In tax year 2026, the median Mississippi homeowner paid $914 in property taxes, a median effective rate of 1.35% of market value, compared with 1.27% nationally. Rates range from 0.66% in Winston County to 2.58% in Quitman County, because each county, city, and school district sets its own tax rate.
- Median Mississippi effective property tax rate: 1.35%
- Median Mississippi home value: $70,930
- Median Mississippi property tax bill: $914
- Highest median bill: Lafayette County $2,015
- Lowest median bill: Amite County $178
Last Updated October 26, 2026
How Property Taxes Work in Mississippi
In Mississippi, your county tax assessor estimates your home's value, and property is taxed at 10% of true value for homes. Your bill is that assessed value, minus any exemptions, multiplied by the combined tax rate of every local government that covers your property, usually your county, city, school district, and any special districts.
The Mississippi Department of Revenue oversees property tax administration in Mississippi and publishes guidance on assessments, exemptions, and appeals.
Our median effective property tax rate (tax bill ÷ assessor's market value) accounts for exemptions and deductions, making it more accurate than the general median tax rate, which is the midpoint of statutory rates before adjustments.
Median Mississippi Effective Property Tax Rate
1.35%
Median Mississippi Home Value
$70,930
Median Mississippi Tax Bill
$914
Every property tax bill comes from three inputs:
Assessed Value
A local assessor or appraisal district estimates your home's market value. Many states then apply an assessment ratio. For example, Georgia taxes homes at 40% of market value, while Texas uses 100%. Some states, like California, cap how fast assessed values can rise for homestead properties.
Exemptions
Homestead, senior, veteran, and disability exemptions reduce the taxable value of qualifying homes, usually for a primary residence only.
Tax Rates
Each taxing authority that covers your property, typically a county, city, school district, and sometimes special districts, sets its own rate. Rates are usually expressed as millage (dollars per $1,000 of taxable value) or as a rate per $100 of value.
Your bill is your taxable value (assessed value minus exemptions) multiplied by the combined tax rate.
What is the Median Effective Property Tax Rate?
Our median effective property tax rate (tax bill ÷ assessor's market value) accounts for exemptions and deductions, making it more accurate than the general median tax rate, which is the midpoint of statutory rates before adjustments. Because states and counties assess property differently, the effective rate is the clearest way to compare bills across Mississippi.
Counties With the Highest and Lowest Property Taxes
Five Highest Median Property Tax Bills
| Rank | County | Median Tax Bill |
|---|---|---|
| 1. | Lafayette County | $2,015 |
| 2. | Oktibbeha County | $1,947 |
| 3. | Lamar County | $1,917 |
| 4. | Lee County | $1,696 |
| 5. | Madison County | $1,680 |
Five Lowest Median Property Tax Bills
| Rank | County | Median Tax Bill |
|---|---|---|
| 73. | Benton County | $284 |
| 74. | Kemper County | $249 |
| 75. | Wilkinson County | $245 |
| 76. | Greene County | $185 |
| 77. | Amite County | $178 |
40 of 82 Mississippi counties have a median effective rate above the national 1.27%. Quitman County has the highest median effective rate at 2.58%, and Winston County has the lowest at 0.66%.
Property Tax Rates and Bills by County
| Rank | County | Median Effective Tax Rate | Median Home Value | Median Tax Bill | 25th % Bill | 75th % Bill | 90th % Bill |
|---|---|---|---|---|---|---|---|
| 1 | Lafayette County | 1.30% | $154,760 | $2,015 | $1,051 | $3,406 | $5,243 |
| 2 | Oktibbeha County | 1.40% | $124,840 | $1,947 | $990 | $3,068 | $4,584 |
| 3 | Lamar County | 1.26% | $135,930 | $1,917 | $1,076 | $2,865 | $4,329 |
| 4 | Lee County | 1.36% | $119,900 | $1,696 | $1,055 | $2,589 | $3,860 |
| 5 | Madison County | 0.97% | $167,365 | $1,680 | $928 | $2,781 | $4,199 |
| 6 | Hancock County | 1.25% | $124,954 | $1,607 | $1,006 | $2,432 | $3,616 |
| 7 | Rankin County | 0.99% | $148,780 | $1,556 | $962 | $2,436 | $3,441 |
| 8 | DeSoto County | 2.05% | $70,702 | $1,471 | $496 | $2,288 | $2,987 |
| 9 | Harrison County | 1.05% | $105,376 | $1,202 | $661 | $1,972 | $3,100 |
| 9 | Jackson County | 1.18% | $97,277 | $1,202 | $673 | $1,969 | $2,968 |
| 11 | Forrest County | 1.58% | $72,095 | $1,148 | $614 | $1,904 | $2,949 |
| 12 | Hinds County | 1.82% | $64,310 | $1,092 | $648 | $1,795 | $2,909 |
| 13 | Humphreys County | 1.82% | $54,750 | $1,087 | $648 | $1,866 | $2,913 |
| 14 | Tate County | 1.35% | $83,296 | $1,012 | $591 | $1,725 | $2,639 |
| 15 | Lauderdale County | 1.57% | $70,680 | $959 | $396 | $1,895 | $3,149 |
| 16 | Pontotoc County | 1.33% | $63,208 | $922 | $502 | $1,559 | $2,396 |
| 17 | Sunflower County | 1.85% | $50,410 | $898 | $503 | $1,463 | $2,289 |
| 18 | Coahoma County | 1.90% | $38,470 | $893 | $379 | $1,656 | $3,105 |
| 19 | Jones County | 1.23% | $67,150 | $859 | $469 | $1,489 | $2,394 |
| 20 | Noxubee County | 2.21% | $44,980 | $856 | $456 | $1,491 | $2,493 |
| 21 | Warren County | 1.18% | $74,620 | $822 | $324 | $1,628 | $2,653 |
| 22 | Lowndes County | 1.21% | $73,160 | $790 | $354 | $1,466 | $2,491 |
| 22 | Montgomery County | 1.46% | $53,958 | $790 | $393 | $1,406 | $2,270 |
| 24 | Quitman County | 2.58% | $32,619 | $780 | $192 | $1,674 | $2,998 |
| 25 | Adams County | 1.50% | $56,660 | $747 | $433 | $1,261 | $2,296 |
| 26 | Pearl River County | 1.63% | $63,515 | $744 | $251 | $1,502 | $2,426 |
| 27 | Stone County | 1.33% | $57,376 | $742 | $300 | $1,389 | $2,103 |
| 28 | Webster County | 0.96% | $69,892 | $741 | $413 | $1,253 | $1,972 |
| 29 | Itawamba County | 1.14% | $63,630 | $734 | $370 | $1,271 | $2,009 |
| 30 | Attala County | 1.04% | $62,497 | $723 | $369 | $1,269 | $2,051 |
| 31 | Jefferson Davis County | 1.55% | $55,830 | $703 | $345 | $1,237 | $1,908 |
| 32 | Jasper County | 1.18% | $62,370 | $694 | $330 | $1,244 | $1,967 |
| 32 | Walthall County | 1.18% | $59,890 | $694 | $335 | $1,275 | $2,036 |
| 34 | Calhoun County | 1.11% | $55,574 | $693 | $382 | $1,170 | $1,910 |
| 35 | Clarke County | 1.12% | $64,235 | $691 | $366 | $1,118 | $1,813 |
| 36 | Newton County | 1.14% | $58,530 | $688 | $326 | $1,263 | $2,059 |
| 37 | Tippah County | 1.24% | $52,200 | $680 | $340 | $1,182 | $1,892 |
| 38 | Union County | 1.14% | $61,900 | $675 | $293 | $1,341 | $2,219 |
| 39 | Marshall County | 1.78% | $58,620 | $668 | $267 | $1,409 | $2,407 |
| 40 | Franklin County | 1.22% | $58,595 | $644 | $357 | $1,109 | $1,757 |
| 40 | Holmes County | 2.16% | $35,641 | $644 | $295 | $1,146 | $1,899 |
| 42 | Chickasaw County | 1.43% | $44,510 | $635 | $298 | $1,057 | $1,634 |
| 43 | Tunica County | 1.21% | $52,764 | $627 | $307 | $1,294 | $2,370 |
| 44 | Leflore County | 1.82% | $42,074 | $626 | $356 | $1,026 | $1,894 |
| 45 | Jefferson County | 1.75% | $44,255 | $624 | $329 | $1,152 | $1,911 |
| 46 | Marion County | 2.11% | $47,420 | $615 | $227 | $1,175 | $2,035 |
| 47 | Yazoo County | 1.85% | $39,200 | $608 | $216 | $1,292 | $2,245 |
| 48 | Simpson County | 1.04% | $55,500 | $602 | $308 | $1,112 | $1,886 |
| 49 | Panola County | 1.33% | $36,390 | $599 | $221 | $1,421 | $2,426 |
| 50 | Grenada County | 0.94% | $63,034 | $584 | $292 | $1,075 | $1,903 |
| 51 | George County | 1.07% | $60,150 | $583 | $185 | $1,162 | $1,880 |
| 52 | Prentiss County | 1.22% | $55,600 | $577 | $225 | $1,124 | $1,829 |
| 53 | Leake County | 0.87% | $64,625 | $576 | $317 | $1,097 | $1,974 |
| 54 | Smith County | 0.83% | $64,600 | $567 | $300 | $1,025 | $1,671 |
| 55 | Tishomingo County | 0.94% | $61,870 | $559 | $294 | $1,073 | $1,922 |
| 56 | Lawrence County | 1.29% | $54,051 | $558 | $259 | $1,018 | $1,633 |
| 57 | Neshoba County | 1.21% | $58,250 | $543 | $208 | $1,082 | $1,780 |
| 57 | Scott County | 1.02% | $54,285 | $543 | $268 | $1,029 | $1,780 |
| 59 | Tallahatchie County | 1.81% | $42,508 | $509 | $234 | $938 | $1,754 |
| 60 | Lincoln County | 1.58% | $51,210 | $500 | $176 | $1,133 | $1,993 |
| 61 | Copiah County | 1.18% | $45,230 | $472 | $218 | $855 | $1,461 |
| 62 | Yalobusha County | 1.00% | $47,928 | $464 | $222 | $794 | $1,380 |
| 63 | Covington County | 0.80% | $58,840 | $455 | $196 | $906 | $1,481 |
| 64 | Choctaw County | 0.88% | $56,078 | $439 | $226 | $793 | $1,236 |
| 65 | Alcorn County | 0.82% | $55,145 | $422 | $199 | $827 | $1,397 |
| 66 | Carroll County | 1.57% | $32,112 | $405 | $209 | $779 | $1,651 |
| 67 | Clay County | 0.81% | $50,926 | $390 | $186 | $592 | $1,324 |
| 67 | Winston County | 0.66% | $67,220 | $390 | $181 | $804 | $1,531 |
| 69 | Claiborne County | 1.71% | $33,940 | $366 | $144 | $789 | $1,433 |
| 70 | Perry County | 1.69% | $40,100 | $363 | $94 | $842 | $1,458 |
| 71 | Pike County | 1.97% | $22,190 | $339 | $107 | $898 | $1,738 |
| 72 | Wayne County | 1.58% | $30,180 | $323 | $118 | $774 | $1,466 |
| 73 | Benton County | 2.09% | $21,065 | $284 | $63 | $706 | $1,397 |
| 74 | Kemper County | 1.63% | $19,120 | $249 | $113 | $500 | $1,045 |
| 75 | Wilkinson County | 1.98% | $16,673 | $245 | $72 | $702 | $1,428 |
| 76 | Greene County | 1.97% | $13,890 | $185 | $63 | $640 | $1,357 |
| 77 | Amite County | 1.37% | $17,451 | $178 | $56 | $478 | $969 |
| — | Bolivar County | N/A | N/A | N/A | N/A | N/A | N/A |
| — | Issaquena County | N/A | N/A | N/A | N/A | N/A | N/A |
| — | Monroe County | N/A | N/A | N/A | N/A | N/A | N/A |
| — | Sharkey County | N/A | N/A | N/A | N/A | N/A | N/A |
| — | Washington County | N/A | N/A | N/A | N/A | N/A | N/A |
Source: Ownwell
How Ownwell Can Help in Mississippi
The below services are dependent on where you live in the United States. Not all products or services are available to every property owner or homeowner.
Appeal packet
Ownwell's appeal packet gives you the evidence and filing guidance you need to appeal your assessment yourself.
Exemption filing
Ownwell checks whether you're missing any property tax exemptions and helps you apply for the ones you qualify for.
Bill reduction
Ownwell can also help lower your other recurring household bills.