Mississippi Property Tax Calculator (2026)
The Mississippi median effective property tax rate is 0.72% for 2026 — median real-estate taxes paid divided by median home value (U.S. Census Bureau ACS 2024). On a $400,000 home that is about $2,880 a year (~$240 a month). Mississippi ranks #33 of 51 nationally. Enter your home value below for an instant estimate, then confirm the exact rate with your county.
What is the Mississippi property tax rate in 2026?
Mississippi's median effective property tax rate is 0.72%. On the state median home value of $169,800, the typical bill is about $1,215 a year.
How much is property tax on a $400,000 home in Mississippi?
About $2,880 a year, or roughly $240 a month, at the 0.72% median effective rate.
Where does Mississippi rank nationally?
Mississippi ranks #33 of 51 by median effective rate (1 = highest), near the middle of the national range. That is 0.22% below the 0.94% US average.
Is this my exact property tax bill?
No. Your county sets the millage and assessed value. This uses the state median; homestead, senior, and veteran exemptions can lower your bill.
How does property tax work in Mississippi?
Mississippi property tax is set locally, not by the state. Your county assessor values your home, then applies a local millage (tax) rate. Cities, school districts, and special districts each add a share.
Because rates vary by county, this page uses the Mississippi median effective rate of 0.72%. That is the median tax paid divided by the median home value, from the U.S. Census Bureau (ACS 2024). It is a benchmark, not your exact bill.
How much is property tax on a home in Mississippi?
| Home value | Rate (0.72%) | Annual tax | Monthly |
|---|---|---|---|
| $200,000 | 0.72% | $1,440 | $120 |
| $400,000 | 0.72% | $2,880 | $240 |
| $169,800 (state median) | 0.72% | $1,215 | $101 |
| $750,000 | 0.72% | $5,400 | $450 |
How do you calculate Mississippi property tax by hand?
- Find your home's assessed value on your county notice.
- Apply your county's assessment ratio if it uses one.
- Multiply the taxable value by the local millage (tax) rate.
- For a quick estimate, multiply your home value by 0.72% (the Mississippi median effective rate).
What exemptions can lower your Mississippi property tax?
Most counties offer a homestead exemption on your primary home. Many add relief for seniors, veterans, and people with disabilities. These lower your taxable value, so your real rate is often below the median.
Rules and amounts vary by county and change over time. Check your county assessor for the exemptions you qualify for before relying on a figure.
Why is your actual Mississippi bill different from this estimate?
Three things move your bill away from the state median. Your county rate may be higher or lower than the median. Your assessed value can lag the market. And exemptions reduce the taxable amount.
Use this page to budget and compare. For the exact number, use your latest assessment notice and your county's current millage rate.
How does property tax vary by county in Mississippi?
Property tax in Mississippi is set and collected at the county level, so your rate depends on where you live. Across Mississippi's 81 counties, the effective rate ranges from 0.31% in Claiborne County to 0.92% in Washington County. The table lists every county's effective rate, median home value, and median tax paid (U.S. Census Bureau ACS 2024).
| County | Effective rate | Median home value | Median tax |
|---|---|---|---|
| Adams County | 0.51% | $108,700 | $974 |
| Alcorn County | 0.46% | $142,100 | $831 |
| Amite County | 0.33% | $100,800 | $386 |
| Attala County | 0.54% | $104,600 | $707 |
| Benton County | 0.39% | $105,100 | $720 |
| Bolivar County | 0.55% | $130,000 | $950 |
| Calhoun County | 0.55% | $90,300 | $600 |
| Carroll County | 0.51% | $109,600 | $577 |
| Chickasaw County | 0.42% | $109,800 | $800 |
| Choctaw County | 0.4% | $117,200 | $563 |
| Claiborne County | 0.31% | $82,700 | $403 |
| Clarke County | 0.41% | $118,100 | $666 |
| Clay County | 0.57% | $129,100 | $810 |
| Coahoma County | 0.75% | $90,300 | $1,012 |
| Copiah County | 0.42% | $114,100 | $820 |
| Covington County | 0.41% | $105,100 | $619 |
| DeSoto County | 0.53% | $269,600 | $1,613 |
| Forrest County | 0.7% | $168,000 | $1,361 |
| Franklin County | 0.54% | $101,900 | $739 |
| George County | 0.53% | $166,900 | $1,044 |
| Greene County | 0.52% | $92,700 | $791 |
| Grenada County | 0.75% | $132,200 | $1,355 |
| Hancock County | 0.66% | $224,200 | $1,583 |
| Harrison County | 0.59% | $212,200 | $1,370 |
| Hinds County | 0.72% | $159,900 | $1,403 |
| Holmes County | 0.51% | $80,400 | $690 |
| Humphreys County | 0.74% | $87,800 | $861 |
| Itawamba County | 0.42% | $142,400 | $835 |
| Jackson County | 0.67% | $193,100 | $1,366 |
| Jasper County | 0.41% | $107,100 | $737 |
| Jefferson County | 0.62% | $81,300 | $698 |
| Jefferson Davis County | 0.53% | $90,100 | $800 |
| Jones County | 0.7% | $143,100 | $1,053 |
| Kemper County | 0.49% | $99,600 | $563 |
| Lafayette County | 0.52% | $315,400 | $1,719 |
| Lamar County | 0.63% | $224,700 | $1,479 |
| Lauderdale County | 0.65% | $133,300 | $1,228 |
| Lawrence County | 0.61% | $100,000 | $674 |
| Leake County | 0.58% | $116,800 | $778 |
| Lee County | 0.7% | $199,500 | $1,384 |
| Leflore County | 0.77% | $101,200 | $1,033 |
| Lincoln County | 0.57% | $155,800 | $1,089 |
| Lowndes County | 0.54% | $164,100 | $992 |
| Madison County | 0.62% | $311,100 | $2,108 |
| Marion County | 0.57% | $122,800 | $922 |
| Marshall County | 0.6% | $167,900 | $1,213 |
| Monroe County | 0.48% | $120,800 | $843 |
| Montgomery County | 0.81% | $126,800 | $1,269 |
| Neshoba County | 0.53% | $100,000 | $893 |
| Newton County | 0.49% | $106,300 | $778 |
| Noxubee County | 0.39% | $90,800 | $868 |
| Oktibbeha County | 0.69% | $237,700 | $1,691 |
| Panola County | 0.56% | $127,800 | $826 |
| Pearl River County | 0.58% | $182,300 | $1,189 |
| Perry County | 0.44% | $124,000 | $763 |
| Pike County | 0.6% | $110,800 | $975 |
| Pontotoc County | 0.5% | $157,100 | $911 |
| Prentiss County | 0.48% | $122,500 | $894 |
| Quitman County | 0.72% | $69,600 | $740 |
| Rankin County | 0.58% | $237,400 | $1,428 |
| Scott County | 0.51% | $106,700 | $710 |
| Sharkey County | 0.72% | $98,000 | $861 |
| Simpson County | 0.44% | $122,200 | $751 |
| Smith County | 0.38% | $112,600 | $469 |
| Stone County | 0.49% | $161,100 | $1,134 |
| Sunflower County | 0.65% | $100,300 | $930 |
| Tallahatchie County | 0.45% | $82,300 | $503 |
| Tate County | 0.63% | $209,000 | $1,354 |
| Tippah County | 0.56% | $124,100 | $956 |
| Tishomingo County | 0.34% | $145,100 | $705 |
| Tunica County | 0.45% | $175,900 | $940 |
| Union County | 0.42% | $163,400 | $918 |
| Walthall County | 0.49% | $126,600 | $913 |
| Warren County | 0.47% | $156,400 | $1,244 |
| Washington County | 0.92% | $104,000 | $891 |
| Wayne County | 0.47% | $91,100 | $578 |
| Webster County | 0.44% | $120,100 | $821 |
| Wilkinson County | 0.62% | $90,000 | $895 |
| Winston County | 0.49% | $124,600 | $806 |
| Yalobusha County | 0.47% | $122,300 | $809 |
| Yazoo County | 0.53% | $153,800 | $1,197 |