Bay Saint Louis, Hancock County, Mississippi Property Taxes

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Property Taxes in Bay Saint Louis, Mississippi

Median Bay Saint Louis, Mississippi effective property tax rate: 1.43%, significantly higher than the national median of 1.02%, and higher than the Mississippi state median of 1.35%.
Median Bay Saint Louis, Mississippi home value: $123,739
Median annual Bay Saint Louis, Mississippi tax bill: $1,683, $717 lower than the national median property tax bill of $2,400.

How are property taxes in Hancock calculated?

Property taxes in Bay Saint Louis, Mississippi 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 April 13, 2026

Bay Saint Louis, Hancock County, Mississippi Property Tax Bill Calculator

Property Assessed Value

$100,000

$1,500,000

$3,000,000

Median Effective Tax Rate

1.43%

Estimate Property Tax Bill

$1,769

$1,642

How Does the Bay Saint Louis Property Tax Calculator Work?

Use this Bay Saint Louis property tax calculator to estimate your annual property tax bill. Enter your property's assessed value and our calculator applies Bay Saint Louis's median effective tax rate of 1.43% — based on actual property records in Hancock County — to generate your estimate.

Enter your property's estimated assessed value — the figure the local assessment process uses to calculate your bill, which reflects any exemptions you hold and is typically lower than your home's market value. Our calculator applies Bay Saint Louis's median effective rate across all local levies, providing a more accurate estimate than applying a single county millage rate.

Your bill may vary by ZIP code within Bay Saint Louis: rates are 1.43% in 39520, primarily due to differences in school district levies and local assessment districts.

For a more precise estimate, scroll down to explore ZIP code-level tax rate trends across Bay Saint Louis.

About Bay Saint Louis Property Taxes

About Property Taxes in Bay Saint Louis, Hancock, Mississippi

Bay Saint Louis’s median effective property tax rate of 1.43% is higher than the Mississippi state median of 1.35% and higher than the national median of 1.02%. This rate reflects the Hancock County base levy combined with local school district levies and special assessment districts that vary by subdivision throughout the city.

Property tax rates are not uniform across Bay Saint Louis. Homeowners in the 39520 ZIP code carry a median effective rate of 1.43%, while those in the same ZIP also pay 1.43%. This spread of 0 percentage points across the same city reflects how school district boundaries and local assessment districts are drawn across Hancock County. Understanding which part of Bay Saint Louis you live in can make a meaningful difference to your annual tax bill.

Bay Saint Louis homeowners who believe their assessed value is too high can file a formal appeal with the Tax Assessor before the August 3, 2026 deadline each year.

If your estimated bill above seems higher than expected, Ownwell can review your assessment and protest on your behalf. You only pay if we save you money.

Property Tax Rates Across Bay Saint Louis, Hancock County, Mississippi

As noted earlier, local government entities set tax rates, which can vary widely within a state.

Why? Because 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.

Below, you can compare Bay Saint Louis's effective property tax rate to other cities in Mississippi and the median property tax rates in Mississippi and the U.S.

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%

Median Effective Hancock County Tax Rate

1.25%

Median Effective Mississippi Tax Rate

1.35%

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.

Assessment notices:

In Hancock County, assessment notices are sent in the spring each year. They'll typically reach your mailbox by the middle of the month when notices are sent.

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 $123,739, with tax bills ranging significantly across the county. 39520 has the highest median home price at $123,739.

Property Tax Assessment Values Across Bay Saint Louis, Hancock County, Mississippi

Source: Ownwell

$90,038

$117,884

$145,729

Median Bay Saint Louis Market Value

$123,739

Median Hancock County Market Value

$124,954

Median Mississippi Market Value

$70,930

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	$57,585	$83,776	$123,739	$193,388	$282,466

Source: Ownwell

Property Tax Bills Across Bay Saint Louis, Hancock County, Mississippi

Property tax bills in Bay Saint Louis are based on the assessed value of a home, not its market price alone. Local taxing authorities apply the tax rate to that assessed value to determine the annual bill, so changes in home value can affect what homeowners owe.

For a home with a median price of $123,739, property taxes can vary widely depending on the assessment and local rates. In Hancock County, the median tax bill is $1,683, which is below the national median property tax bill of $2,400. That means many homeowners in Bay Saint Louis pay less than the typical U.S. homeowner, though some bills are still much higher.

The 25th percentile tax bill is $1,078, while the 75th percentile reaches $2,736 and the 90th percentile climbs to $4,193. These differences show how property tax bills can impact homeowners unevenly, even within the same city.

Property Tax Bills Across Bay Saint Louis, Hancock County, Mississippi

Source: Ownwell

$976

$1,468

$1,960

Median Bay Saint Louis Tax Bill

$1,683

Median Hancock County Tax Bill

$1,607

Median Mississippi Tax Bill

$914

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	$695	$1,078	$1,683	$2,736	$4,193

Source: Ownwell

Don't miss the deadline to appeal!

Dates
Appeal Deadline	August 3

Links
Hancock Tax Assessor
Website	cs.datasysmgt.com

Frequently Asked Property Tax Questions in Bay Saint Louis, Mississippi

How are property taxes calculated in Bay Saint Louis, Mississippi?

Property taxes in Bay Saint Louis, Mississippi are calculated by multiplying your property's assessed value by the applicable tax rate set by local taxing authorities. The assessed value is determined by the county assessor and may differ from your property's market value depending on local assessment ratios and exemptions.

How do I appeal my property taxes in Bay Saint Louis, Mississippi?

To appeal your property taxes in Bay Saint Louis, Mississippi, you typically need to file a formal protest or appeal with your local appraisal district or assessor's office by the stated deadline. You'll need evidence such as comparable sales, a recent independent appraisal, or documentation of property condition issues. Ownwell can handle this entire process for you.

What property tax exemptions are available in Bay Saint Louis, Mississippi?

Common property tax exemptions in Bay Saint Louis, Mississippi include homestead exemptions for primary residences, senior citizen exemptions, veteran exemptions, and disability exemptions. Exemption amounts and eligibility requirements vary by county. Contact your local appraisal district or check Ownwell for details specific to your property.

When are property taxes due in Bay Saint Louis, Mississippi?

Property tax deadlines in Bay Saint Louis, Mississippi vary by county but typically include an assessment notice period in spring or early summer, followed by an appeal deadline, and a tax payment due date in the fall or winter. Check with your county assessor's office for specific dates in your area.

How can Ownwell help reduce my property taxes in Bay Saint Louis, Mississippi?

Ownwell provides professional property tax appeal services in Bay Saint Louis, Mississippi. Our team analyzes your assessment, gathers evidence, files all paperwork, and represents you at hearings — all with no upfront cost. You only pay a percentage of your savings if we successfully lower your tax bill.