Assessment Ratio
15% (residential)
Appeal Deadline
First Monday in April, 2026
Official Form
Board of Supervisors appeal
Risk of Increase
No
How Assessment Works in Mississippi
Mississippi assesses residential property at 15% of true value (market value). Commercial property is assessed at 15% and utilities at 30%. Your tax bill is based on the assessed value, which is 15% of the market value determined by the county tax assessor.
How to File in Mississippi
File an appeal with the county Board of Supervisors by the first Monday in April. Alternatively, attend the Board meeting during the equalization period.
Step-by-Step
Mississippi Appeal Process
Review your property assessment on the county's land rolls.
Contact the county tax assessor to discuss your assessment informally.
File an appeal with the Board of Supervisors by the first Monday in April.
Attend the hearing and present comparable sales evidence.
If denied, appeal to circuit court within 10 days.
FAQ
Mississippi Property Tax Appeal Questions
How does the 15% ratio work in Mississippi?
If your home's true value is $200,000, the assessed value is $30,000 (15%). Your tax bill is calculated on $30,000 multiplied by your local millage rate.
Can my Mississippi assessment increase on appeal?
No. Mississippi generally does not increase individual assessments as a result of an appeal. Your value can stay the same or be reduced.
Does Mississippi have a homestead exemption?
Yes. Mississippi offers a homestead exemption for owner-occupied homes that exempts up to $7,500 of assessed value from taxes. Additional exemptions are available for seniors and disabled homeowners.
What is the effective property tax rate in Mississippi?
Mississippi property tax rates vary by county, municipality, and school district, but the effective rate (annual tax paid divided by market value) typically ranges from about 0.5% to 2.5%. Because Mississippi assesses property at 15% (residential) of market value, your actual tax bill depends on both the assessed value and the local millage or mill levy applied on top of it. If your assessed value is higher than comparable sales support, filing a appeal is one of the only ways to reduce your effective rate without waiting for a reassessment.
How long does a property tax appeal take in Mississippi?
Most Mississippi appeals take between 6 weeks and 6 months from filing to final decision. After you file Board of Supervisors appeal, the assessor or review board schedules a hearing — typically within 30 to 90 days — and issues a written decision shortly after. Cases that settle informally resolve faster, while cases that advance to a formal hearing or court appeal can take several additional months. ProtestMax prepares your full evidence packet in minutes so you can file immediately and start the clock.
Can I appeal my property taxes every year in Mississippi?
Yes. In Mississippi, homeowners generally have the right to appeal their property tax assessment every year, as long as you file by the First Monday in April, 2026 deadline. Even if you won a reduction last year, your assessor can revalue your property the following year, and you retain the right to challenge the new value. Annual appeals are especially important during years when market values are flat or falling but assessments keep rising.
What evidence is most persuasive in Mississippi hearings?
The strongest evidence in a Mississippi appeal hearing is recent comparable sales — homes similar to yours in size, age, condition, and location that sold for less than your assessed value within the last 6 to 12 months. Equity comparisons (similar homes assessed for less than yours) are also highly persuasive. Photos of deferred maintenance, structural issues, or negative location factors (busy roads, flood zones, power lines) strengthen your case further. ProtestMax assembles all of this evidence into a hearing-ready packet tailored to Mississippi's rules.