Mortgage vs free-and-clear medians
- With mortgage
- $1,459/yr
- Without mortgage
- $853/yr
- Gap
- $606
Statewide · Property tax · ACS 2024
Mississippi Property Taxes
The average Mississippi homeowner pays $1,215 a year at an effective rate of 0.72%. That bill is 39% below the U.S. median bill. Compare 81 counties below.
- $1,215
- Avg median tax
- 0.72%
- Effective rate
- #32 of 51
- U.S. rank (burden)
- 81
- Counties
Mississippi homeowners pay a median of $1,215 a year in property tax, an effective rate of 0.72%, the 32nd-highest burden of 51 U.S. jurisdictions (50 states and DC).
According to the U.S. Census Bureau's American Community Survey (2024), the median Mississippi homeowner pays $1,215 a year on a home worth $169,800, an effective rate of 0.72%. The bill runs 39% below the $1,993 national median. County medians range $386 (Amite County) to $2,108 (Madison County) across 81 counties.
What the statewide average misses
County medians in Mississippi run from $386 in Amite County to $2,108 (Madison County). That range is why a statewide figure is a starting point, not a parcel-level estimate.
- $386–$2,108 (Madison County)
- County median-bill range
- 0.71%
- Home-weighted county rate
- 40%
- Homes in the eight largest counties
County medians come from U.S. Census Bureau ACS 5-Year Estimates · 2024. The statewide effective rate in the hero is median tax divided by median home value.
How small is Mississippi's share of U.S. property-tax collections?
In Census FY2024, Mississippi's state and local governments collected $3.9B in property tax, only 0.53% of the national haul (#37 of 51). Spread across 801,788 owner-occupied homes, that haul is about $4,820 per home - 4.0× the ACS median homeowner bill of $1,215. The gap is expected: LF0009 covers all taxable property (including commercial and other non-household parcels), while the ACS median is a household figure.
FY2024 collections: $3.9B · rank #37 · 0.53% of the U.S. state-and-local property-tax haul.
Source: U.S. Census Bureau, Annual Survey of State and Local Government Finances, FY2024, series LF0009 (property tax), government level State and Local (GOVTYPE 001). Amounts are published in thousands of dollars. This is a government-revenue series, not tax, legal, or financial advice, and not a substitute for the ACS homeowner median bill above.
ACS tenure & reporting signals · 2024
Mortgage tenure and zero-tax reporting in Mississippi
These sub-topics sit on dedicated research and guide pages fleet-wide; here they are computed for Mississippi from the same ACS tables that power county medians above.
Owners reporting no tax
- All owner-occupied
- 28.7%
- With mortgage
- 13.3%
- Sample (owned homes)
- 405,905
ACS reports what households paid, not approved exemptions. Exemption guide
County effective-rate spread
Published medians span 0.38% in Amite County to 1.12% in Coahoma County - a 0.74 percentage-point gap across 81 counties.
Appeal guide for when a parcel sits above its county median.
Source: U.S. Census Bureau American Community Survey 5-Year Estimates (2024), Table B25087 (mortgage status medians) and county tax_distribution aggregates (zero-tax reporting shares). Informational only, not tax or legal advice.
The average median property tax in Mississippi is $1,215/year, which is 39% below the national average of $1,993. The average effective tax rate is 0.72% on a median home value of $169,800. Taxes range from $386 in Amite County to $2,108 (Madison County).
Read the state signal first
What the data changes in Mississippi
A rate compares places with different home values. The annual bill shows a typical dollar amount. County spread shows why neither is a parcel estimate.
The clearest local difference
County bills span a wide range
Across 81 measured counties, the published median runs from $386 in Amite County to $2,108 (Madison County). Local school levies, county bonds, municipal overlays, and assessment practice create this within-state spread.
This page is for informational purposes only and is not tax, legal, or financial advice. Figures describe median homeowner households reported to the Census Bureau. Individual bills can differ with assessed value, exemptions, special districts, and local overlays. Confirm current rates with your county assessor or a qualified professional before making a decision.
State Average vs National Average
Median Annual Tax
$1,215
-39% vs US avg
Median Home Value
$169,800
-25% vs US avg
Effective Tax Rate
0.72%
-22% vs US avg
Rate-band peers near Mississippi
Nearest ACS 2024 jurisdictions by effective rate (not geography). Each row names another state so Mississippi's 0.72% rate is read against real neighbors such as Montana and Virginia.
| Peer state | Effective rate | Vs Mississippi | Median bill |
|---|---|---|---|
| Montana Also open Montana for county spread | 0.72% | Montana nearly matches Mississippi | $2,693 |
| Virginia Also open Virginia for county spread | 0.73% | Virginia nearly matches Mississippi | $2,790 |
| California Also open California for county spread | 0.70% | California nearly matches Mississippi | $5,124 |
| New Mexico Also open New Mexico for county spread | 0.70% | New Mexico nearly matches Mississippi | $1,731 |
| Indiana Also open Indiana for county spread | 0.74% | Indiana nearly matches Mississippi | $1,614 |
| Kentucky Also open Kentucky for county spread | 0.75% | Kentucky nearly matches Mississippi | $1,544 |
Nationwide states with similar effective rate & median bill
Two PlainPropertyTax-derived comparison paths for Mississippi, excluding Mississippi itself so the link neighborhoods are not self-referential. Median-bill peers exclude the effective-rate peer set so the two axes stay disjoint.
Similar effective rate
Nearest other states by ACS effective rate. Mississippi: 0.72%.
Similar median bill
Nearest other states by ACS median annual tax. Mississippi: $1,215/yr. Rate peers are excluded so the two link sets stay distinct.
Where Mississippi sits among U.S. jurisdictions
Effective property tax rate (median tax ÷ median home value) across the 50 states and DC, ACS 2024.
Where Mississippi sits among U.S. jurisdictions
Effective rate · ACS 2024 · 50 states and DC
0.72% Among the more affordable rates more affordable than 61% of 51 U.S. jurisdictions
Show national distribution
Each bar is a band; taller bars hold more U.S. jurisdictions. 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
Mississippi has a higher effective property tax rate than 38% of U.S. jurisdictions (the 50 states and DC), ranking #32 of 51 for property tax burden. Rate neighbors: Montana (0.72%, nearly level); Virginia (0.73%, nearly level); California (0.70%, nearly level).
What Mississippi's biggest counties actually charge
Effective rate in the eight Mississippi counties holding the most owner-occupied homes, ordered largest first (highlighted) and together holding 40% of the state's. ACS 2024.
Source: U.S. Census Bureau, American Community Survey 5-Year Estimates (2024). Counties ordered by owner-occupied housing units (B25003_002E), not by resident population.
Mississippi's median county rate is 0.72%, but that figure counts every county equally. Weight each county by how many owner-occupied homes it actually holds and the rate a typical Mississippi homeowner faces is 0.71%, close to the plain median, so Mississippi's larger counties are not unusual for the state.
Top 5 Lowest Tax Counties
Top 5 Highest Tax Counties
Tax Affordability Score
8.3
Very Affordable
Based on the average effective tax rate of 0.72% compared to the national average of 0.92%. Mississippi has below-average property tax rates, making it a more affordable state for homeowners.
Very Expensive Very Affordable
How this score is calculated: a 1-10 scale from Mississippi's 0.72% vs the national 0.92% - read beside Montana and Virginia before treating the score as band-typical. A ratio at or below 0.5× scores 10, at or above 2.0× scores 1, linear between. Census figures only, not a recommendation or endorsement.
Counties in Mississippi by tax bill
Ranked from highest median annual bill downward , showing the top 80 of 81 measured counties so the page stays crawlable. Gold/silver/bronze mark the top three list positions; effective rate is the focal comparison when home values differ.
| # | County | Median tax | Eff. rate | Home value |
|---|---|---|---|---|
| 1 | Madison County | $2,108 | 0.68% | $311,100 |
| 2 | Lafayette County | $1,719 | 0.55% | $315,400 |
| 3 | Oktibbeha County | $1,691 | 0.71% | $237,700 |
| 4 | DeSoto County | $1,613 | 0.60% | $269,600 |
| 5 | Hancock County | $1,583 | 0.71% | $224,200 |
| 6 | Lamar County | $1,479 | 0.66% | $224,700 |
| 7 | Rankin County | $1,428 | 0.60% | $237,400 |
| 8 | Hinds County | $1,403 | 0.88% | $159,900 |
| 9 | Lee County | $1,384 | 0.69% | $199,500 |
| 10 | Harrison County | $1,370 | 0.65% | $212,200 |
| 11 | Jackson County | $1,366 | 0.71% | $193,100 |
| 12 | Forrest County | $1,361 | 0.81% | $168,000 |
| 13 | Grenada County | $1,355 | 1.02% | $132,200 |
| 14 | Tate County | $1,354 | 0.65% | $209,000 |
| 15 | Montgomery County | $1,269 | 1.00% | $126,800 |
| 16 | Warren County | $1,244 | 0.80% | $156,400 |
| 17 | Lauderdale County | $1,228 | 0.92% | $133,300 |
| 18 | Marshall County | $1,213 | 0.72% | $167,900 |
| 19 | Yazoo County | $1,197 | 0.78% | $153,800 |
| 20 | Pearl River County | $1,189 | 0.65% | $182,300 |
| 21 | Stone County | $1,134 | 0.70% | $161,100 |
| 22 | Lincoln County | $1,089 | 0.70% | $155,800 |
| 23 | Jones County | $1,053 | 0.74% | $143,100 |
| 24 | George County | $1,044 | 0.63% | $166,900 |
| 25 | Leflore County | $1,033 | 1.02% | $101,200 |
| 26 | Coahoma County | $1,012 | 1.12% | $90,300 |
| 27 | Lowndes County | $992 | 0.60% | $164,100 |
| 28 | Pike County | $975 | 0.88% | $110,800 |
| 29 | Adams County | $974 | 0.90% | $108,700 |
| 30 | Tippah County | $956 | 0.77% | $124,100 |
| 31 | Bolivar County | $950 | 0.73% | $130,000 |
| 32 | Tunica County | $940 | 0.53% | $175,900 |
| 33 | Sunflower County | $930 | 0.93% | $100,300 |
| 34 | Marion County | $922 | 0.75% | $122,800 |
| 35 | Union County | $918 | 0.56% | $163,400 |
| 36 | Walthall County | $913 | 0.72% | $126,600 |
| 37 | Pontotoc County | $911 | 0.58% | $157,100 |
| 38 | Wilkinson County | $895 | 0.99% | $90,000 |
| 39 | Prentiss County | $894 | 0.73% | $122,500 |
| 40 | Neshoba County | $893 | 0.89% | $100,000 |
| 41 | Washington County | $891 | 0.86% | $104,000 |
| 42 | Noxubee County | $868 | 0.96% | $90,800 |
| 43 | Humphreys County | $861 | 0.98% | $87,800 |
| 44 | Sharkey County | $861 | 0.88% | $98,000 |
| 45 | Monroe County | $843 | 0.70% | $120,800 |
| 46 | Itawamba County | $835 | 0.59% | $142,400 |
| 47 | Alcorn County | $831 | 0.58% | $142,100 |
| 48 | Panola County | $826 | 0.65% | $127,800 |
| 49 | Webster County | $821 | 0.68% | $120,100 |
| 50 | Copiah County | $820 | 0.72% | $114,100 |
| 51 | Clay County | $810 | 0.63% | $129,100 |
| 52 | Yalobusha County | $809 | 0.66% | $122,300 |
| 53 | Winston County | $806 | 0.65% | $124,600 |
| 54 | Chickasaw County | $800 | 0.73% | $109,800 |
| 55 | Jefferson Davis County | $800 | 0.89% | $90,100 |
| 56 | Greene County | $791 | 0.85% | $92,700 |
| 57 | Leake County | $778 | 0.67% | $116,800 |
| 58 | Newton County | $778 | 0.73% | $106,300 |
| 59 | Perry County | $763 | 0.62% | $124,000 |
| 60 | Simpson County | $751 | 0.61% | $122,200 |
| 61 | Quitman County | $740 | 1.06% | $69,600 |
| 62 | Franklin County | $739 | 0.73% | $101,900 |
| 63 | Jasper County | $737 | 0.69% | $107,100 |
| 64 | Benton County | $720 | 0.69% | $105,100 |
| 65 | Scott County | $710 | 0.67% | $106,700 |
| 66 | Attala County | $707 | 0.68% | $104,600 |
| 67 | Tishomingo County | $705 | 0.49% | $145,100 |
| 68 | Jefferson County | $698 | 0.86% | $81,300 |
| 69 | Holmes County | $690 | 0.86% | $80,400 |
| 70 | Lawrence County | $674 | 0.67% | $100,000 |
| 71 | Clarke County | $666 | 0.56% | $118,100 |
| 72 | Covington County | $619 | 0.59% | $105,100 |
| 73 | Calhoun County | $600 | 0.66% | $90,300 |
| 74 | Wayne County | $578 | 0.63% | $91,100 |
| 75 | Carroll County | $577 | 0.53% | $109,600 |
| 76 | Choctaw County | $563 | 0.48% | $117,200 |
| 77 | Kemper County | $563 | 0.57% | $99,600 |
| 78 | Tallahatchie County | $503 | 0.61% | $82,300 |
| 79 | Smith County | $469 | 0.42% | $112,600 |
| 80 | Claiborne County | $403 | 0.49% | $82,700 |
1 additional Mississippi counties rank below this top-80 list in the same bill order. Open any county from the county directory or the Mississippi calculator.
Frequently Asked Questions
Which county in Mississippi has the lowest property taxes? ▼
Amite County has the lowest median property tax in Mississippi at $386 per year with an effective rate of 0.38%. The highest is Madison County at $2,108.
How does Mississippi compare to the national average? ▼
Mississippi property taxes are 39% below the national average. Homeowners here pay a median of $1,215 per year compared to $1,993 nationally.
What is the average property tax in Mississippi? ▼
The average median property tax paid in Mississippi is $1,215 per year, based on ACS 2024 data. The average effective tax rate is 0.72%.
What share of Mississippi owners report paying no property tax? ▼
28.7% of owner-occupied homes in Mississippi report zero property tax on the ACS survey (13.3% among mortgaged owners). That is a reporting signal, exemptions, caps, or non-levying jurisdictions, not an exemption headcount.
How small is Mississippi's share of U.S. property-tax collections? ▼
In Census FY2024, Mississippi's state and local governments collected $3.9B in property tax, only 0.53% of the national haul (#37 of 51). Spread across 801,788 owner-occupied homes, that haul is about $4,820 per home - 4.0× the ACS median homeowner bill of $1,215. The gap is expected: LF0009 covers all taxable property (including commercial and other non-household parcels), while the ACS median is a household figure.
What is the median home value in Mississippi? ▼
The median home value across Mississippi is $169,800, compared to $227,791 nationally. Home values directly impact property tax bills since taxes are assessed as a percentage of property value.
Do homeowners with a mortgage pay more property tax in Mississippi? ▼
ACS 2024 medians show mortgaged owners pay $1,459/yr versus $853 for owners without a mortgage, a $606 gap. Our mortgage-gap research page ranks this spread against all states.
How are property taxes calculated? ▼
Property taxes are calculated by multiplying the assessed value of a property by the local tax rate (mill rate). Rates vary by county, city, and school district. The effective tax rate shown here is the median tax paid divided by the median home value, which provides a standardized comparison across counties.
Can I appeal my property taxes in Mississippi? ▼
Yes. Every Mississippi homeowner has the right to appeal their property tax assessment. The process typically starts at your county assessor's office within 30-90 days of receiving your assessment notice. You can challenge the assessed value by providing comparable sales data, evidence of property condition, or errors in the assessment. See our guide on how to appeal property taxes for detailed steps.
What to do with Mississippi's numbers
Turn the ACS 2024 statewide medians into a county check, an estimate, or an appeal path.
- Mississippi's ACS 2024 median bill is $1,215/yr at 0.72% (39% below the U.S. median). Open any county below to see how far local bills sit from that statewide figure. County list
- Inside Mississippi, Amite County posts the lowest median bill at $386/yr; Madison County is highest at $2,108/yr. Open Amite County
- Estimate a parcel bill at Mississippi's published effective rate, or read the state's assessment and appeal path before treating the statewide median as your budget. State estimator
Statewide medians average across 81 counties; your parcel's assessed value, exemptions, and local levies set the real bill. U.S. Census Bureau ACS · 2024.
Editorial standards and provenance
PlainPropertyTax is rendered directly from the U.S. Census Bureau's American Community Survey (ACS) 5-year estimates, no number is typed in by an editor. This page draws directly on the Census ACS state-level record for Mississippi. See our editorial standards & corrections policy, the methodology behind these numbers, or report a data error. Data current as of 2026-08-09.