Effective rate, median annual bill, homestead exemption, and assessment cap rules under Miss. Code Ann. § 27-33-67
Median bill is the actual ACS 2022 figure for owner-occupied housing units in Mississippi. Your specific bill will vary by county and municipality — local mill rates can swing the effective rate by 30%+ within a single state.
The effective property tax rate is the single most important fixed operating expense for buy-and-hold rental property. At 0.75%, every $100,000 of Mississippi property value generates approximately $750 in annual property tax — money that comes off the top before any other expense, debt service, or vacancy reserve.
Mississippi's effective rate of 0.75% is roughly in line with the U.S. median (~1.02%). Within the state, however, county and municipal mill rates can vary widely — always verify the actual bill from the county assessor before underwriting.
Regular: $300 credit. Senior/disabled: full exemption on first $7,500 of assessed value ($75,000 market value).
The exemption is granted under Miss. Code Ann. § 27-33-67. To claim it, owner-occupants must typically file an application with the county assessor (most states require filing once, with renewal triggered only by change of ownership or use). Failure to file the application means full taxation at the non-homestead rate.
The effective property tax rate in Mississippi is 0.75% of fair market value, according to Tax Foundation analysis of U.S. Census Bureau ACS 2022 data published in 2024. The median Mississippi homeowner pays $1,052 annually in property taxes. That is approximately 74% of the U.S. national median effective rate of 1.02%.
Regular: $300 credit. Senior/disabled: full exemption on first $7,500 of assessed value ($75,000 market value). Statutory authority: Miss. Code Ann. § 27-33-67.
Generally no. Homestead exemptions, primary-residence assessment caps, and senior/disabled credits in Mississippi apply only to owner-occupied primary residences. Rental properties are typically taxed at full assessed value with no cap on annual reassessment growth, which can result in significant tax increases when underlying market values rise.
Local assessors determine fair market value (or taxable value, depending on the state). The taxable value is then multiplied by the local millage rate set by counties, municipalities, school districts, and special districts. Mississippi's effective rate of 0.75% reflects the combined burden of all local taxing jurisdictions on the underlying market value of the property.
Effective rate source: Tax Foundation analysis of Census ACS 2022 (published 2024). Statutory citation: Miss. Code Ann. § 27-33-67. Last updated April 29, 2026. For informational purposes only — not tax or legal advice. Consult a CPA or tax attorney for your specific situation.
