Property Tax in Mississippi: Complete Guide 2026
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Property Tax in Mississippi: Complete Guide 2026
Tax information is for educational purposes only and does not constitute tax advice. Consult a licensed tax professional for your specific situation.
Mississippi has one of the lowest property tax burdens in the nation, with an average effective rate of approximately ~0.63%. The state uses a classified assessment system where residential property is assessed at ~10% of true value, significantly reducing the tax base for homeowners. Mississippi also provides a generous homestead exemption that eliminates property taxes on the first ~$7,500 of assessed value for owner-occupied homes, which effectively exempts properties with market values up to ~$75,000 entirely. Combined with relatively low home values statewide, Mississippi’s property taxes are among the most affordable in the country.
Mississippi Property Tax Rates (2026)
| Metric | Rate / Amount |
|---|---|
| Average effective rate | ~0.63% |
| National average effective rate | ~0.99% |
| Residential assessment ratio | ~10% of true value |
| Commercial assessment ratio | ~15% of true value |
| Personal property assessment ratio | ~15% of true value |
| Homestead exemption | First ~$7,500 assessed value |
| Median home value | ~$145,000 |
| Median annual property tax | ~$914 |
Property Tax by Select County
| County | Avg. Effective Rate | Median Tax Paid |
|---|---|---|
| Hinds (Jackson) | ~0.90% | ~$1,100 |
| Harrison (Gulfport/Biloxi) | ~0.70% | ~$1,000 |
| DeSoto (Southaven) | ~0.55% | ~$1,000 |
| Rankin (Brandon) | ~0.60% | ~$1,100 |
| Lee (Tupelo) | ~0.65% | ~$700 |
| Madison (Canton/Ridgeland) | ~0.52% | ~$1,200 |
| Forrest (Hattiesburg) | ~0.72% | ~$700 |
| Lauderdale (Meridian) | ~0.78% | ~$600 |
How Mississippi Property Tax Works
Classified Assessment System
Mississippi assesses different classes of property at different percentages of true value:
- Residential (single-family, owner-occupied): ~10% of true value
- Other real property (commercial, rental, vacant): ~15% of true value
- Personal property (vehicles, business equipment): ~15% of true value
- Public utilities: ~30% of true value
- Motor vehicles: ~30% of true value (assessed separately through the tax collector)
The millage rate is then applied to the assessed value to determine the tax.
Homestead Exemption
Mississippi’s homestead exemption is one of the most generous in the South. It exempts the first ~$7,500 of assessed value from all ad valorem taxes for owner-occupied residences. Because residential property is assessed at ~10% of true value, this effectively exempts homes with a true value up to ~$75,000 entirely. Homes valued above ~$75,000 are taxed only on the assessed value exceeding ~$7,500.
For homeowners 65+ or totally disabled with household income below ~$42,511, the homestead exemption amount is increased to cover the first ~$7,500 of assessed value from all taxes, with additional exemption provisions in some counties.
Reassessment Cycle
Mississippi law requires county assessors to reappraise all property at least every four years. Between reappraisals, values generally remain stable unless improvements or changes occur. The state Tax Commission oversees assessment uniformity.
Exemptions and Relief Programs
- Standard Homestead Exemption: First ~$7,500 of assessed value exempt for all owner-occupied residences
- Senior/Disabled Enhanced Exemption: Additional exemption for homeowners 65+ or disabled with qualifying income
- Disabled Veterans: Veterans with 100% service-connected disability receive a full property tax exemption on their homestead
- Agricultural Use Assessment: Qualifying agricultural land is assessed at its use value for farming purposes
- Personal Property Tax: Mississippi taxes motor vehicles and business personal property; vehicle taxes are paid at the time of tag renewal
Comparison to National Average
| Metric | Mississippi | National Average |
|---|---|---|
| Average effective rate | ~0.63% | ~0.99% |
| Median annual tax paid | ~$914 | ~$2,700 |
| Residential assessment ratio | ~10% | Varies |
| Homestead exemption | Varies |
Mississippi’s property taxes are approximately 66% below the national median in dollar terms, making it one of the most affordable states for homeowners. The combination of low assessment ratios, a generous homestead exemption, and moderate home values keeps the burden minimal for most residents.
Tips for Minimizing Mississippi Property Tax
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Claim the homestead exemption. Apply through your county tax assessor to receive the ~$7,500 assessed value exemption. This eliminates taxes entirely on homes valued at ~$75,000 or less.
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Apply for the senior/disabled enhanced exemption. Homeowners 65+ or disabled with qualifying income should inquire about enhanced exemption provisions in their county.
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Claim the disabled veteran exemption. Veterans with 100% service-connected disability should apply for a complete property tax exemption on their homestead.
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Appeal your assessed value. If you believe your property’s true value has been overstated, file an appeal with the county Board of Supervisors during the designated period.
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Explore agricultural use classification. If your property includes qualifying farmland, use-value assessment can reduce your tax obligation significantly.
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Budget for personal property taxes. Mississippi taxes motor vehicles and business equipment. Factor vehicle property taxes into your annual vehicle ownership costs.
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Understand the reassessment cycle. Property values are reappraised at least every four years. In fast-growing areas like DeSoto County, reassessment years may bring noticeable increases.
Key Takeaways
- Mississippi’s average effective property tax rate of ~0.63% is well below the national average
- Residential property is assessed at only ~10% of true value, with commercial at ~15%
- The homestead exemption eliminates taxes on the first
$7,500 of assessed value ($75,000 market value) - Median annual property tax of ~$914 is among the lowest in the nation
- Disabled veterans with 100% service-connected disability receive a full exemption
- Mississippi also taxes personal property, including motor vehicles at tag renewal
Next Steps
- State Income Tax Rates Comparison 2026 — See Mississippi’s overall tax picture.
- Federal Income Tax Guide 2026 — Understand property tax deductions on your federal return.
- Best States for Retirees: Tax Guide 2026 — Evaluate Mississippi’s retirement tax environment.
- Estate and Inheritance Tax Guide — Mississippi has no estate or inheritance tax.
- Find a CPA Near You — Get professional Mississippi tax guidance.