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Updated 2025 Tax Year

Choctaw County
Property Tax Guide

Everything you need to know about property taxes in Choctaw 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
39.87 mills average ($39.87 per $1,000 assessed value), varies by taxing district
Exemptions
5+ Available
Section 1

How Property Tax Works

Choctaw County, Mississippi operates on a property tax system that serves as the primary funding mechanism for essential local services including public schools, county government operations, road maintenance, and emergency services. Property taxes in Choctaw County are calculated based on assessed values, which are determined by the county tax assessor and reassessed periodically according to state law.

The effective tax rate in Choctaw County varies by location within the county due to different special taxing districts, municipal boundaries, and school district lines. For the 2024-2025 levy year, the county-wide average millage rate is 39.87 mills (equivalent to $39.87 per $1,000 of assessed value). However, property owners should note that their actual tax rate may differ based on their specific location within additional taxing jurisdictions such as school districts, municipalities, or special assessment districts. Mississippi assesses property at a percentage of market value, with residential property typically assessed at 10% of appraised market value.

Section 2

What Makes Up Your Tax Bill

ComponentRate (Mills)Description
Choctaw County Schools39.87Funds local school district operations, facilities, and educational programs
County General FundVariesSupports county government services, sheriff's department, road maintenance
Special DistrictsVariesAdditional assessments for fire protection, drainage, or other special services
Municipal TaxesVariesApplied only within city limits (if applicable)

Note: The above rates reflect the FY 2024-2025 levy year. The total millage rate of 39.87 mills represents the county schools portion, with additional county and special district rates varying by specific location within Choctaw County. Property owners should contact the Choctaw County Tax Assessor's office for their exact millage rate based on their property's location and applicable taxing districts.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Choctaw 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 taxes in Choctaw County are additional property tax assessments that occur when there are changes to property ownership, improvements, or new construction that weren't included in the regular annual assessment. These supplemental assessments ensure that property taxes reflect current property values and ownership throughout the tax year, rather than waiting for the next annual assessment cycle.

Common triggers for supplemental taxes include: transfer of property ownership, completion of new construction or major improvements, subdivision of land, or corrections to previous assessments. The supplemental tax is calculated based on the difference between the old and new assessed values, prorated for the remaining months in the tax year. For example, if a property's assessed value increases from $30,000 to $50,000 due to completed renovations in January, and the total millage rate is 39.87 mills, the supplemental tax would be approximately $796 (($50,000 - $30,000) × 0.03987) for the full year, or prorated based on when the improvement was completed.

Example Calculation

Example 1: $300,000 Home

  • Market Value: $300,000
  • Assessed Value (10%): $30,000
  • Less: Homestead Credit (if applicable): -$7,500
  • Net Taxable Value: $22,500
  • Annual Tax ($22,500 × 39.87 mills): $897
  • Monthly Escrow: $75

Example 2: $600,000 Home

  • Market Value: $600,000
  • Assessed Value (10%): $60,000
  • Less: Homestead Credit (if applicable): -$7,500
  • Net Taxable Value: $52,500
  • Annual Tax ($52,500 × 39.87 mills): $2,093
  • Monthly Escrow: $174

Example 3: $1,000,000 Home

  • Market Value: $1,000,000
  • Assessed Value (10%): $100,000
  • Less: Homestead Credit (if applicable): -$7,500
  • Net Taxable Value: $92,500
  • Annual Tax ($92,500 × 39.87 mills): $3,688
  • Monthly Escrow: $307

Note: Homestead credits require annual application with the Tax Assessor's office and are not automatically applied. Actual rates may vary based on additional special district taxes in your specific location.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Choctaw County require borrowers to maintain an escrow account for property taxes, collecting monthly payments throughout the year and making tax payments on behalf of homeowners when they become due. Lenders typically collect 1/12th of the estimated annual property tax bill each month, plus an additional cushion amount as allowed by federal regulations.

Property tax bills in Choctaw County are typically issued in late fall, with payments due by the following spring. Due to recent state emergency extensions, property taxes for the current cycle are due by March 3, 2026. Lenders monitor these due dates and make payments from escrow accounts to ensure taxes are paid on time. Homeowners should review their annual escrow analysis statements to understand how their monthly payment is calculated and to identify any escrow shortages or surpluses. If you believe your escrow payment is incorrect, contact your lender with a copy of your current property tax bill to request an adjustment. Property owners who pay taxes directly (without escrow) are responsible for ensuring timely payment to avoid penalties and interest charges.

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 property taxes due in Choctaw County for FY 2024-2025? A: Property taxes are currently due by March 3, 2026, due to a state emergency extension signed by Governor Tate Reeves. This extension applies to Choctaw County and other impacted counties in Mississippi.

Q: What homestead tax credits are available and how do I apply? A: Homestead credits are available to eligible homeowners and must be applied for annually with the Choctaw County Tax Assessor's office. These credits reduce your taxable assessed value and require you to be a Mississippi resident who claims Mississippi as your primary residence for income tax purposes. Military personnel stationed outside Mississippi may qualify if they maintain Mississippi residency.

Q: Do homestead credits reduce my home's market value? A: No, homestead credits do not reduce market value. They provide a credit against your assessed value for tax calculation purposes and may include caps on annual assessment increases. You must file an application with the Tax Assessor's office to receive these benefits.

Q: How often are properties reassessed in Choctaw County? A: Mississippi law requires periodic reassessment of all property. Contact the Choctaw County Tax Assessor's office for the current reassessment schedule and to understand when your property was last appraised.

Q: Can I appeal my property assessment? A: Yes, property owners have the right to appeal their assessments. Contact the Choctaw County Tax Assessor's office for information about the appeals process, deadlines, and required documentation.

Q: What are the penalties for late property tax payments? A: Late payments are subject to penalties and interest as specified by Mississippi law. With the current extension to March 3, 2026, penalties will begin accruing after that date for the current tax year.

Q: Can I pay my property taxes online? A: Contact the Choctaw County Tax Collector's office directly to inquire about available payment methods, including online payment options, accepted forms of payment, and any associated processing fees.

Q: Why do special district taxes vary within the county? A: Choctaw County contains various special taxing districts for services like fire protection, drainage, or municipal services. Your total tax rate depends on which districts serve your property location. The Tax Assessor's office can provide a breakdown of all applicable rates for your specific address.

Verified Sources

Backed by 10 Official Government Sources

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

01
County
2014-2025 County and City Millage Ratesdor.ms.gov
02
Congressional Record Vol. 171, No. 189 (Senatecongress.gov
03
Tax Doc
PROPERTY TAX DATA | Mississippi Department of Revenuedor.ms.gov
04
Tax Doc
Alert Center • Property Tax Payment Extension - March 3desotocountyms.gov
05
CENTRALLY-ASSESSED PROPERTIESdor.ms.gov
06
State
Tax-Forfeited Lands | Michael Watson Secretary of statesos.ms.gov
07
Homestead Exemptiondor.ms.gov
08
HB1049 (As Introduced) - 2026 Regular Sessionbillstatus.ls.state.ms.us
09
DO NOT PROCESS As Filed Dataapps.irs.gov
10
4. environmental consequences 4.1 introductionnetl.doe.gov
All sources verified as of 2025 Tax Year

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