Calculate your property tax for MS. Enter your home value, apply exemptions, and see your estimated annual tax.
Mississippi's effective property tax rates are low-to-moderate, commonly 0.7% to 0.9% of market value, because all property is assessed at 10% of true value and because a homestead exemption removes a portion of the assessed value for owner-occupants. There is no income tax on the first dollars, and the property tax ask is modest. Relief centers on the homestead exemption and a veterans' exemption. This guide explains the calculation and relief; the calculator below estimates your bill.
Mississippi values property at market value, then applies a uniform 10% assessment ratio to reach the assessed value; your tax is the assessed value times the combined rate (mills per $100) of the county, city, school district, and special districts. Because the ratio is a flat 10%, the effective rate on market value stays low and the math is simple.
Mississippi's Homestead Exemption exempts the first $7,500 of assessed value from taxation for a owner-occupied primary residence, and a larger $10,000 for owners 65+ or totally disabled. It is claimed once with the county and stays while you occupy the home. Because assessed value is only 10% of market, the dollar relief is modest in absolute terms but meaningful for lower-value homes.
Mississippi grants a disabled veterans' exemption (a full exemption of the home's assessed value for a 100% service-connected-disabled veteran, with partial relief for lower ratings) and exemptions for surviving spouses. There is also an exemption for the blind. These are claimed with the county and are the largest reliefs for eligible owners.
Mississippi has no Prop 13-style cap; values are updated through periodic reassessment (often every four years) to market. Because the 10% ratio is flat, a rising market mainly raises the assessed base. The homestead exemption softens the impact for owner-occupants but does not freeze value.
Mississippi's restraint comes from the flat 10% assessment ratio and locally set mill rates, not a statutory cap. There is no assessment-growth cap; counties, cities, and schools set rates within constitutional debt limits. The low ratio is the structural reason bills stay small.
The figures below draw on our county datasets where available; rates differ by jurisdiction, so use your specific locality's rate in the calculator.
Mississippi rates vary by county and by city, school, and special districts; enter your combined rate in the calculator below.
Mississippi taxes are generally paid annually in two installments by the county on the combined mill rate, with penalty on late payment and a tax sale after prolonged delinquency. The homestead exemption is claimed once with the county; the veterans' exemption with the county. The flat 10% ratio keeps the math simple.
To lower your Mississippi bill: (1) claim the homestead exemption ($7,500 of assessed value, or $10,000 for 65+/disabled) on your primary residence; (2) claim the disabled-veterans' exemption (full for 100%); (3) grieve by the notice deadline using comparable sales; (4) verify the 10% ratio was applied; (5) follow county and school-rate votes. The homestead exemption is the easiest, highest-value step.
In practice, a Mississippi bill is the assessed value (10% of market for residential) times the combined county/city/school rate, minus the homestead exemption ($7,500 of assessed value, equivalent to $75,000 of market) and the senior/disabled exemption (an additional reduction for 65+/disabled with income under a limit). Because the ratio is 10%, the effective rate is low. Read the assessment notice and grieve the market value if needed; verify the homestead exemption is active.
If you are buying in Mississippi, claim the homestead exemption ($7,500 of assessed value, i.e. $75,000 of market) right after closing; it is the main break for owner-occupants. If 65+/disabled, also claim the additional exemption (income-tested). Because the ratio is 10%, the effective rate is low; compare county and school rates. Grieve the market value if needed. The homestead exemption makes Mississippi a low-burden state for owners.
To appeal in Mississippi, file by the county board of review deadline. (1) Compare the market value to recent sales. (2) File with the board. (3) Appeal to the State Tax Commission if needed. (4) Confirm the homestead exemption ($7,500 of assessed value). The 10% ratio means the standard is a fraction of market value.
Mississippi's reform debate centers on the homestead exemption ($7,500 of assessed value) and the senior/disabled exemption; proposals periodically adjust the amounts or the income limit. Because the 10% ratio already keeps rates low, the exemptions are the main relief. Watch the Legislature for changes to the homestead or senior exemption, since both directly affect owner-occupants.
10% residential ratio — residential value taxed at 10% of market. Homestead exemption — $7,500 of assessed value ($75,000 of market). Senior/disabled exemption — an additional reduction for 65+/disabled. Board of review — the local appeal body. County/city/school rate — the combined mill rate.
Two $200,000 homes. Homeowner A: assessed value is 10% ($20,000); the $7,500 homestead exemption removes much of it; at a 0.8% effective rate the bill is about $1,600 (before the exemption, lower after). Homeowner B, a 65-year-old, also claims the senior/disabled exemption, potentially toward $1,000–$1,300. The example shows the 10% ratio keeps the base low.
Mississippi homeowners with a mortgage pay via escrow; the lender remits the installments. The homestead exemption ($7,500 of assessed value) lowers the base. Claim it right after closing and tell the lender. Buyers should obtain the assessment; because the 10% ratio keeps rates low, the escrow is modest but should be sized on the correct county/school rate.
Mississippi owners should start with the homestead exemption, which is claimed once with the county and then stays in place — but many new buyers forget to file it after a purchase or a move, leaving money on the table. Verify the 10% assessment ratio was applied (not a higher commercial ratio) to your home. If you are 65+ or totally disabled, the larger $10,000 homestead exemption applies, so confirm the county has you coded correctly. A 100% service-connected-disabled veteran should file for the full exemption. Because Mississippi has no assessment cap, watch the periodic reassessment notices and appeal within the window if the new value overshoots comparable sales. Lastly, since rates are set locally, follow county and school-board levies; a modest mill-rate reduction can offset a rising base. The homestead exemption remains the easiest, highest-value step for most owners.
What is Mississippi's assessment ratio? All property is assessed at a flat 10% of true market value; the rate is applied to that assessed value.
What is the Mississippi homestead exemption? It exempts the first $7,500 of assessed value for owner-occupants, and $10,000 for owners 65+ or totally disabled; claim with the county.
Is there a veterans' exemption in Mississippi? Yes. A disabled veterans' exemption (full for 100% service-connected), plus surviving-spouse and blindness exemptions.
Does Mississippi have an assessment cap? No statewide cap; values are periodically reassessed to market under the flat 10% ratio.
How do I appeal my Mississippi assessment? File with the county board of supervisors by the notice deadline, then to the Mississippi Tax Court.
Enter your home value, select your state, and see your estimated annual property tax.