Bay Saint Louis, Hancock County, Mississippi Property Taxes
Median Bay Saint Louis, MS effective property tax rate: 1.43%, significantly higher than the national median of 1.02%, but lower than the Mississippi state median of 1.31%.
Median Bay Saint Louis, MS home value: $118,728
Median annual Bay Saint Louis, MS tax bill: $1,609, $791 lower than the national median property tax bill of $2,400.
How are property taxes in Hancock calculated?
Property taxes in Bay Saint Louis, MS are calculated based on the tax assessed value, which is often lower than the actual market value due to property tax exemptions such as the homestead or senior exemption.
Understanding Bay Saint Louis’s property tax system, exemptions, and reduction opportunities can lead to significant savings. Regardless of where you live in Bay Saint Louis, knowing local tax details benefits homeowners and investors.
Last Updated March 1, 2025
Bay Saint Louis, Hancock County, Mississippi Property Tax Bill Calculator
$100,000
$1,500,000
$3,000,000
Median Effective Tax Rate
1.43%
Estimate Property Tax Bill
$1,698
$1,576
Property Tax Rates Across Bay Saint Louis, Hancock County, Mississippi
Local government entities set tax rates, which can vary widely within a state. Annually, each county estimates its required budget to provide services and divides that by the total value of all taxable property within its jurisdiction. This calculation results in the property tax rate. While there are votes and laws involved in setting tax rates and budgets, in a nutshell, this is the annual process.
In Bay Saint Louis, located in Hancock County, the effective property tax rate is notably above the national median. This rate is consistent across the city, reflecting the county's approach to funding local services. When compared to other cities in Mississippi, Bay Saint Louis stands out with its higher tax rate, which is identical to both the highest and lowest median tax rates within its zip code. This uniformity indicates a stable property tax environment, although it surpasses the national median in both rate and typical tax bill amounts.
For homeowners in Bay Saint Louis, understanding these rates is crucial for financial planning and exploring potential savings through property tax appeals or exemptions.
Property Tax Rates Across Bay Saint Louis, Hancock County, Mississippi
Source: Ownwell
0.96%
1.19%
1.43%
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 Effective Bay Saint Louis Tax Rate
1.43%
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 Effective Hancock County Tax Rate
1.25%
Median Effective Mississippi Tax Rate
1.31%
Median Effective United States Tax Rate
1.02%
Property Tax Rates Across Bay Saint Louis, Hancock County, Mississippi
| Zip | 10th Percentile | 25th Percentile | Median Tax Rate | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 39520 | 0.95% | 1.15% | 1.43% | 1.73% | 1.73% |
Source: Ownwell
Property Tax Assessment Values Across Bay Saint Louis, Hancock County, Mississippi
When examining property taxes in Bay Saint Louis, Mississippi, understanding the distinction between "market value" and "assessed value" is crucial. The market value is what a willing buyer would pay to a willing seller in an open and competitive market, often influenced by location, property condition, and economic market trends. The Hancock County appraisal district estimates the market value for tax purposes. The assessed value is the market value minus any applicable exemptions or limits determined by local laws and offerings. The tax assessed value is the figure used to calculate your property taxes or the amount multiplied by your tax rate to get your tax bill.
In Hancock County, assessment notices are sent in the spring each year. They’ll typically reach your mailbox by the middle of May. Each property owner receives an assessment notice that contains both the market value and assessed value, along with an estimate of your property tax bill. By providing insights into how assessed and market values are determined, this section helps property owners navigate their tax responsibilities and understand the valuation processes affecting their property taxes in Bay Saint Louis.
For example, the median home price in Bay Saint Louis is $118,728, with tax bills ranging significantly across the county. Zip code 39520 has the highest median home price at $118,728.
Property Tax Assessment Values Across Bay Saint Louis, Hancock County, Mississippi
Source: Ownwell
$85,314
$113,461
$141,607
Median Bay Saint Louis Market Value
$118,728
Median Hancock County Market Value
$120,581
Median Mississippi Market Value
$68,000
Median United States Market Value
$235,294
Property Tax Assessment Values Across Bay Saint Louis, Hancock County, Mississippi
| Zip | 10th Percentile | 25th Percentile | Median Home Price | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 39520 | $55,054 | $80,518 | $118,728 | $186,096 | $272,962 |
Source: Ownwell
Property Tax Bills Across Bay Saint Louis, Hancock County, Mississippi
Property Tax Bills Across Bay Saint Louis, Hancock County, Mississippi
Source: Ownwell
$938
$1,418
$1,897
Median Bay Saint Louis Tax Bill
$1,609
Median Hancock County Tax Bill
$1,554
Median Mississippi Tax Bill
$854
Median United States Tax Bill
$2,400
Property Tax Bills Across Bay Saint Louis, Hancock County, Mississippi
| Zip | 10th Percentile | 25th Percentile | Median Tax Bill | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 39520 | $677 | $1,036 | $1,609 | $2,624 | $4,037 |
Source: Ownwell