Mississippi · County property tax · ACS 2024
Webster County Property Taxes
The median homeowner in Webster County pays $821 a year, an effective rate of 0.68%, far below the U.S. average.
- $821
- Median tax / yr · Low bill
- 0.68%
- Effective rate · Below-median rate
- -59%
- vs U.S. average
- #46 of 81
- rank in MS
The verdict
Homeowners in Webster County pay a median $821 a year in property tax, an effective rate of 0.68%, more affordable than 62% of U.S. counties (Census ACS 2024).
- $821
- Median annual tax bill, 2024
- 0.68%
- Effective rate on median home
- #1192 of 3135
- U.S. counties by tax burden
- -59%
- vs the national average bill
Effective rate is the median property tax bill divided by the median home value ($120,100). U.S. Census Bureau, ACS 5-Year Estimates · 2024.
Census Bureau ACS property tax data for Mississippi. Population: 9,972. Owner-occupied homes: 3,098.
The median annual property tax in Webster County is $821, which is 32% lower than the Mississippi state average and 59% below the national average. The effective tax rate is 0.68% on a median home value of $120,100. Property taxes represent 1.4% of the median household income in this county.
Webster County's rate standing among U.S. counties
Primary signal
The effective rate sits near the national middle
Webster County's 0.68% effective rate sits near the middle of 3,135 tracked counties (more affordable than 62%).
Decision signal 2
The bill sits well below the national median
Homeowners in Webster County pay a median annual property tax of $821, far below the national median and well below the Mississippi state median. On a $120,100 median home, that works out to an effective rate of 0.68% once the local assessment base and millage are combined.
Decision signal 3
The latest release moved the bill up
Since 2023, the published ACS median estimate has jumped 30.5%, from $629 to $821. This compares two release estimates; it does not identify a local policy, assessment, exemption, or household-bill cause.
Decision signal 4
Income carries a light tax share
Property taxes in Webster County run well below the commonly cited 2%-4% national benchmark, at about 1.4% of the $58,789 median household income.
Decision signal 5
Near the middle of Mississippi counties by effective rate
Webster County ranks #46 of 81 counties in Mississippi by effective rate (43% of in-state counties pay a lower rate).
Informational notice
Figures describe the median homeowner household in Webster County as reported to the Census Bureau; your parcel can differ. Not tax, legal, or financial advice: check the county assessor or a qualified professional before decisions that depend on these numbers.
How to read this county's bill
The bill here climbed steeply over 2020-2024, up 38% from $596 to $821. These ACS medians describe the reported change; they do not identify whether a levy, assessment, home value, or change in the responding households caused it.
The largest reported group here falls at the bottom of the national range: 1,091 of 3,098 owner-occupied homes (35.2%) report annual real-estate taxes under $800. This distribution describes reported owner-occupied homes, not an affordability judgment for any property.
Both figures cluster near the middle of the national range, and the median bill comes to 1.4% of median household income. Counties like this are the reason a national average exists at all, and also the reason it explains so little.
The share above is the median annual bill divided by median household income, a ratio of two county-level medians rather than a household-by-household figure.
Paying off the mortgage changes the picture here
31.6% of Webster County homes owned free and clear (534 of 1,691) report no property tax at all, against 24.9% of homes still carrying a mortgage. A reported zero is not proof of an exemption: it can equally mean a bill paid by another party, or a reporting artefact. But a gap this size is where age- and disability-based relief usually shows up, because those programmes reach owners who have finished paying.
What Webster County Homeowners Actually Pay
The single largest group of Webster County homeowners, 1,091 of 3,098 owner-occupied homes (35.2%), pays less than $800 a year. The median is one point in this spread, not a typical bill.
- Less than $800 35.2% (1,091)
- $800 to $1,499 16.0% (496)
- $1,500 to $1,999 10.3% (319)
- $2,000 to $2,999 8.1% (252)
- $3,000 or more 1.8% (56)
Census ACS 2024, table B25102. Bands and the no-tax share sum to 100%.
884 homes here (28.5%) report no real estate tax at all, an unusually large share, high enough that the median bill above describes a minority of Webster County homeowners. Exemptions are set by state: how Mississippi handles assessments and appeals.
With vs Without Mortgage
Mortgaged homeowners in Webster County pay more than double the bill of those without one (+74%), the widest kind of value gap this dataset tracks.
Webster County's effective rate vs peers
Effective property tax rate (median tax ÷ median home value), ACS 2024.
Webster County's effective rate is higher than 43% of the 81 counties in Mississippi - ranking #46 of 81.
Where Webster County sits among every U.S. county
Effective property tax rate (median tax ÷ median home value)
0.68% Among the most affordable more affordable than 62% of 3,135 U.S. counties
Show national distribution
Each bar is a band; taller bars hold more U.S. counties. The dashed line + filled bar mark this entry. Hover or tap any bar for its full count, share, and where it sits relative to this entry.
Source U.S. Census Bureau, ACS 5-Year Estimates · 2024
What changed since 2020
The median bill in Webster County moved from $596 in the 2020 release to $821 in 2024, a change of about 38%. These are American Community Survey 5-year estimates compared across releases that share only one sample year, which is why this page never compares consecutive releases: those overlap in four years of the same households and move mostly on sampling.
Webster County vs Benchmarks
| Metric | Webster County | Mississippi Avg | U.S. Avg |
|---|---|---|---|
| Median Annual Tax Low bill | |||
| Effective Tax Rate Below-median rate | |||
| Median Home Value | |||
| Tax as % of income Light income burden | 1.4% | - | - |
Source: U.S. Census Bureau, ACS 5-Year Estimates. Tax-burden differences across rows reflect millage decisions, assessment-ratio practices, and the residential-vs-commercial mix of each tax base.
Webster County is QUIET · LIGHT on ACS medians, still verify your parcel card before quoting the county figure. Estimate appeal savings · Mississippi counties.
Webster County rate trail · QUIET
| Year | Median Tax (vs prior release) | Effective Rate |
|---|---|---|
| 2024 | $821 +30.5% | 0.68% |
| 2023 | $629 -3.2% | 0.57% |
| 2022 | $650 +1.6% | 0.60% |
| 2021 | $640 +7.4% | 0.72% |
| 2020 | $596 | 0.69% |
Each row is a separate ACS 5-year release, and consecutive releases share four of their five survey years. The percentage beside each bill is therefore movement in the published estimate against the previous release, not a single year's tax change. The two releases largely describe the same households. For change over time, compare releases that do not overlap.
Webster County: tax takes only 1.4% of income
Counties near Webster County's effective rate
On effective rate, Webster County sits nearest Leelanau County (MI), Meade County (KY), Grant County (KY).
On published median-tax change, the nearest matches are Wheeler County (NE), Dawson County (GA), Henry County (IN).
How peers are chosen
These are the nearest cross-state matches in the published Census data, not neighboring counties or recommendations. Peers are rebuilt with each data release; see the calculation method.
Similar effective rates
Similar published median-tax changes, 2020–2024
Webster County: only 2% of returns show Schedule A real-estate tax
Tax year 2022: 100 of 4,100 returns from Webster County reported real estate taxes, averaging $2,120 - 50% of those reporters sat in the $50-75k AGI band.
What this IRS county file does not say
Amounts are reported before the SALT cap, not deducted; the share is of filers, not homeowners. Source: IRS SOI county data, tax year 2022.
Other Counties in Mississippi
Webster County rate FAQs
- How does Webster County property tax compare to the national average?
- Property taxes in Webster County run far below the national median of $1,993, an effective rate of 0.68% versus 0.92% nationally.
- What is the tax affordability score for Webster County?
- Webster County, Mississippi scores B (72/100) on PlainPropertyTax's tax affordability composite across 5 Census ACS dimensions (effective rate, bill size, income share, mortgage gap, and home-value/income). Its strongest scored dimension here is income room at A (1.4%). The score compares published county medians to U.S. percentiles, it is not a personal bill and not advice to buy, sell, appeal, or relocate.
- What is the average property tax in Webster County, Mississippi?
- The median annual property tax in Webster County is $821, an effective rate of 0.68% on a $120,100 median home (Census ACS, 2024).
- Are property taxes increasing in Webster County?
- The ACS median property-tax bill for Webster County is recorded at $821 in the 2024 5-year release against $596 in 2020. That is a large swing, and it should be read as movement in a survey estimate rather than as a tax change: the median here rests on about 3,098 owner-occupied homes, and swings above 50% are roughly twelve times more common in the smallest counties than in the largest. Treat the two figures as imprecise and check the county assessor for actual rate changes.
- What percentage of income goes to property taxes in Webster County?
- Property taxes in Webster County run well below the commonly cited 2%-4% national benchmark, at about 1.4% of the $58,789 median household income.
What to do with Webster County's QUIET rate
Webster County's $821 median bill sits well below the U.S. median - still size a parcel estimate; local millage and exemptions move the real bill. Estimate your bill →
Income burden is light here: about 1.4% of Webster County's $58,789 median household income goes to the property-tax bill.
Nationwide peers by effective rate (then bill)
Rate-first peers for Webster County's QUIET effective rate, then a disjoint out-of-state bill set so the two neighborhoods stay distinct.
Similar effective rate
Nearest out-of-state counties by ACS effective rate. This county: 0.68%.
Similar median bill
Nearest out-of-state counties by ACS median annual tax. This county: $821/yr. Rate peers are excluded so the two link sets stay distinct.
Read with Webster County
Nearest ABS(median_tax) ACS peers for Webster County (QUIET · LIGHT), replacing the old fixed Keep exploring strip.
QUIET LIGHT
Carroll County, TN
ABS(median_tax) peer · tied with Webster County at $821/yr; rate 0.58% vs Webster County 0.68%.
Kay County, OK
ABS(median_tax) peer · tied with Webster County at $821/yr; rate 0.66% vs Webster County 0.68%.
Brunswick County, VA
ABS(median_tax) peer · $820/yr (near-tied bill ABS $1); rate 0.57% vs Webster County 0.68%.
Copiah County, MS
ABS(median_tax) peer · $820/yr (near-tied bill ABS $1); rate 0.72% vs Webster County 0.68%.
Mississippi county set
State ACS overview for every published Mississippi county rate and median bill.
Assessment cycle basics
Webster County stamps QUIET · LIGHT - how assessed value and millage become the ACS median bill.
Data vintage and method
Data as of 2024. Source: U.S. Census Bureau, American Community Survey 5-Year Estimates.
Property tax data reflects median amounts paid by homeowners. Effective rates are calculated as median tax divided by median home value.
Source: U.S. Census Bureau American Community Survey 5-Year Estimates, county median real-estate taxes · 2024 Webster County (QUIET · LIGHT) - ACS medians, not a parcel bill.