Property Tax in Mississippi by County
According to the US Census Bureau, American Community Survey (ACS) 5-year estimates, 2023, the median real estate tax bill in Mississippi is $1,189 a year, on a median home value of $161,400. Figures for every Mississippi county with published data — 82 in total — are in the table below. That state median is about 60% lower than the US median of $2,969.
Within Mississippi, the highest median tax bill is in Madison County, MS at $2,071, and the lowest is in Issaquena County, MS at $314. The gap mostly reflects differences in home values and in the local rates set by counties, school districts and municipalities.
How do the counties compare with the nation? 0 of the 82 counties listed here sit above the US median bill of $2,969. Take the county medians themselves and the middle one is $861; the full range runs from $314 (Issaquena County) up to $2,071 (Madison County).
Two reference points for the state's geography: Hinds County is Mississippi's most populous county with 222,494 residents, while Yazoo County is the largest by land area at 922 square miles. Both appear in the table with their own median figures.
The state's population centres are Hinds County (222,494 residents; median tax $1,389 on a median value of $151,200), Harrison County (209,443; $1,289 on $199,300) and DeSoto County (188,598; $1,595 on $248,700).
Mississippi counties: median property tax
| County | Median tax paid | Median home value | Derived rate* | Population |
|---|---|---|---|---|
| Madison County, MS | $2,071 | $286,300 | 0.72% | 110,303 |
| Oktibbeha County, MS | $1,685 | $219,500 | 0.77% | 51,473 |
| Lafayette County, MS | $1,672 | $260,500 | 0.64% | 56,920 |
| DeSoto County, MS | $1,595 | $248,700 | 0.64% | 188,598 |
| Hancock County, MS | $1,485 | $206,600 | 0.72% | 46,057 |
| Lamar County, MS | $1,459 | $218,700 | 0.67% | 65,081 |
| Hinds County, MS | $1,389 | $151,200 | 0.92% | 222,494 |
| Rankin County, MS | $1,384 | $223,400 | 0.62% | 158,218 |
| Lee County, MS | $1,356 | $187,800 | 0.72% | 83,138 |
| Jackson County, MS | $1,332 | $181,700 | 0.73% | 144,437 |
| Tate County, MS | $1,328 | $173,000 | 0.77% | 28,135 |
| Harrison County, MS | $1,289 | $199,300 | 0.65% | 209,443 |
| Marshall County, MS | $1,286 | $172,200 | 0.75% | 33,899 |
| Forrest County, MS | $1,284 | $152,900 | 0.84% | 78,027 |
| Grenada County, MS | $1,247 | $123,400 | 1.01% | 21,342 |
| Warren County, MS | $1,234 | $144,400 | 0.85% | 43,623 |
| Lauderdale County, MS | $1,223 | $124,500 | 0.98% | 71,984 |
| Pearl River County, MS | $1,181 | $174,500 | 0.68% | 56,781 |
| Yazoo County, MS | $1,150 | $129,200 | 0.89% | 26,837 |
| Jones County, MS | $1,116 | $126,800 | 0.88% | 66,839 |
| George County, MS | $1,086 | $168,100 | 0.65% | 24,870 |
| Coahoma County, MS | $1,071 | $86,400 | 1.24% | 20,808 |
| Leflore County, MS | $1,037 | $98,200 | 1.06% | 27,432 |
| Pike County, MS | $1,027 | $110,500 | 0.93% | 39,930 |
| Lowndes County, MS | $1,008 | $157,400 | 0.64% | 58,187 |
| Sharkey County, MS | $1,008 | $108,000 | 0.93% | 3,848 |
| Montgomery County, MS | $992 | $110,700 | 0.90% | 9,708 |
| Stone County, MS | $991 | $163,300 | 0.61% | 18,515 |
| Humphreys County, MS | $980 | $88,800 | 1.10% | 7,570 |
| Tippah County, MS | $963 | $128,400 | 0.75% | 21,621 |
| Bolivar County, MS | $961 | $123,600 | 0.78% | 30,163 |
| Perry County, MS | $947 | $126,000 | 0.75% | 11,459 |
| Walthall County, MS | $946 | $120,600 | 0.78% | 13,864 |
| Lincoln County, MS | $945 | $131,800 | 0.72% | 34,830 |
| Adams County, MS | $941 | $106,300 | 0.89% | 29,098 |
| Panola County, MS | $935 | $121,500 | 0.77% | 32,965 |
| Pontotoc County, MS | $935 | $141,700 | 0.66% | 31,312 |
| Union County, MS | $917 | $159,100 | 0.58% | 28,009 |
| Sunflower County, MS | $909 | $103,400 | 0.88% | 25,328 |
| Marion County, MS | $870 | $117,000 | 0.74% | 24,303 |
| Noxubee County, MS | $861 | $85,200 | 1.01% | 10,136 |
| Monroe County, MS | $859 | $115,200 | 0.75% | 33,928 |
| Neshoba County, MS | $856 | $96,600 | 0.89% | 28,927 |
| Washington County, MS | $837 | $99,300 | 0.84% | 43,674 |
| Copiah County, MS | $833 | $105,600 | 0.79% | 27,994 |
| Newton County, MS | $821 | $102,700 | 0.80% | 21,151 |
| Jefferson County, MS | $816 | $81,400 | 1.00% | 7,127 |
| Yalobusha County, MS | $800 | $97,200 | 0.82% | 12,439 |
| Clay County, MS | $797 | $115,600 | 0.69% | 18,462 |
| Quitman County, MS | $792 | $68,600 | 1.16% | 5,908 |
| Prentiss County, MS | $790 | $116,500 | 0.68% | 24,999 |
| Alcorn County, MS | $788 | $132,300 | 0.60% | 34,500 |
| Winston County, MS | $785 | $121,200 | 0.65% | 17,609 |
| Itawamba County, MS | $779 | $122,400 | 0.64% | 23,942 |
| Leake County, MS | $775 | $114,600 | 0.68% | 21,288 |
| Greene County, MS | $767 | $94,200 | 0.81% | 13,595 |
| Chickasaw County, MS | $746 | $100,400 | 0.74% | 16,994 |
| Lawrence County, MS | $732 | $104,600 | 0.70% | 11,883 |
| Jefferson Davis County, MS | $728 | $87,100 | 0.84% | 11,183 |
| Scott County, MS | $718 | $89,900 | 0.80% | 27,754 |
| Benton County, MS | $716 | $109,300 | 0.66% | 7,592 |
| Tishomingo County, MS | $713 | $132,500 | 0.54% | 18,738 |
| Jasper County, MS | $710 | $118,600 | 0.60% | 16,211 |
| Carroll County, MS | $702 | $105,500 | 0.67% | 9,828 |
| Holmes County, MS | $695 | $76,500 | 0.91% | 16,491 |
| Wilkinson County, MS | $691 | $80,200 | 0.86% | 8,376 |
| Wayne County, MS | $686 | $88,000 | 0.78% | 19,699 |
| Covington County, MS | $683 | $98,500 | 0.69% | 18,226 |
| Tunica County, MS | $679 | $154,500 | 0.44% | 9,586 |
| Attala County, MS | $675 | $107,600 | 0.63% | 17,685 |
| Simpson County, MS | $671 | $111,600 | 0.60% | 25,817 |
| Webster County, MS | $629 | $109,500 | 0.57% | 9,942 |
| Franklin County, MS | $613 | $95,100 | 0.65% | 7,655 |
| Clarke County, MS | $570 | $114,300 | 0.50% | 15,424 |
| Calhoun County, MS | $566 | $82,900 | 0.68% | 13,029 |
| Kemper County, MS | $539 | $90,200 | 0.60% | 8,855 |
| Smith County, MS | $521 | $114,000 | 0.46% | 14,193 |
| Tallahatchie County, MS | $495 | $82,200 | 0.60% | 12,363 |
| Choctaw County, MS | $472 | $104,500 | 0.45% | 8,172 |
| Claiborne County, MS | $470 | $80,800 | 0.58% | 8,908 |
| Amite County, MS | $435 | $89,800 | 0.48% | 12,611 |
| Issaquena County, MS | $314 | $90,700 | 0.35% | 1,095 |
*Derived rate = median taxes paid ÷ median home value — an estimate from two survey medians, not an official rate. Counties in bold detail pages are linked; all figures: US Census Bureau, American Community Survey (ACS) 5-year estimates, 2023.
How assessment and appeals work in Mississippi
The mechanics in Mississippi follow the standard American pattern. A local assessor — generally a county office — estimates market value. Taxable value is what remains after exemptions. Each overlapping district (county, municipality, schools, and any special districts) applies its own rate, and the sum of those rates produces the bill the county collects.
Owners who think a property has been overvalued can appeal, first informally with the assessor and then formally to the review body named on the assessment notice. The strongest appeals rest on evidence: mistakes on the property record card, or sale prices of comparable homes that came in below the assessed value. Because filing windows are brief, check the deadline on your notice as soon as it arrives.
Statewide medians hide wide local variation, and Mississippi is no exception: bills depend on where in the state a home sits and which districts tax it. Use this page to place a county in context, then verify the specifics for any single property with the county assessor.
Frequently asked questions
What is the median property tax in Mississippi?
The median real estate tax paid in Mississippi is $1,189 per year, on a median home value of $161,400 (US Census Bureau, American Community Survey (ACS) 5-year estimates, 2023).
Which Mississippi county has the highest property taxes?
Among counties with published Census data, Madison County has the highest median real estate taxes paid at $2,071 per year.
Which Mississippi county has the lowest property taxes?
Among counties with published Census data, Issaquena County has the lowest median real estate taxes paid at $314 per year.
How do I appeal a property tax assessment in Mississippi?
Assessments in Mississippi are handled locally, usually by the county assessor or an equivalent local office. If you believe your assessed value is too high, request your property record card, check it for errors, and file an appeal with the local board named on your assessment notice before the deadline printed on that notice — appeal windows are short, often 30 to 90 days.