Property Taxes in Mississippi
Mississippi's property tax runs genuinely, substantially LOW -- a statewide effective rate clustering around 0.65%, within a real cross-source range of approximately 0.52%-0.74% -- consistently placing the state among the three or four lowest-property-tax states in the nation, even as real county-level variation exists within that low picture.
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Learn moreMississippi's statewide effective rate, and its real cross-source range
This pass's 2026 cross-source research found Mississippi's statewide effective property tax rate spread across approximately 0.52%-0.65% (SmartAsset/countrytaxcalc.com-style figures) to 0.73%-0.74% (TaxByCounty and Motley Fool/AARP-style figures, the latter citing a rate nearly 30% below the roughly 1.03% national median). This record anchors at 0.65% while disclosing that spread honestly rather than resolving it to one number with false precision -- genuinely among the three or four lowest in the nation by every figure in the range.
County-level variation is real, even within a genuinely low statewide picture
This pass's research documented effective rates ranging from approximately 0.346% in Issaquena County to 1.240% in Coahoma County, an over 3x spread -- a reminder that even a genuinely low statewide average masks real local variation. A prospective buyer should confirm the specific combined county/municipal rate for any target address directly rather than relying on the statewide figure alone.
Homestead exemptions further reduce the real burden for owner-occupiers
Mississippi offers real homestead exemptions that further reduce the effective property-tax burden on owner-occupied primary residences. This record does not overstate that mechanism's precise statewide dollar impact without direct confirmation for a specific target property, but it is a real, additional favorable factor worth confirming with a target county's tax assessor directly.
What this means for a buyer, renter, or retiree
Mississippi's genuinely low property tax sits alongside a falling flat income tax (4.0% for 2026, heading toward 3% by 2030) and a full exemption of qualified retirement income from state tax -- a real, favorable combination for retirees and buyers alike, offset by the state's real, disclosed 7.00% sales tax rate. See the income-taxes and sales-tax topics for the fuller picture.
Key takeaways
- Mississippi's statewide effective property tax rate clusters around 0.65% (range 0.52%-0.74%), genuinely among the three or four lowest in the nation by every figure in that range.
- County-level effective rates range from about 0.346% (Issaquena County) to 1.240% (Coahoma County), an over 3x spread even within a genuinely low statewide picture.
- Real homestead exemptions further reduce the effective burden on owner-occupied primary residences -- confirm the specifics for any target property directly.
- Confirm the specific combined county/municipal rate for any target address directly -- statewide and even regional averages can meaningfully understate or overstate a specific bill.
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Get local guidanceRead the full Mississippi overview for the complete picture, or explore individual cities and towns we've researched.
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