State property tax calculator
Property Tax Calculator for Mississippi
Mississippi sits close to the national middle at 0.78% — within a few basis points of the 1.07% US average. On the state median home value of $175,000, that works out to roughly $1,365 per year — about $114 per month in escrow. The calculator below models your specific home value, local tax rate, and how the tax burden projects over 10+ years of appreciation.
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National average is 1.07%
Used to project future tax burden
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How Property Taxes Work in Mississippi
Property taxes in Mississippi are collected locally by county and municipal authorities, then distributed to school districts, emergency services, infrastructure, and other public functions. The state sets broad rules, but the actual rate you pay depends on where in Mississippi you live — a county or city with a high mill rate can swing your bill significantly compared to the state average of 0.78%.
The tax bill is calculated by multiplying your property's assessed value by the local mill rate (mills per $1,000 of assessed value). Assessed value is set by the county assessor and often differs from market value, which is why two homes with identical sale prices can carry very different tax bills. On a Mississippi home valued at $175,000, the annual bill runs approximately $1,365 at the state-average rate.
Escrow and Your Monthly Payment
Most Mississippi homeowners pay property taxes through an escrow account bundled with their mortgage. The lender collects 1/12 of the annual tax bill each month, holds it in escrow, and pays the county on your behalf. That means the $114 monthly amount doesn't feel separate from your mortgage — but it directly increases what you owe every month.
Escrow analysis happens annually. If the county reassesses your home upward or the rate changes, the lender adjusts your monthly escrow payment to catch up. In high-appreciation counties in Mississippi, this is a common source of "surprise" payment increases — the mortgage principal and interest stay flat, but the escrow line moves.
Some Mississippi homeowners choose to pay taxes directly rather than escrow, especially when they have a strong cash buffer and want to control the timing of payments. This requires discipline: the county will assess penalties for late payments, and the state may place a tax lien on the property in extreme cases.
Exemptions and Credits in Mississippi
Mississippi offers several categories of property tax relief. Homestead exemptions reduce the assessed value for primary residences — the amount varies by county but typically ranges from a few thousand to tens of thousands of dollars of taxable value. Senior citizens, veterans, and disabled homeowners often qualify for additional exemptions that stack on top of the homestead amount.
Beyond exemptions, some Mississippi counties offer deferral programs that let qualifying homeowners postpone taxes without penalty, and others offer credits for energy-efficient improvements or historic preservation. The county assessor's office is the authoritative source for what you qualify for — and applications typically have deadlines that are easy to miss.
Long-Term Tax Burden in Mississippi
Projection uses median home value of $175,000 with 3% annual appreciation at the current 0.78% effective rate.
| Years Owned | Projected Home Value | Total Tax Paid | Avg Annual Tax |
|---|---|---|---|
| 5 years | $202,873 | $7,247 | $1,449 |
| 10 years | $235,185 | $15,648 | $1,565 |
| 20 years | $316,069 | $36,678 | $1,834 |
| 30 years | $424,771 | $64,940 | $2,165 |
Frequently asked questions
What is the average property tax rate in Mississippi?
The effective property tax rate in Mississippi is 0.78%, which is about 27% lower than the 1.07% national average. "Effective rate" means actual tax paid divided by home value — usually lower than the nominal assessment rate because many states assess below market value.
How much are property taxes on a median home in Mississippi?
On a median-priced Mississippi home worth $175,000, property taxes run approximately $1,365 per year, or $114 per month. That monthly amount is typically collected through your mortgage escrow account alongside principal, interest, and homeowners insurance.
How do Mississippi property taxes compare to the national average?
The national average effective property tax rate is 1.07%. Mississippi's rate of 0.78% is 27% lower. That gap compounds meaningfully on a 30-year mortgage — a lower rate changes the total cost of ownership by thousands of dollars over the life of the loan.
Are property taxes in Mississippi deductible?
Property taxes are deductible on federal returns if you itemize, subject to the SALT cap ($10,000 for most filers). Mississippi homeowners paying $1,365 annually in property taxes may benefit from itemizing if their total state and local tax burden (property + income + sales tax) exceeds the standard deduction.
How are property taxes calculated in Mississippi?
Property taxes in Mississippi are calculated by multiplying the assessed value of your home by the local tax rate (often expressed in mills per $1,000 of assessed value). The assessed value is set by the county assessor and may differ from market value. On a $175,000 home, the annual bill is roughly $1,365 — but your specific bill depends on your county, school district, and any exemptions you qualify for.
Do property taxes go up every year in Mississippi?
Property tax bills typically rise as home values appreciate, though the rate itself may stay stable or adjust slightly. Many states cap annual increases (California's Prop 13 caps at 2%, Texas at 10% for homesteads, Florida at 3% or CPI). Mississippi's specific cap depends on state law and local homestead exemptions. The calculator above lets you model a projected appreciation rate to see how the total burden evolves over 10+ years.
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Disclaimer: This calculator and the content on this page are for educational purposes only. They do not constitute financial, legal, or tax advice. Rates, loan limits, and eligibility criteria vary by lender, location, and borrower profile. Always consult a licensed financial professional before making borrowing decisions. CalcPier is independent and not affiliated with any lender listed on this page.
