ get a sizable exemption that grew in 2026.
Mississippi assesses single-family, owner-occupied homes (Class I) at 10% of true market value, and most other real property at 15%. Taxes are levied locally through millage set by counties, municipalities, and school districts, where one mill equals $1 per $1,000 of assessed value. Assessors must revalue property at least every four years.
| Home Value | Estimated Annual Tax | Monthly (Escrow) |
|---|---|---|
| $173,000 (median) | $1,090 | $91/mo |
| $250,000 | $1,575 | $131/mo |
| $600,000 | $3,780 | $315/mo |
Effective rates vary within Mississippi. These figures are median-tax-to-median-value estimates from U.S. Census ACS data (2019–2023 ACS 5-year (SmartAsset)) for some of the most populous counties:
| County | Effective Rate |
|---|---|
| Hinds County | 0.83% |
| Harrison County | 0.62% |
| DeSoto County | 0.55% |
| Jackson County | 0.66% |
| Rankin County | 0.56% |
| Madison County | 0.65% |
| Jones County | 0.52% |
| Lauderdale County | 0.80% |
Among these counties, effective rates range from about 0.52% in Jones County to 0.83% in Hinds County. Your actual rate depends on the local mill/millage set by your county, city, and school district.
Mississippi's regular homestead exemption, for owner-occupants under 65 who aren't totally disabled, provides a graduated credit of up to $300 a year applied to the first $7,500 of assessed value (about $75,000 of true value). Homeowners file with the county tax assessor between January 1 and April 1.
Homeowners 65+ or totally and permanently disabled are exempt from tax on the first $7,500 of assessed value (about $75,000 of true value) — expanded effective January 1, 2026 to the first $12,500 of assessed value (about $125,000). Honorably discharged veterans with a 100% service-connected total disability, and unremarried surviving spouses, are fully exempt from all ad valorem taxes on the qualifying homestead.
Property is assessed to the owner of record as of January 1. Bills are typically mailed in November–December and due by February 1. Taxes not paid become delinquent after February 1, and continued nonpayment leads to the county's annual tax sale (generally the last Monday in August), followed by a redemption period.
File a written objection with the county Board of Supervisors sitting as the Board of Equalization, which meets the first Monday in August. If unsatisfied, appeal to the county circuit court; state-assessed matters may go to the Mississippi Board of Tax Appeals.
Mississippi's average effective property tax rate is about 0.65% of home value, one of the lowest in the nation, with a statewide median bill around $1,200. Rates vary by county, from about 0.52% in Jones County to 0.83% in Hinds County.
Owner-occupied homes (Class I) are assessed at 10% of true market value, and local millage is applied to that assessed value, where one mill equals $1 per $1,000. Qualifying homeowners can further reduce the bill through the homestead exemption.
Owner-occupants under 65 can claim the regular homestead exemption for a credit up to $300. Homeowners 65+ or totally disabled are exempt on the first $7,500 of assessed value (rising to $12,500 in 2026), and 100% disabled veterans and their surviving spouses receive a total exemption. Apply with the county assessor between January 1 and April 1.