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Updated 2025 Tax Year

Adams County
Property Tax Guide

Everything you need to know about property taxes in Adams County, MS. Rates, due dates, exemptions, and how it affects your monthly payment.

10 Official Sources
8 min read
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Quick Facts
Tax Rate
0.8%-1.2% of market value (varies by municipal boundaries and special districts)
Exemptions
4+ Available
Section 1

How Property Tax Works

Adams County, Mississippi operates under the state's property tax system, which funds essential local services including schools, county operations, emergency services, and infrastructure maintenance. Property taxes in Adams County are calculated based on assessed value, which is a percentage of the property's appraised market value. The effective tax rate in Adams County typically ranges from 0.8% to 1.2% of market value, depending on your location within the county and applicable special taxing districts.

Property tax rates vary significantly by location within Adams County due to different municipal boundaries, school districts, and special assessment districts. The county uses Mississippi's standard assessment methodology where residential properties are assessed at 10% of appraised value for county purposes and varying rates for different taxing entities. All property owners receive an annual assessment notice showing the breakdown of taxes owed to each taxing authority.

Section 2

What Makes Up Your Tax Bill

ComponentRateDescription
County General FundVariesBasic county services, administration, public safety
School District7.05% of assessed valueEducational services and facilities
Local Government6.25% of assessed valueMunicipal services where applicable
Road & Bridge DistrictsVaries by districtLocal road maintenance and infrastructure
Special AssessmentsVaries by locationFire protection, drainage, other special districts

Note: These rates apply to the assessed value (not market value) for the 2024 tax year. Actual millage rates vary by specific location within Adams County based on which taxing districts serve your property. The 2025 assessment rates are not yet finalized - contact the Mississippi Department of Revenue or Adams County Tax Assessor for updated information.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Adams County, property taxes are due in two installments:

Pro tip: If you pay through mortgage escrow, your lender splits these payments across your monthly mortgage. If you pay directly, set calendar reminders to avoid late penalties.
Section 4

Supplemental Tax Bills

Supplemental property taxes in Adams County are triggered by changes in property ownership, new construction, or significant improvements that increase the property's assessed value during the tax year. When these events occur, the county calculates the difference between the old and new assessed values and applies the current tax rate to determine the supplemental tax owed.

For example, if you complete a home addition worth $50,000 in June, increasing your assessed value by $5,000 (at 10% assessment rate), you would owe supplemental taxes on that $5,000 for the remaining months of the tax year. The supplemental bill would be calculated as: ($5,000 × applicable tax rate × 7/12 months remaining). Supplemental taxes are billed separately and have their own due dates, typically 30 days from the bill date.

Example Calculation

Example 1: $300,000 Home

  • Market Value: $300,000
  • Assessed Value (10%): $30,000
  • Less: Homestead Credit (if applied): Varies
  • Net Taxable Value: ~$30,000
  • Annual Tax (estimated 1.0%): ~$3,000
  • Monthly Escrow: ~$250

Example 2: $600,000 Home

  • Market Value: $600,000
  • Assessed Value (10%): $60,000
  • Less: Homestead Credit (if applied): Varies
  • Net Taxable Value: ~$60,000
  • Annual Tax (estimated 1.0%): ~$6,000
  • Monthly Escrow: ~$500

Example 3: $1,000,000 Home

  • Market Value: $1,000,000
  • Assessed Value (10%): $100,000
  • Less: Homestead Credit (if applied): Varies
  • Net Taxable Value: ~$100,000
  • Annual Tax (estimated 1.0%): ~$10,000
  • Monthly Escrow: ~$833

Note: Tax credits require application and are not automatically applied. Actual rates vary by specific location and taxing districts.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Adams County require property tax escrow accounts to ensure timely payment of property taxes. Your lender collects 1/12 of your estimated annual property tax bill with each monthly mortgage payment and holds these funds in an escrow account. When property taxes become due on February 1st each year, your lender pays the bill directly to Adams County on your behalf.

Lenders are required to conduct annual escrow analyses to ensure adequate funds are collected. If property taxes increase significantly due to reassessment or rate changes, your monthly escrow payment may increase. You'll receive an escrow analysis statement showing any shortage or surplus. Property owners can verify their escrow payments by reviewing their annual tax bills and comparing them to the amounts their lender has collected and paid.

How HonestCasa Helps
  • Understand whether your escrow is set correctly
  • See how rising taxes will change your monthly payment
  • Plan ahead instead of being surprised by "shortage" letters
Section 6

Frequently Asked Questions

Q: When are Adams County property taxes due? A: Property taxes are due February 1st annually, with an automatic 14-day grace period. Due to emergency proclamations, the 2026 deadline has been extended to March 3, 2026 for qualifying counties including Adams County.

Q: What homestead tax credit is available and how do I apply? A: Mississippi offers a homestead exemption that must be applied for through the Adams County Tax Assessor's office. This credit helps limit assessment increases for primary residences. Applications are required and not automatic - contact the Tax Assessor for forms and deadlines.

Q: Are there other tax credits available in Adams County? A: Various tax credits may be available for seniors, disabled persons, and veterans. All credits require separate applications and approval. Contact the Adams County Tax Assessor's office to determine eligibility and obtain application forms.

Q: How often are properties reassessed? A: Mississippi law requires periodic reassessment of all properties. Contact the Adams County Tax Assessor's office for the current reassessment schedule and methodology.

Q: Can I appeal my property assessment? A: Yes, property owners can appeal assessments through the county assessment appeal process. Appeals must typically be filed within specific timeframes after receiving assessment notices.

Q: What are the penalties for late payment? A: Late payment penalties and interest charges apply after the due date and grace period expire. Contact the Adams County Tax Collector for current penalty rates and payment options.

Q: Can I pay property taxes online? A: Check with the Adams County Tax Collector's office for available online payment options and accepted payment methods.

Q: How do special district taxes affect my bill? A: Your location within Adams County determines which special taxing districts apply to your property (school districts, fire districts, etc.). Each district adds its own tax rate to your total bill.

Q: What if I disagree with special district charges? A: Contact the Adams County Tax Assessor to verify which districts serve your property and ensure proper billing. Special district boundaries and rates can change, affecting your tax liability.

Verified Sources

Backed by 10 Official Government Sources

Every fact in this guide is sourced from official county, state, and federal documents.

01
County
Property Assessment Process | Adams County, COadamscountyco.gov
02
Tax Doc
PROPERTY TAX DATA | Mississippi Department of Revenuedor.ms.gov
03
County
2014-2025 County and City Millage Ratesdor.ms.gov
04
Tax Doc
Alert Center • Property Tax Payment Extension - March 3desotocountyms.gov
05
LOCAL PROPERTY APPRAISAL | Mississippi ...dor.ms.gov
06
CENTRALLY-ASSESSED PROPERTIESdor.ms.gov
07
County
Tax Assessor - Adams Countyadamscountyms.gov
08
Homestead Exemptiondor.ms.gov
09
Tax Doc
Senior and Veteran Property Tax Exemptionsadamscountyco.gov
10
County
H:\Counties\Adams County\Adams 2016\Report\ ...osa.ms.gov
All sources verified as of 2025 Tax Year

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