Mississippi
Property Tax Guide
Average effective rate 0.54% — median annual bill $947. Pay online, search records and access all 57 county assessor portals.
How Property Taxes Work in Mississippi
Property taxes in Mississippi are administered at the county level, not state. This means each county sets its own tax rates, deadlines, and payment methods.
1. Find Your County
Scroll below to locate your county
2. Check Rates & Deadlines
See effective rate and payment due date
3. Pay Online or by Mail
Click to county's payment portal
Official Mississippi Resources
Access state-level portals for tax forms, disputes, and assessor lookups.
How Property Tax Works in Mississippi
In Mississippi, property taxes are levied by local taxing authorities — counties, municipalities, school districts, and special districts — to fund critical public services including K-12 education, road maintenance, emergency services, and local government operations.
Assessment
Your county assessor estimates your property's market value. The assessed value used for taxation is often a set percentage (e.g., 100%, 60%, or 25%) of market value, depending on state law.
Millage Rate
Local taxing authorities set a millage rate each year based on their budget needs. One mill = $1 of tax per $1,000 of assessed value. Your total rate is the sum of all overlapping jurisdiction levies.
Your Bill
Tax = (Assessed Value − Exemptions) × Total Millage Rate. Apply any homestead, senior, or veteran exemptions before multiplying. Bills are typically mailed in fall for the current tax year.
Example Calculation for Mississippi
A home assessed at $300,000 in Mississippi would pay approximately $1,633/year at the state average rate of 0.54%. Use our tax calculator for a precise estimate with your county's rate.
How to Pay Property Tax in Mississippi
Most Mississippi counties now offer secure online payment. Follow these steps to pay without a late penalty:
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1
Locate Your Tax Bill or Parcel Number
Your property tax bill arrives by mail from your Mississippi county treasurer, typically between September and November. The parcel or account number on the bill is your lookup key online.
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2
Visit Your County Treasurer's Official Website
Navigate to the official county treasurer, tax collector, or assessor website (linked in the county directory below). Avoid third-party payment processors that charge extra fees.
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3
Verify the Amount Due
Confirm the tax amount, due date, and any penalties already accrued. Some counties offer discounts for early payment (2–3% if paid in the first installment window).
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4
Choose a Payment Method
Most portals accept ACH/eCheck (lowest fee), debit cards, and credit cards. Be aware that card payments typically carry a convenience fee of 2.3–2.9%.
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5
Save Your Confirmation
Always save or print your payment confirmation number. It may be needed for mortgage escrow reconciliation or if a payment error occurs.
Missed the Deadline?
Late payments in Mississippi typically incur a penalty of 1–2% per month plus interest. If taxes remain unpaid, the county may eventually place a tax lien on the property. Contact your county treasurer immediately to explore a payment plan.
Mississippi Property Tax Exemptions
Exemptions directly reduce your taxable assessed value, lowering your annual bill. Most Mississippi residents qualify for at least one program.
Homestead Exemption
Reduces assessed value for your primary residence. Most common exemption — check if you're enrolled.
Senior Citizen Freeze
Many Mississippi counties freeze or cap assessed value increases once you reach age 65.
Veterans Exemption
Honorably discharged veterans and surviving spouses may qualify for partial or full exemptions.
Disability Exemption
Residents with qualifying disabilities can apply for reductions through their county assessor.
Pro tip: Exemption applications in Mississippi must usually be filed by a specific annual deadline (often January 1 – April 15). Missing the window means waiting another full year. Full exemption guide →
Think Your Assessment Is Too High?
If your Mississippi county assessed your home above its true market value, you have a legal right to appeal. Most counties allow 30–90 days from the assessment notice date to file a formal protest. A successful appeal with comparable sales data can cut your bill by hundreds of dollars annually.
All 57 Mississippi Counties
Select your county to access the official online payment portal, property search, and assessor contact. Data from 2024.
Walthall County
CountyWashington County
CountyWayne County
CountyWebster County
CountyWinston County
CountyYalobusha County
CountyYazoo County
CountyMississippi Property Tax — FAQ
The most common questions about Mississippi property taxes, answered with 2024 data.
What is the average property tax rate in Mississippi?
How is property tax calculated in Mississippi?
When are property taxes due in Mississippi?
Does Mississippi offer homestead exemptions?
How do I pay property taxes online in Mississippi?
How do I appeal my property tax assessment in Mississippi?
What is Mississippi's national rank for property tax rates?
Research Disclaimer
PropertyTax.guide provides Mississippi property tax data for informational and research purposes only. Rates shown are derived from county-level 2024 data and represent averages — your actual bill will vary based on your specific assessed value, applicable exemptions, and local millage rates. This site is not affiliated with any government agency. Always verify payment amounts and due dates with your official county assessor or treasurer.