Mississippi Property Tax Calculator 2026

Calculate property taxes in Mississippi. The average effective property tax rate in MS is 0.54%, which is below the national average of 0.89%. Estimate your annual property tax bill.

By Konstantin Iakovlev · Updated October 19, 2026 · Methodology

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Annual Property Tax

$1,890.00

Monthly Equivalent

$157.50

Effective Rate

0.540%

Property Tax Breakdown

Assessed Value$350,000.00
Homestead Exemption$0.00
Taxable Value$350,000.00
Annual Tax$1,890.00
Monthly Equivalent$157.50

Disclaimer: This calculator is for informational purposes only and does not constitute tax, financial, or legal advice. Results are estimates based on the information you provide and current rates. Always consult a qualified tax professional or financial advisor for advice specific to your situation.

Mississippi Property Tax Guide

Mississippi homeowners pay among the lowest property taxes in the South, with an average effective rate near 0.54% of a home's value, well under the roughly 0.9% national average. There is no statewide property tax. Instead, counties (along with cities and school districts) set the rates, do the assessing, and send the bills, so two homes of equal value in different counties can owe noticeably different amounts.

Mississippi's system runs on assessed value rather than full market value: residential property is assessed at a fraction of market value, and the local millage rate is applied to that assessed figure. The homestead exemption lowers the bill further for owners who occupy their home as a primary residence, removing part of the assessed value from taxation. To rough out a bill, take your home's market value, apply the residential assessment ratio to get assessed value, subtract any homestead exemption, then multiply by the local millage rate set by your county.

Mississippi Property Tax Details (2026)

Avg. Effective Property Tax Rate 0.54%
National Average 0.89%
vs. National Average 0.35 points below
Estate Tax None
State Sales Tax 7%
State Income Tax progressive (up to 4%)

Official Sources:

Mississippi Property Tax FAQ

What is the average property tax rate in Mississippi?
The average effective property tax rate in Mississippi is about 0.54% of a home's value, compared with a national average closer to 0.9%. That makes Mississippi one of the more affordable states for property taxes. Because rates are set locally, your actual bill depends on the county, city, and school district where the home sits.
Who sets and collects property tax in Mississippi?
There is no statewide property tax. Counties assess property and, together with municipalities and school districts, set the millage rates that determine your bill. The county tax collector handles billing and payment, which is why rates and due dates vary from one county to the next.
How does the Mississippi homestead exemption work?
The homestead exemption reduces the taxable assessed value of a home that the owner occupies as a primary residence, lowering the annual bill. You apply through your county, and the exemption sticks as long as the property remains your homestead. Some Mississippi homeowners, such as those over 65 or with a qualifying disability, may receive a larger exemption.
How do I estimate my Mississippi property tax bill from assessed value?
Start with the home's market value and apply the residential assessment ratio to get the assessed value, since Mississippi taxes a fraction of market value rather than the full amount. Subtract any homestead exemption, then multiply the result by your local millage rate. As a sanity check, the statewide average effective rate of about 0.54% of market value gives you a ballpark figure.

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