Property tax by ZIP code in Mississippi
Enter a Mississippi ZIP and see the median property tax paid, median home value, and effective tax rate from the 2020–2024 American Community Survey — plus how it compares to the Mississippi state median.
Look up a Mississippi ZIP code
Enter a 5-digit Mississippi ZIP code above to see its property tax data.
ZIP doesn't have ACS data — typically because it's a PO-box-only ZIP, a single-business ZIP, or a small area where the Census suppresses small-sample estimates. Try a nearby ZIP.
ZIP isn't a Mississippi ZIP code. This page covers Mississippi only. Other states are launching state by state — check back, or use our state-by-state median page in the meantime.
Mississippi's effective property-tax rate is relatively low — around 0.72% of value statewide — and a big reason is how the state classifies property. An owner-occupied home is assessed at just 10% of its "true value" (Class I), versus 15% for most other real property (Class II), so the taxable base on a primary residence is small to begin with. The Regular Homestead Exemption then trims the bill further.
Enter a 5-digit Mississippi ZIP to see its median property tax, median home value, and effective rate from the US Census American Community Survey 2020–2024 vintage, plus how it compares to the Mississippi state and US national medians. The explainer below covers true-value assessment, the classified 10% and 15% ratios, the four-year reappraisal rule, the Regular Homestead Exemption, and the over-65 and disabled-veteran exemptions.
How Mississippi property tax works
In Mississippi, county assessors value property at its "true value", but you are only taxed on a fraction of that figure. The state constitution and statute sort property into classes with set assessment ratios (Const. Art. 4 §112 / §27-35-4): Class I, single-family owner-occupied residential, is assessed at just 10% of true value, while Class II, other real property, is assessed at 15%. Real property is reappraised at least once every four years to keep those true values current.
Mississippi homeowner relief comes through the homestead exemption. A qualifying owner under 65 and not disabled can claim the Regular Homestead Exemption, which is a credit worth up to $300 against the bill on a primary residence. Owners who are over 65 or totally disabled get a much larger break: the first $7,500 of assessed value (roughly the first $75,000 of true value) is exempt from all ad valorem taxes — enough that many modest homes owe $0.
Veterans with a 100% service-connected disability receive a full homestead exemption (effective January 1, 2015). Because each of these breaks applies only to a qualifying primary residence — and only when the owner files for it — a rental, second home, or unclaimed parcel is taxed at the full Class I or Class II ratio with no exemption, which is part of why bills within the same ZIP can vary widely.
Why your actual bill differs
The numbers above describe a typical homeowner in this ZIP — not your specific bill. A few things move bills away from the median:
- Overlapping millage. Your bill stacks county, municipal, and school-district millage, so two similar homes in different districts can owe different amounts.
- Owner-occupied or not. An owner-occupied home is assessed at the 10% Class I ratio; a rental or second home is assessed at the 15% Class II ratio, so the same true value produces a larger taxable base.
- Which exemption applies. The Regular Homestead Exemption (up to $300), the over-65/totally-disabled exemption (first $7,500 of assessed value exempt), and the 100% disabled-veteran exemption each pull a qualifying owner's bill below the median — or to zero.
- Reappraisal timing. Real property is revalued at least every four years, so a recent reappraisal can reset a home's true value and push its bill above the ZIP median.
Mississippi bills come from your county tax collector. Harrison County's property tax page is a working example; for other counties, search your county tax-collector site for its parcel and payment lookup.
Methodology
Data on this page comes from the US Census American Community Survey 5-year estimates, 2020–2024 vintage (released January 29, 2026), at the ZIP Code Tabulation Area (ZCTA) level. After filtering ZCTAs the Census suppresses for privacy or small-sample reasons, this page covers 350 Mississippi ZIPs.
Topcoding in Mississippi. The Census caps median property tax at $10,000, reporting anything higher as $10,001. Mississippi's low assessment ratios and modest home values keep every ZIP below the cap, so the figures here are true medians.
See the full methodology page for source details (Census table IDs, the comparison-median rule, calculator formulas), how we handle topcoding across every state, and the refresh cadence.
Frequently asked questions
Why is the median tax in my ZIP different from what I pay?
Median is the middle of the distribution, not your bill. Mississippi taxes a fraction of true value — 10% for an owner-occupied home, 15% for other real property — and your bill stacks overlapping county, municipal, and school millage. The Regular Homestead, over-65/disabled, and disabled-veteran exemptions move qualifying owners further from the median.
What is Mississippi's homestead exemption (and the over-65 exemption)?
Owners under 65 and not disabled can claim the Regular Homestead Exemption, a credit up to $300 on a primary residence. Owners over 65 or totally disabled get the first $7,500 of assessed value (≈ first $75,000 of true value) exempt from all ad valorem taxes, so many modest homes owe $0; a 100% disabled veteran is fully exempt on the homestead.
Where do I find my actual Mississippi property tax bill?
Through your county tax collector, who mails bills (around December 1, due by February 1) and takes payment. Harrison County's property tax page is a working example; for other counties, search your county tax-collector site.
When does Mississippi data update on this page?
Annually, when the Census Bureau releases a new ACS 5-year vintage. The 2020–2024 vintage released January 29, 2026. The next vintage (2021–2025) typically follows the next year, though the Census has not yet posted its release date.
Why don't you cover other states yet?
State-by-state rollout. Each state needs its own context section (assessment method, classification ratios, exemptions, local taxing structure) to be genuinely useful. High-search-volume states are going live first.