Mississippi mortgage calculator

Property tax in Mississippi

The median Mississippi homeowner pays $1,215 a year in property tax on a home valued at $169,800, an effective rate of 0.7155% in the Census Bureau's American Community Survey (ACS 5-year 2020-2024). That ranks the 19th lowest of the 50 states and DC, at or below the middle state's 0.8003%. At that rate each $100,000 of home value carries about $716 a year of tax, or $59.63 a month in the payment, and that rate is what the calculator above starts from.

Inside Mississippi the rate more than doubles from the cheapest county to the dearest. Among counties whose survey figures pass both quality checks, the effective rate runs from 0.4804% in Choctaw County to 1.1207% in Coahoma County. On a $169,800 home that gap is worth about $1,087 a year. Pick a county in the calculator to use its rate, or type the rate from a listing or a current tax bill.

The survey rate is what owners actually pay divided by what they say their homes are worth, with exemptions, caps and local levies folded in; it will not match any rate printed in Mississippi law. Ask for the seller's latest bill and the assessed value too, since a new owner's assessment can differ from the long-held homes behind the median.

Mississippi property tax rates by county

The 81 counties with published survey figures, out of 82 in Mississippi (the survey has too few owner-occupied homes to publish a median for the other one), sorted from the highest effective rate to the lowest. The rate is the median tax paid divided by the median home value, from the ACS 5-year 2020-2024 survey (figures to December 31, 2024). Of these, 20 carry a flag: where the survey's margin of error is wide or home values hit the survey's top code, the calculator uses the Mississippi median instead of that county's figure.

Download CSV

Worked example: the median Mississippi home

The median owner-occupied home in Mississippi is valued at $169,800 (ACS 5-year 2020-2024). Put $33,960 down, enough to keep the loan at 80% of the price so no PMI is charged, and borrow the rest over 30 years at 7.4%, the Freddie Mac average for the week of October 15, 2026. Insurance is the calculator's default of $1,500 a year, the same figure on every state page and 10.7% of this payment; real premiums vary widely from state to state and with a home's exposure to wind, flood and wildfire, so replace it with a premium for the Mississippi home you are pricing.

Principal and interest dominate the bill; tax and insurance, usually collected through escrow, add $226.24 a month, 19.4% of the total. Over the full term the $135,840 loan costs $202,749 in interest.

With $16,980 down instead, the loan grows to $152,820 and PMI of $63.68 a month is added, for a first payment of $1,348.01. On the regular schedule the PMI stops after 10 years, with the payment in October 2036. A 15-year loan at the 6.71% average, with the larger down payment, raises the monthly figure to $1,425.29 but cuts the interest to $79,989.

What the median Mississippi wage can buy

The median annual wage in Mississippi is $40,120 (BLS wage survey, May 2025). Paid every two weeks as a single filer, that leaves about $2,775 a month after federal and Mississippi paycheck deductions. With $60,000 saved for a down payment and $400 a month of other debts, the home affordability calculator's default 28/36 rule gives this range at 7.4% and the Mississippi property tax rate:

Here the limit is total debt: the housing payment plus the other $400 a month reaches 36% of gross pay first. The target falls $24,318 short of the $169,800 median home value: the median home costs 4.2 times the median wage, so a typical Mississippi purchase usually needs a second income, a larger down payment or a cheaper area.

Everyday costs help: Mississippi's prices for goods and rent run 13% below the national average, by the Bureau of Economic Analysis price parities for 2024 (figures to December 31, 2024). That stretches the median wage to about $46,140 in national dollars.