Property taxes in Mississippi are local taxes based on the assessed value of real and personal property. These taxes fund counties, municipalities, public schools, and local services such as roads, public safety, and libraries. Mississippi uses a constitutionally defined assessment system with statewide oversight, while tax rates are set locally through millage rates approved by governing authorities.
How Property Taxes Are Administered
- County tax assessors determine property values and assessments
- County boards of supervisors set local millage rates
- County tax collectors issue property tax bills and collect payments
- County boards of equalization hear assessment appeals
- The Mississippi Department of Revenue provides oversight and equalization
Valuation Method Used
Mississippi property is valued based on true value, which is generally equivalent to market value. This reflects what the property would sell for under normal market conditions.
County tax assessors use sales data, property characteristics, and cost information to determine value. Reappraisals are conducted on a regular cycle as required by state law.
Assessment Ratios
Mississippi applies fixed assessment percentages based on property type:
- Residential property
- Agricultural property valued based on use
- Commercial and industrial property
- Personal property
These assessment percentages are established by the state constitution and applied uniformly across counties.
Calculation Process
Property taxes in Mississippi are calculated using a millage based system:
- True value is determined by the county tax assessor
- The applicable assessment percentage is applied
- Exemptions are subtracted from assessed value
- Local millage rates are applied
- The combined millages determine the total tax owed
Tax bills reflect all applicable county, municipal, and school district levies.
Notices and Appeals
Property owners receive a Notice of Assessment showing property value and assessed value.
If an owner disagrees with the assessment, an appeal may be filed with the county board of equalization during the designated appeal period. Further appeals may be taken through the court system if necessary.
Payment Schedule
Mississippi property tax bills are issued annually.
- Tax bills are typically mailed late in the year
- Taxes are generally due by February of the following year
- Delinquent taxes may result in interest, penalties, or tax sale
Payment schedules may vary slightly by county.
Exemptions and Relief Programs
Common property tax exemptions and relief programs in Mississippi include:
- Homestead exemption for qualifying owner occupied primary residences
- Additional homestead exemptions for seniors and disabled homeowners
- Agricultural use valuation for qualifying farmland
- Exemptions for government owned property
- Exemptions for qualifying religious, charitable, and educational property
Most exemptions require application with the county tax assessor.
Reasons Taxes May Change
- Reappraisal or changes in market value
- New construction or property improvements
- Changes in local millage rates
- Addition or loss of homestead or other exemptions
- Changes in property use or classification
Practical Tips for Owners
- Review assessment notices carefully each year
- Apply for homestead exemptions as soon as eligible
- Monitor local millage decisions by county and school boards
- Compare your assessment to similar nearby properties
- File appeals within the allowed timeframe if values appear inaccurate
Final Thoughts
Mississippi’s property tax system relies on market based valuations, fixed assessment percentages, and locally set millage rates. Because both assessed value and local tax decisions affect the final bill, understanding assessments and exemptions is essential. Regular review of notices and timely exemption applications can help Mississippi property owners manage property taxes with greater confidence.