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Sheet MS · 2026 rules

Mississippi Property Tax Calculator

Mississippi DOR lists Class I single-family owner-occupied residential real property at 10% of true value. Other real property in Class II generally uses 15%. The assessment ratio changes the base taxed by millage; it is not an annual effective rate for every home.

Rules verified 5 primary sources Editorial policy

Estimate your 2026 Mississippi bill

Approved shared exemption, bill credits and charges (optional)

The same assessed-value amount must apply to Local ad valorem levies. Different approvals or bases require the prepared levy worksheet. Do not repeat relief already deducted.

Use the assessing authority’s value, recorded classification and current rates. Worked examples use hypothetical rates unless labeled statutory.

Mississippi · 2026 residential assessment worksheet Needs inputs
Mississippi estimated annual property tax —
  • Tax — Local ad valorem levies —
  • Credits subtracted —
  • Fixed charges added —
Per month (annual ÷ 12) —
What was applied Enter the assessor’s residential full value from the assessment notice.
Assessed value after ratio and cap —
Taxable value — Local ad valorem levies —
Effective rate on market value —

What this estimate leaves out

How Mississippi turns value into a tax bill

Mississippi statewide rules
StepMississippi ruleSource
Value Use the valuation for the assessment year shown on your notice. Exemptions, rate units and levy classifications below must match that same notice. [1]
Assessment Choose the actual approved property class: approval required; Class I approved single-family owner occupied: 10%; Class II other residential real property: 15% [1]
Annual limit No automatic parcel bill cap is inferred from a limit on a jurisdiction’s total levy.
Exemptions Other relief is applied only from a recorded approval; the calculator does not decide qualification.
Rate Local ad valorem levies: local rate — you enter it.Local ad valorem levies from the applicable taxing authority. The rate is not a Census ratio.

How Mississippi assesses, credits and collects homestead property tax

Mississippi taxes property at a percentage of its true value that depends on the property's class. Class I, single-family owner-occupied residential real property, is assessed at 10%. Class II, all other real property apart from Class I or IV, is assessed at 15%.1 The bill is true value times the assessment ratio times the millage rate. One mill is 1/1,000 of a dollar, so 100 mills means $100.00 for every $1,000 of assessed value.1 Property is assessed each year to the owner of record on January 1.2 County tax assessors must revalue real property at least once every four years.12

To dispute a valuation, request a hearing with the county Board of Supervisors through the Chancery Clerk. An appeal must normally be filed by the first Monday in August preceding the due date of the taxes.21 The board reviews the assessor's valuations, hears objections and formally adopts the tax rolls. It then directs the tax collector to collect taxes based on those rolls.2

Homestead exemption requires you to own the home and occupy it as your primary residence on January 1. Ownership must be established before January 1 and the deed filed with the Chancery Clerk before January 7.3 Applications are accepted only at the county Tax Assessor's office between January 1 and April 1. Once allowed, the exemption renews each year unless ownership, use, eligibility or tier changes.3 For owners under 65, the exemption is a tax credit from a statutory table: $6.00 at $1 to $150 of assessed value, rising $6.00 for each further $150 bracket, up to $300.00 at $7,351 and above.43 Half of the credit comes off school district taxes and half off county general fund taxes.4

Owners who are 65 or older, or totally disabled, by January 1 are exempt from all ad valorem taxes on up to $7,500 of assessed value. The Department of Revenue describes this as the first $75,000 of true value.413 These owners also get an additional exemption that covers later increases in assessed value from countywide reappraisal updates while they own the home. Increases from renovations or additions are not covered, except work to improve energy efficiency, safety or access.4

Some homeowners are exempt from all property tax on the homestead. These are veterans with a service-connected total disability who were honorably discharged, and their unremarried surviving spouses. Unremarried surviving spouses of service members who were killed or died on active duty also qualify.43 Honorably discharged veterans who reach 90 by January 1 have been fully exempt since January 1, 2025.4 House Bill 420, approved by the Governor on 03/20 in the 2026 Regular Session, lowers that age to 85 from January 1, 2027. It also extends the exemption to such veterans' unremarried surviving spouses.45

Tax bills are issued in November–December. Taxes are due on or before February 1 for property assessed the preceding year, and if February 1 falls on a weekend or legal holiday, you can pay the following Monday without penalties or interest.21 When taxes are not paid on time, penalties and interest accrue. If real estate taxes stay delinquent, the property can be sold at the county tax sale, held on the first Monday in April or the last Monday in August.21

Worked example

Assessed value: $250,000 x 10% = $25,000. Gross tax: $25,000 x 100 / 1,000 = $2,500.00. Regular homestead (under 65): assessed $25,000 is at least $7,351, so the table credit is $300.00. Net: $2,500.00 - $300.00 = $2,200.00. Variant (owner 65+ or totally disabled): taxable assessed value $25,000 - $7,500 = $17,500. Tax: $17,500 x 100 / 1,000 = $1,750.00 (the $7,500 assessed equals $75,000 of true value at 10%). Comparison without homestead: Class II at 15% would be $37,500 assessed and $3,750.00.

Mississippi worked example
LineTaxable valueTax
Local ad valorem levies at 100 mills$25,000.00$2,500.00
Credits−$300.00
Annual total$2,200.00

Left to your local bill

Census context, not a rate

American Community Survey 2020–2024: median owner-occupied value $169,800 (±$1,198), median real-estate taxes $1,215 (±$12). Dividing one by the other gives 0.72% for Mississippi. Tables B25077 and B25103; why it is only context.

Sources

  1. dor.ms.govMississippi Department of Revenue: Property Tax Frequently Asked Questions, read .
    “Class I. Single-family, owner-occupied, residential real property, at ten percent (10%) of true value. Class II. All other real property, except for real property included in Class I or IV, at fifteen percent (15%) of true value.”
  2. dor.ms.govMississippi Department of Revenue: Local Property Appraisal, read .
    “Property taxes are assessed each year to the owner-of-record on January 1. The corresponding tax bill would be issued later that year in November – December. The tax is due by the following February 1.”
  3. dor.ms.govMississippi Department of Revenue: Homestead Exemption, read .
    “Eligible applicants can receive a tax credit of up to $300 (based on property value) against taxes due on the property.”
  4. billstatus.ls.state.ms.usMississippi Legislature, 2026 Regular Session, House Bill 420, read .
    “qualified homeowners described in subsection (2) of Section 27-33-67 shall be allowed an exemption from all ad valorem taxes on not in excess of Seven Thousand Five Hundred Dollars ($7,500.00) of the assessed value of the homestead property.”
  5. billstatus.ls.state.ms.usMississippi Legislature, 2026 Regular Session, House Bill 420 history, read .
    “03/20 Approved by Governor”

Bordering jurisdictions

Rules verified by the Property Tax Calculator Editorial Team. Report a correction