Mississippi Property Tax Calculator
Mississippi keeps property tax administration close to home: county assessors value property, and county boards, city councils, and school districts adopt the millage applied to it. A homestead exemption trims the bill for eligible owner-occupants — a common arrangement across the South. For a realistic number, this page leans on county medians; choose your Mississippi county above and enter the home's value.
Annual Property Tax
$992Monthly (Escrow)
$83Effective Rate
0.58%Highest property tax counties in Mississippi
Effective rate = aggregate real-estate taxes paid ÷ aggregate home value (ACS 2024 5-year).
| County | Effective Rate | Median Home Value |
|---|---|---|
| Washington County | 0.92% | $104,000 |
| Montgomery County | 0.81% | $126,800 |
| Leflore County | 0.77% | $101,200 |
| Grenada County | 0.75% | $132,200 |
| Coahoma County | 0.75% | $90,300 |
| Humphreys County | 0.74% | $87,800 |
| Quitman County | 0.72% | $69,600 |
| Sharkey County | 0.72% | $98,000 |
| Hinds County | 0.72% | $159,900 |
| Forrest County | 0.70% | $168,000 |
How property tax works in Mississippi
- County assessors value the property; county, city, and school bodies adopt the millage.
- A homestead exemption trims the bill for eligible owner-occupants.
Methodology
Rates are aggregate-derived from the Census Bureau's ACS 2024 5-year American Community Survey (total real-estate taxes paid ÷ total home value, by county). This is a statistical estimate, not a bill lookup — actual property tax bills vary by city, school district, and special-district levies layered on top of the county rate, and by any homestead, senior, veteran, or other exemptions you qualify for. Mississippi ranks #37 of 51 (including DC) by statewide average effective rate, where #1 is the highest.
Need your Mississippi income tax too? Use the Mississippi income tax calculator .
Compare property tax across every state at the property tax calculator , or see whether your property tax deduction is capped at the SALT deduction cap calculator .
Frequently asked questions
How is property tax calculated in Mississippi?
The county assessor values the home, the homestead exemption is applied for eligible owner-occupants, and the millage set by county, city, and school authorities converts the remaining value into a bill. The calculator above condenses this to one median rate per county.
How much property tax will I pay in Mississippi?
Generally modest by national standards, but it hinges on your county's millage and your home's value. Select a Mississippi county above, put the value in, and annual plus monthly estimates appear at once.
Can I lower my Mississippi property tax bill?
The homestead exemption is the main relief for owner-occupants, with enhanced versions for some seniors and disabled homeowners. Assessments themselves can be challenged through the county when they look excessive.
Are property taxes deductible?
Federal law lets itemizers deduct them under SALT, capped at the statutory limit. Consult the IRS for the amount in force before filing.
Sources
Related insights
Use these guides for rule explanations, planning context, and follow-up questions beyond the calculator result.