Mississippi property taxes by county
Across Mississippi, the median owner-occupied home pays $1,215 a year in real-estate taxes on a median home value of $169,800 — an effective property-tax rate of 0.716%. That ranks Mississippi #33 of 51 states and the District of Columbia (1 = highest). This page carries all 82 Mississippi county-equivalents in the Census data — 81 with a published effective rate — sortable by rate, taxes paid, home value, income, or five-year change. 1 of them also carry a full detail card here — every median with its Census margin of error, both rankings, the six nearest counties, and the five-year change. It also sets out how property tax actually works in Mississippi: how property is assessed, which exemptions exist and who qualifies, the deadline and body for an appeal, and the payment schedule and penalties — each hand-sourced from official Mississippi sources. Figures are U.S. Census Bureau ACS 2020-2024 5-year estimates.
- Effective tax rate
- 0.716%
- Median real-estate taxes
- $1,215 ± $12
- Median home value
- $169,800
- Median household income
- $56,447
- National rank
- #33 of 51
- County-equivalents
- 82
Median real-estate taxes ÷ median home value — a ratio of two independently-estimated medians, not a statutory (millage) rate.
How property tax varies across Mississippi
Across Mississippi's 81 county-equivalents with a published rate, the effective property-tax rate runs from 1.121% in Coahoma County down to 0.383% in Amite County — a 2.9× spread inside a single state, which is why a statewide average tells a buyer very little.
The largest median real-estate tax bill in Mississippi is $2,108 in Madison County, which ranks #45 of 81 by RATE — while the state's highest rate, 1.121%, is in Coahoma County, where the median bill is $1,012. Dollars and rate are different questions and rank counties differently.
Measured against the national median effective rate of 0.937%, 8 of Mississippi's 81 ranked counties sit above it and 73 below. Mississippi as a whole ranks #33 of 51 (1 = highest).
Median home value statewide is $169,800, but within Mississippi it ranges from $315,400 in Lafayette County to $69,600 in Quitman County — the denominator of the effective rate, and the main reason two counties with similar bills can show very different rates.
Statewide, the median real-estate tax bill equals about 2.2% of median household income. That share is heaviest in Oktibbeha County (3.6%) and lightest in Smith County (0.8%).
Comparing the non-overlapping Census periods 2015–2019 and 2020–2024, median real-estate taxes rose by a statistically significant amount in 52 of Mississippi's 81 counties with a comparable trend, fell significantly in 1, and showed no statistically significant change in 28.
Estimate a Mississippi property tax bill
A median-based estimate, not a quote, an assessment, or a tax bill — it cannot know your assessed value, exemptions, or special districts. How this is computed.
Every Mississippi county
All 82 Mississippi county-equivalents in the Census data (81 with a published effective rate, 1 with a value the Census Bureau did not publish). Click a column heading to sort. Counties in bold have a full detail card further down this page — margins of error, nearby counties, and their five-year trend.
| Coahoma County | 1.121% | $1,012 | $1,334 | $703 | $90,300 | $37,461 | 2.7% | #1 | #861 | +17.5% |
|---|---|---|---|---|---|---|---|---|---|---|
| Quitman County | 1.063% | $740 | $1,224 | $705 | $69,600 | $32,412 | 2.3% | #2 | #975 | +24.8% |
| Grenada County | 1.025% | $1,355 | $1,472 | $1,220 | $132,200 | $48,804 | 2.8% | #3 | #1056 | +47.8% |
| Leflore County | 1.021% | $1,033 | $1,377 | $783 | $101,200 | $35,277 | 2.9% | #4 | #1064 | +16.3% |
| Montgomery County | 1.001% | $1,269 | $1,507 | $905 | $126,800 | $41,748 | 3.0% | #5 | #1117 | +78% |
| Wilkinson County | 0.994% | $895 | $1,246 | $705 | $90,000 | $35,311 | 2.5% | #6 | #1135 | +56.7% |
| Humphreys County | 0.981% | $861 | $1,503 | $639 | $87,800 | $33,731 | 2.5% | #7 | #1173 | +17% |
| Noxubee County | 0.956% | $868 | $1,448 | $575 | $90,800 | $33,833 | 2.6% | #8 | #1227 | +48.9% |
| Sunflower County | 0.927% | $930 | $1,085 | $738 | $100,300 | $39,956 | 2.3% | #9 | #1291 | −0.1% |
| Lauderdale County | 0.921% | $1,228 | $1,374 | $1,017 | $133,300 | $50,817 | 2.4% | #10 | #1304 | +34.5% |
| Adams County | 0.896% | $974 | $1,229 | $840 | $108,700 | $43,644 | 2.2% | #11 | #1362 | +30.2% |
| Neshoba County | 0.893% | $893 | $988 | $837 | $100,000 | $57,013 | 1.6% | #12 | #1369 | +29.4% |
| Jefferson Davis County | 0.888% | $800 | $1,023 | $745 | $90,100 | $38,548 | 2.1% | #13 | #1379 | +33.1% |
| Pike County | 0.880% | $975 | $1,269 | $732 | $110,800 | $43,814 | 2.2% | #14 | #1395 | +22.6% |
| Sharkey County | 0.879% | $861 | $1,879 | $577 | $98,000 | $40,000 | 2.1% | #15 | #1399 | +14.3% |
| Hinds County | 0.877% | $1,403 | $1,639 | $1,069 | $159,900 | $49,402 | 2.8% | #16 | #1402 | +13.1% |
| Jefferson County | 0.859% | $698 | $872 | $626 | $81,300 | $38,305 | 1.8% | #17 | #1448 | +29% |
| Holmes County | 0.858% | $690 | $961 | $510 | $80,400 | $32,538 | 2.1% | #18 | #1449 | +24.1% |
| Washington County | 0.857% | $891 | $1,294 | $524 | $104,000 | $42,165 | 2.1% | #19 | #1451 | +29.1% |
| Greene County | 0.853% | $791 | $1,080 | $731 | $92,700 | $54,276 | 1.5% | #20 | #1460 | +21.7% |
| Forrest County | 0.810% | $1,361 | $1,644 | $999 | $168,000 | $53,640 | 2.5% | #21 | #1557 | +18.2% |
| Warren County | 0.795% | $1,244 | $1,459 | $899 | $156,400 | $59,401 | 2.1% | #22 | #1597 | +37.5% |
| Yazoo County | 0.778% | $1,197 | $1,336 | $882 | $153,800 | $39,295 | 3.0% | #23 | #1648 | +53.5% |
| Tippah County | 0.770% | $956 | $1,022 | $820 | $124,100 | $52,542 | 1.8% | #24 | #1671 | +36.8% |
| Marion County | 0.751% | $922 | $1,177 | $737 | $122,800 | $45,110 | 2.0% | #25 | #1724 | +50.4% |
| Jones County | 0.736% | $1,053 | $1,392 | $809 | $143,100 | $52,216 | 2.0% | #26 | #1768 | +24% |
| Newton County | 0.732% | $778 | $931 | $626 | $106,300 | $50,540 | 1.5% | #27 | #1780 | +23.9% |
| Bolivar County | 0.731% | $950 | $1,367 | $635 | $130,000 | $39,585 | 2.4% | #28 | #1786 | +6.9% |
| Prentiss County | 0.730% | $894 | $1,083 | $722 | $122,500 | $49,724 | 1.8% | #29 | #1794 | +41.2% |
| Chickasaw County | 0.729% | $800 | $1,105 | $580 | $109,800 | $43,586 | 1.8% | #30 | #1797 | +21.4% |
| Franklin County | 0.725% | $739 | $902 | $588 | $101,900 | $52,939 | 1.4% | #31 | #1808 | +76.4% |
| Marshall County | 0.722% | $1,213 | $1,439 | $882 | $167,900 | $53,458 | 2.3% | #32 | #1817 | +35.1% |
| Walthall County | 0.721% | $913 | $1,382 | $655 | $126,600 | $48,905 | 1.9% | #33 | #1821 | +30.8% |
| Copiah County | 0.719% | $820 | $1,312 | $592 | $114,100 | $49,089 | 1.7% | #34 | #1829 | +23.9% |
| Oktibbeha County | 0.711% | $1,691 | $2,209 | $1,208 | $237,700 | $46,695 | 3.6% | #35 | #1845 | +15.9% |
| Jackson County | 0.707% | $1,366 | $1,634 | $996 | $193,100 | $66,201 | 2.1% | #36 | #1863 | +18.9% |
| Hancock County | 0.706% | $1,583 | $1,851 | $1,315 | $224,200 | $67,708 | 2.3% | #37 | #1869 | +51.3% |
| Stone County | 0.704% | $1,134 | $1,213 | $964 | $161,100 | $61,413 | 1.9% | #38 | #1881 | +35.6% |
| Lincoln County | 0.699% | $1,089 | $1,470 | $885 | $155,800 | $51,119 | 2.1% | #39 | #1899 | +40.3% |
| Monroe County | 0.698% | $843 | $1,057 | $555 | $120,800 | $51,866 | 1.6% | #40 | #1903 | +13.8% |
| Lee County | 0.694% | $1,384 | $1,511 | $1,094 | $199,500 | $67,863 | 2.0% | #41 | #1915 | +27.4% |
| Jasper County | 0.688% | $737 | $986 | $533 | $107,100 | $48,660 | 1.5% | #42 | #1933 | +18.1% |
| Benton County | 0.685% | $720 | $709 | $808 | $105,100 | $46,016 | 1.6% | #43 | #1943 | +48.8% |
| Webster County | 0.684% | $821 | $1,060 | $610 | $120,100 | $58,789 | 1.4% | #44 | #1945 | +40.8% |
| Madison County | 0.678% | $2,108 | $2,222 | $1,867 | $311,100 | $83,441 | 2.5% | #45 | #1965 | +34.2% |
| Attala County | 0.676% | $707 | $915 | $602 | $104,600 | $51,639 | 1.4% | #46 | #1973 | +11.3% |
| Lawrence County | 0.674% | $674 | $810 | $578 | $100,000 | $43,531 | 1.6% | #47 | #1983 | +1.7% |
| Leake County | 0.666% | $778 | $1,449 | $568 | $116,800 | $50,728 | 1.5% | #48 | #2013 | +30.5% |
| Scott County | 0.665% | $710 | $941 | $465 | $106,700 | $48,786 | 1.5% | #49 | #2019 | +14.7% |
| Calhoun County | 0.664% | $600 | $951 | $500 | $90,300 | $43,125 | 1.4% | #50 | #2022 | −9.2% |
| Yalobusha County | 0.661% | $809 | $832 | $763 | $122,300 | $49,151 | 1.6% | #51 | #2031 | +37.6% |
| Lamar County | 0.658% | $1,479 | $1,653 | $1,132 | $224,700 | $70,909 | 2.1% | #52 | #2044 | +15.8% |
| Pearl River County | 0.652% | $1,189 | $1,449 | $965 | $182,300 | $58,135 | 2.0% | #53 | #2070 | +19.9% |
| Tate County | 0.648% | $1,354 | $1,628 | $1,051 | $209,000 | $69,704 | 1.9% | #54 | #2081 | +21.1% |
| Winston County | 0.647% | $806 | $1,061 | $681 | $124,600 | $53,031 | 1.5% | #55 | #2085 | +32.8% |
| Harrison County | 0.646% | $1,370 | $1,531 | $1,043 | $212,200 | $59,479 | 2.3% | #57 | #2092 | +22.3% |
| Panola County | 0.646% | $826 | $1,190 | $636 | $127,800 | $45,945 | 1.8% | #56 | #2089 | +14.2% |
| Wayne County | 0.634% | $578 | $830 | $430 | $91,100 | $37,619 | 1.5% | #58 | #2133 | −9% |
| Clay County | 0.627% | $810 | $1,075 | $632 | $129,100 | $43,125 | 1.9% | #59 | #2152 | +22% |
| George County | 0.626% | $1,044 | $1,248 | $725 | $166,900 | $59,758 | 1.8% | #60 | #2160 | +28.3% |
| Perry County | 0.615% | $763 | $1,200 | $623 | $124,000 | $49,634 | 1.5% | #61 | #2203 | +24.3% |
| Simpson County | 0.615% | $751 | $1,076 | $638 | $122,200 | $56,381 | 1.3% | #62 | #2205 | +26.4% |
| Tallahatchie County | 0.611% | $503 | $677 | $454 | $82,300 | $37,466 | 1.3% | #63 | #2222 | −6.3% |
| Lowndes County | 0.605% | $992 | $1,094 | $772 | $164,100 | $53,812 | 1.8% | #64 | #2242 | +28.7% |
| Rankin County | 0.602% | $1,428 | $1,615 | $1,001 | $237,400 | $79,357 | 1.8% | #65 | #2261 | +31.5% |
| DeSoto County | 0.598% | $1,613 | $1,707 | $1,338 | $269,600 | $85,297 | 1.9% | #66 | #2278 | +24.4% |
| Covington County | 0.589% | $619 | $1,204 | $320 | $105,100 | $45,051 | 1.4% | #67 | #2306 | +22.3% |
| Itawamba County | 0.586% | $835 | $1,024 | $694 | $142,400 | $55,546 | 1.5% | #68 | #2316 | +22.4% |
| Alcorn County | 0.585% | $831 | $1,005 | $596 | $142,100 | $51,260 | 1.6% | #69 | #2323 | +19.9% |
| Pontotoc County | 0.580% | $911 | $1,053 | $722 | $157,100 | $51,484 | 1.8% | #70 | #2337 | +29.2% |
| Kemper County | 0.565% | $563 | $786 | $537 | $99,600 | $46,431 | 1.2% | #71 | #2394 | +44% |
| Clarke County | 0.564% | $666 | $1,041 | $506 | $118,100 | $46,108 | 1.4% | #72 | #2399 | +27.8% |
| Union County | 0.562% | $918 | $1,139 | $607 | $163,400 | $55,505 | 1.6% | #73 | #2413 | +29.8% |
| Lafayette County | 0.545% | $1,719 | $1,979 | $1,558 | $315,400 | $67,185 | 2.6% | #74 | #2476 | +11.6% |
| Tunica County | 0.534% | $940 | $1,118 | — | $175,900 | $39,364 | 2.4% | #75 | #2518 | +80.8% |
| Carroll County | 0.526% | $577 | $789 | $336 | $109,600 | $59,327 | 1.0% | #76 | #2541 | −26% |
| Claiborne County | 0.487% | $403 | $560 | $336 | $82,700 | $31,897 | 1.3% | #77 | #2667 | −15.2% |
| Tishomingo County | 0.486% | $705 | $1,006 | $605 | $145,100 | $53,040 | 1.3% | #78 | #2674 | +42.1% |
| Choctaw County | 0.480% | $563 | $741 | $375 | $117,200 | $50,919 | 1.1% | #79 | #2697 | +39.4% |
| Smith County | 0.417% | $469 | $745 | $374 | $112,600 | $60,916 | 0.8% | #80 | #2887 | −14.7% |
| Amite County | 0.383% | $386 | $728 | $289 | $100,800 | $37,222 | 1.0% | #81 | #2958 | −21.2% |
| Issaquena County | Not published by the Census Bureau for this county | — | — | — | $110,800 | $31,429 | — | — | — | — |
Data: U.S. Census Bureau, American Community Survey (ACS) 2020-2024 5-year estimates — tables B25103 (real-estate taxes), B25077 (home value), B19013 (household income) — and the 2024 Census county gazetteer. Public domain (Title 17 U.S.C. §105).
County detail — 1 Mississippi county in depth
Full figures for the Mississippi counties most searched for, each with the Census margin of error on every median, both rankings, the five-year change, and the six nearest county-equivalents by centroid distance — nearby, not necessarily bordering, and cross-state neighbours included. For any individual property's assessed value, exemptions and bill, use that county's own assessor or appraisal district; per-county assessor URLs are never guessed here (why).
Harrison County 0.646% · median tax $1,370 · #2092 nationally
- Median taxes — all owner-occupied
- $1,370 ± $45
- With a mortgage
- $1,531 ± $80
- Without a mortgage
- $1,043 ± $93
- Median home value
- $212,200 ± $4,602
- Median household income
- $59,479 ± $1,997
- Taxes as share of income
- 2.3%
- Effective rate
- 0.646%
- Rank in Mississippi
- #57 of 81
- National rank
- #2092 of 3,135
- Estimated tax on a $210,000 home
- $1,357
Median real-estate taxes rose 22.3% over five years ($1,120 → $1,370) — a statistically significant increase at 90% confidence. The effective tax rate fell 0.099 percentage points (0.744% → 0.646%), a change that is itself statistically significant at 90% confidence. Median home value moved $150,500 → $212,200 (+41%), and the rate changed −0.099 percentage points.
Nearest counties to Harrison County:
- Hancock County, MS — 0.706%, median tax $1,583, 38 km away
- Stone County, MS — 0.704%, median tax $1,134, 42 km away
- Jackson County, MS — 0.707%, median tax $1,366, 44 km away
- St. Bernard Parish, LA — 0.475%, median tax $961, 58 km away
- Pearl River County, MS — 0.652%, median tax $1,189, 63 km away
- George County, MS — 0.626%, median tax $1,044, 65 km away
Comparing the non-overlapping Census periods 2015-2019 and 2020-2024 — consecutive 5-year estimates share survey sample and are never compared here.
How property tax works in Mississippi
Assessment, exemptions, appeals and payment are set by Mississippi law and practice, so they apply to every county in the table above. Each fact is taken from an official government source and linked to it.
- How property is assessed
- A locally elected Tax Assessor determines property values in each county. State law requires the assessor to regularly physically inspect property and appraise it at true value; real property must be revalued at least once every four years and taxable personal property annually, and interior inspections of residences are not required. Five classes are assessed at set percentages of true value: Class I single-family owner-occupied residential 10%, Class II all other real property 15%. source →
- Exemptions & credits
- Homestead exemption applications are filed with the county Tax Assessor between January 1 and April 1. Tier 1, the regular exemption for qualified applicants under 65, gives a tax credit of up to $300 against taxes due. Tier 2, for applicants at least 65 or totally disabled by January 1, exempts the first $7,500 of assessed value. Tier 3 fully exempts service-connected totally disabled veterans, honorably discharged veterans 90 or older, and certain unremarried surviving spouses. source →
- Appealing an assessment
- The board of supervisors reviews the valuations determined by the tax assessor and hears taxpayer objections before formally adopting the tax rolls. An owner who disagrees with a valuation requests a hearing with the Board of Supervisors, coordinated through the county Chancery Clerk. Normally an appeal to the Board of Supervisors must be filed by the first Monday in August preceding the due date of the taxes. source →
- Payment schedule & penalties
- Property is assessed to the owner of record on January 1, the bill is issued that November or December, and the tax is due by the following February 1. If February 1 falls on a weekend or legal holiday, taxes may be paid the following Monday without penalties or interest. Penalties and interest accrue on late payment, and real property remaining delinquent is sold at the county tax auction, held either the first Monday in April or the last Monday in August. source →
- Why rates vary within the state
- Two things drive a Mississippi bill: the property's value and the millage rate levied in that jurisdiction. One mill equals one thousandth of a dollar, so 100 mills is $100 per $1,000 of assessed value. Millage rates rise when voters approve an increase to fund special projects, when the legislature creates a special district with taxing authority, or when local taxing authorities adjust the rate needed to fund county government. source →
- What makes this state's system distinctive
- Motor vehicles are a property tax class in Mississippi, not merely a registration fee. Class V motor vehicles are assessed at 30% of true value and individuals pay the property tax when they register the vehicle and obtain a tag. Values come from a nationwide valuation service and year models are depreciated on a state schedule. Household personal property is otherwise generally exempt. source →
Hand-sourced from official government sources — not a substitute for your own assessor's notice, and not legal or tax advice. Where a fact isn't confirmed on an official source, it is left off rather than guessed, which is why some states show fewer rows than others.
Frequently asked questions
- What is the average property tax rate in Mississippi?
- Statewide, Mississippi's effective property-tax rate is 0.716% — the state median real-estate taxes ($1,215) divided by the state median home value ($169,800), from the Census ACS 2020-2024 5-year estimates. The national figure is about 0.937%, which puts Mississippi at #33 of 51 (1 = highest). Individual counties vary widely; the table above shows every one.
- Which Mississippi county has the highest property taxes?
- By effective rate, Coahoma County is highest in Mississippi at 1.121% (median bill $1,012), and Amite County is lowest at 0.383% (median bill $386). Ranked by dollars paid rather than rate the order changes, because home values differ so much across the state — the table above shows both columns and sorts on either.
- What property tax exemptions are available in Mississippi?
- Homestead exemption applications are filed with the county Tax Assessor between January 1 and April 1. Tier 1, the regular exemption for qualified applicants under 65, gives a tax credit of up to $300 against taxes due. Tier 2, for applicants at least 65 or totally disabled by January 1, exempts the first $7,500 of assessed value. Tier 3 fully exempts service-connected totally disabled veterans, honorably discharged veterans 90 or older, and certain unremarried surviving spouses. Eligibility and filing are handled by your county assessor, and the exemption you qualify for changes your bill far more than the county you are in — the rates above are county medians and do not account for any exemption.
- How do I appeal a property tax assessment in Mississippi?
- The board of supervisors reviews the valuations determined by the tax assessor and hears taxpayer objections before formally adopting the tax rolls. An owner who disagrees with a valuation requests a hearing with the Board of Supervisors, coordinated through the county Chancery Clerk. Normally an appeal to the Board of Supervisors must be filed by the first Monday in August preceding the due date of the taxes. Missing the deadline usually means waiting a full year, so check the date on your own assessment notice rather than relying on a general figure.
- When are property taxes due in Mississippi?
- Property is assessed to the owner of record on January 1, the bill is issued that November or December, and the tax is due by the following February 1. If February 1 falls on a weekend or legal holiday, taxes may be paid the following Monday without penalties or interest. Penalties and interest accrue on late payment, and real property remaining delinquent is sold at the county tax auction, held either the first Monday in April or the last Monday in August. If your taxes are paid through a mortgage escrow account, your servicer pays on this schedule on your behalf.
- How is property assessed in Mississippi?
- A locally elected Tax Assessor determines property values in each county. State law requires the assessor to regularly physically inspect property and appraise it at true value; real property must be revalued at least once every four years and taxable personal property annually, and interior inspections of residences are not required. Five classes are assessed at set percentages of true value: Class I single-family owner-occupied residential 10%, Class II all other real property 15%. This is why an effective rate computed from market value — as every rate on this page is — will not match the millage rate printed on your bill: the two are applied to different bases.
Compare & explore
See the national highest and lowest property-tax rates, or read the methodology behind every figure. The national median effective rate is 0.937%; Mississippi's statewide figure is 0.716%.