2026 effective rate · 0.65% · well below the US average (0.99%)
Mississippi Property Tax Calculator
Estimate annual and monthly property tax in Mississippi. The state's effective property tax rate is 0.65% (one of the lowest in the US, vs the US average of about 0.99%). On a $140,200 median-value home, that works out to about $872 per year or $76 per month.
Mississippi median home property tax
$911 per year
$76 per month at the median home value of $140,200
Effective rate 0.65% times $140,200 = $911
Mississippi property tax at common home values
| Home value | Annual property tax | Monthly | % of value |
|---|---|---|---|
| $140,200 (median) | $911 | $76 | 0.65% |
| $150,000 | $975 | $81 | 0.65% |
| $250,000 | $1,625 | $135 | 0.65% |
| $350,000 | $2,275 | $190 | 0.65% |
| $500,000 | $3,250 | $271 | 0.65% |
| $750,000 | $4,875 | $406 | 0.65% |
Uses Mississippi's 2026 effective rate (0.65%). Actual taxes vary by county and exemptions. For full PITI mortgage estimate including taxes + insurance, use the Mississippi mortgage calculator.
Mississippi property tax overview
Mississippi has below-average property tax rates and a homestead exemption of $7,500 (or assessed value) for owner-occupied homes. Disabled/senior additional exemption available.
Mississippi's effective rate of 0.65% ranks one of the lowest in the US nationally. Median annual property tax: $872. Median home value: $140,200.
Mississippi vs neighboring states
FAQs about Mississippi property tax
What is the property tax rate in Mississippi?
Mississippi's effective property tax rate is 0.65% (one of the lowest in the US, vs national average of ~0.99%). On a $140,200 median-value home, that's about $872 per year, or roughly $76 per month added to your housing cost.
How is property tax calculated in Mississippi?
Property tax = assessed value times the local mill rate (millage). The effective rate (0.65%) is what you actually pay as a percentage of market value, accounting for assessment ratios, exemptions, and millage. For a home valued at X, multiply X by 0.65% for an annual estimate.
When are property taxes due in Mississippi?
Property tax due dates vary by county within Mississippi. Most counties bill annually with either a single payment or two installments. Common payment deadlines fall in late summer (1st half) and late winter (2nd half). Check with your county tax assessor for exact dates and any escrow arrangements through your mortgage lender.
Does Mississippi have a homestead exemption?
Mississippi has below-average property tax rates and a homestead exemption of $7,500 (or assessed value) for owner-occupied homes. Disabled/senior additional exemption available.
How does Mississippi property tax compare to neighboring states?
Mississippi's 0.65% rate compares to: Tennessee (0.56%), Alabama (0.39%), Louisiana (0.55%). Property tax burden can vary significantly between neighboring states — moving 30 miles across a state line can change your annual tax bill by thousands.
Can I appeal my property tax assessment in Mississippi?
Yes. Every US state including Mississippi provides a formal property tax appeal process. Steps: (1) request your property's assessment record from the county assessor, (2) gather comparable sales from your neighborhood, (3) file a formal appeal within the deadline (usually 30-60 days after assessment notice). Successful appeals typically save 5-15% on annual tax bills.
How can I lower my Mississippi property taxes?
Common strategies: apply for homestead exemption (primary residence), senior or disabled exemptions if eligible, veteran's exemptions, and appeal over-assessment. Track your county's assessment notices carefully and verify the appraisal matches recent comparable home sales. Avoid major visible upgrades right before reassessment dates.