Mississippi Property Tax
Mississippi Property Tax Calculator
Estimate Mississippi property taxes, compare county effective rates, and see how taxes show up in a monthly mortgage payment. 2026 planning data — not an official tax bill.
Estimated effective state rate
0.58%
Sample tax on a $400,000 home
$2,320
Vs U.S. benchmark (0.90%)
−$1,280
Counties in this dataset
81
In the current NMC dataset, Mississippi has an estimated effective property-tax rate of 0.58%, resulting in approximately $2,320 in annual property taxes on a $400,000 home.
How property taxes work in Mississippi
Mississippi property taxes are levied locally — typically a stack of county, municipal, school, and special-district rates applied to assessed value after any exemptions. The 0.58% figure on this page is an ACS effective rate (taxes paid ÷ owner-occupied home value), which is useful for comparing counties and modeling PITI. It is not the millage printed on a specific parcel's bill.
For millage, exemption filings, or an official estimate, use Mississippi Department of Revenue.
Estimate Mississippi taxes in the calculatorMississippi county property tax comparison
Median owner-occupied home value and median real-estate tax paid (ACS), with the county effective rate used in our calculator. Showing the 30 largest counties by owner-occupied households; every county is listed below.
| County | Median home value | Median annual tax | Effective rate |
|---|---|---|---|
| DeSoto County | $269,600 | $1,613 | 0.60% |
| Hinds County | $159,900 | $1,403 | 0.88% |
| Harrison County | $212,200 | $1,370 | 0.65% |
| Rankin County | $237,400 | $1,428 | 0.60% |
| Jackson County | $193,100 | $1,366 | 0.71% |
| Madison County | $311,100 | $2,108 | 0.68% |
| Lee County | $199,500 | $1,384 | 0.69% |
| Jones County | $143,100 | $1,053 | 0.74% |
| Lauderdale County | $133,300 | $1,228 | 0.92% |
| Lamar County | $224,700 | $1,479 | 0.66% |
| Pearl River County | $182,300 | $1,189 | 0.65% |
| Forrest County | $168,000 | $1,361 | 0.81% |
| Hancock County | $224,200 | $1,583 | 0.71% |
| Lowndes County | $164,100 | $992 | 0.60% |
| Lafayette County | $315,400 | $1,719 | 0.55% |
| Warren County | $156,400 | $1,244 | 0.80% |
| Monroe County | $120,800 | $843 | 0.70% |
| Oktibbeha County | $237,700 | $1,691 | 0.71% |
| Marshall County | $167,900 | $1,213 | 0.72% |
| Washington County | $104,000 | $891 | 0.86% |
| Pike County | $110,800 | $975 | 0.88% |
| Lincoln County | $155,800 | $1,089 | 0.70% |
| Alcorn County | $142,100 | $831 | 0.58% |
| Panola County | $127,800 | $826 | 0.65% |
| Tate County | $209,000 | $1,354 | 0.65% |
| Pontotoc County | $157,100 | $911 | 0.58% |
| Neshoba County | $100,000 | $893 | 0.89% |
| Adams County | $108,700 | $974 | 0.90% |
| Simpson County | $122,200 | $751 | 0.61% |
| George County | $166,900 | $1,044 | 0.63% |
Mississippi county directory
Highest property tax rates in Mississippi
Among counties currently in the NMC dataset for this state.
- 1. Coahoma County1.12%
- 2. Quitman County1.06%
- 3. Grenada County1.02%
- 4. Leflore County1.02%
- 5. Montgomery County1.00%
Lowest property tax rates in Mississippi
Among counties currently in the NMC dataset for this state.
- 1. Amite County0.38%
- 2. Smith County0.42%
- 3. Choctaw County0.48%
- 4. Claiborne County0.49%
- 5. Tishomingo County0.49%
Adams County
Estimated effective rate: 0.90%
Alcorn County
Estimated effective rate: 0.58%
Amite County
Estimated effective rate: 0.38%
Attala County
Estimated effective rate: 0.68%
Benton County
Estimated effective rate: 0.69%
Bolivar County
Estimated effective rate: 0.73%
Calhoun County
Estimated effective rate: 0.66%
Carroll County
Estimated effective rate: 0.53%
Chickasaw County
Estimated effective rate: 0.73%
Choctaw County
Estimated effective rate: 0.48%
Claiborne County
Estimated effective rate: 0.49%
Clarke County
Estimated effective rate: 0.56%
Clay County
Estimated effective rate: 0.63%
Coahoma County
Estimated effective rate: 1.12%
Copiah County
Estimated effective rate: 0.72%
Covington County
Estimated effective rate: 0.59%
DeSoto County
Estimated effective rate: 0.60%
Forrest County
Estimated effective rate: 0.81%
Franklin County
Estimated effective rate: 0.73%
George County
Estimated effective rate: 0.63%
Greene County
Estimated effective rate: 0.85%
Grenada County
Estimated effective rate: 1.02%
Hancock County
Estimated effective rate: 0.71%
Harrison County
Estimated effective rate: 0.65%
Hinds County
Estimated effective rate: 0.88%
Holmes County
Estimated effective rate: 0.86%
Humphreys County
Estimated effective rate: 0.98%
Itawamba County
Estimated effective rate: 0.59%
Jackson County
Estimated effective rate: 0.71%
Jasper County
Estimated effective rate: 0.69%
Jefferson County
Estimated effective rate: 0.86%
Jefferson Davis County
Estimated effective rate: 0.89%
Jones County
Estimated effective rate: 0.74%
Kemper County
Estimated effective rate: 0.57%
Lafayette County
Estimated effective rate: 0.55%
Lamar County
Estimated effective rate: 0.66%
Lauderdale County
Estimated effective rate: 0.92%
Lawrence County
Estimated effective rate: 0.67%
Leake County
Estimated effective rate: 0.67%
Lee County
Estimated effective rate: 0.69%
Leflore County
Estimated effective rate: 1.02%
Lincoln County
Estimated effective rate: 0.70%
Lowndes County
Estimated effective rate: 0.60%
Madison County
Estimated effective rate: 0.68%
Marion County
Estimated effective rate: 0.75%
Marshall County
Estimated effective rate: 0.72%
Monroe County
Estimated effective rate: 0.70%
Montgomery County
Estimated effective rate: 1.00%
Neshoba County
Estimated effective rate: 0.89%
Newton County
Estimated effective rate: 0.73%
Noxubee County
Estimated effective rate: 0.96%
Oktibbeha County
Estimated effective rate: 0.71%
Panola County
Estimated effective rate: 0.65%
Pearl River County
Estimated effective rate: 0.65%
Perry County
Estimated effective rate: 0.62%
Pike County
Estimated effective rate: 0.88%
Pontotoc County
Estimated effective rate: 0.58%
Prentiss County
Estimated effective rate: 0.73%
Quitman County
Estimated effective rate: 1.06%
Rankin County
Estimated effective rate: 0.60%
Scott County
Estimated effective rate: 0.67%
Sharkey County
Estimated effective rate: 0.88%
Simpson County
Estimated effective rate: 0.61%
Smith County
Estimated effective rate: 0.42%
Stone County
Estimated effective rate: 0.70%
Sunflower County
Estimated effective rate: 0.93%
Tallahatchie County
Estimated effective rate: 0.61%
Tate County
Estimated effective rate: 0.65%
Tippah County
Estimated effective rate: 0.77%
Tishomingo County
Estimated effective rate: 0.49%
Tunica County
Estimated effective rate: 0.53%
Union County
Estimated effective rate: 0.56%
Walthall County
Estimated effective rate: 0.72%
Warren County
Estimated effective rate: 0.80%
Washington County
Estimated effective rate: 0.86%
Wayne County
Estimated effective rate: 0.63%
Webster County
Estimated effective rate: 0.68%
Wilkinson County
Estimated effective rate: 0.99%
Winston County
Estimated effective rate: 0.65%
Yalobusha County
Estimated effective rate: 0.66%
Yazoo County
Estimated effective rate: 0.78%
Related planning resources for Mississippi
FHA limit context in Mississippi
Most counties in this state follow the standard FHA floor framework.
FHA 1-unit floor $541,287 · ceiling $1,249,125. Property tax estimates on this page are separate from loan limits.
View Mississippi FHA loan limitsNeed the national view?
Return to the national Property Tax Calculator to compare across states and scenarios.
Methodology
Statewide effective rates use 2024 ACS owner-occupied data. County rates are median real-estate taxes paid divided by median owner-occupied home value (ACS 2020–2024 5-year). Last reviewed August 13, 2026. Estimates only — confirm with the local taxing authority.
On a $400,000 home, the U.S. benchmark used for comparison is 0.90% ($3,600 / year).