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Updated 2025 Tax Year

Clarke County
Property Tax Guide

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

9 Official Sources
8 min read
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Quick Facts
Tax Rate
49.96 mills (4.996%), varies by district with differences of 6.01-13.3 cents per $100
Exemptions
4+ Available
Section 1

How Property Tax Works

Clarke County, Mississippi operates on a property tax system that serves as the primary funding source for essential county services, including road maintenance, public safety, general government operations, and debt service. The county's property tax rate for 2025 is 49.96 mills (approximately 4.996%), which is applied to the assessed value of real property. Mississippi assesses property at its fair market value without a statewide assessment cap, though various credits may be available to qualifying property owners.

Property tax rates in Clarke County can vary by location within the county due to special taxing districts and municipal boundaries. Some areas may have rates that differ by 6.01 to 13.3 cents per $100 of assessed value compared to the base county rate. Tax rates are subject to change, with projections indicating potential increases beginning July 1, 2026. Property owners should verify their specific tax rate based on their property's location and applicable taxing districts.

Section 2

What Makes Up Your Tax Bill

ComponentRate (Mills)Description
County General FundVariesGeneral county operations, road maintenance, public safety
Debt ServiceVariesBond payments and capital lease obligations
Special DistrictsVariableMay include additional assessments based on property location
Total County Rate (2025)49.96Combined rate for Clarke County levy year 2025

Note: The 49.96 mill rate applies to levy year 2025. Rates may vary within the county based on special taxing districts, with some areas experiencing rates 6.01 to 13.3 cents per $100 of assessed value different from the base county rate. Future rates beginning July 1, 2026, are projected to increase but specific amounts are not yet determined.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Clarke 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 Clarke County are triggered by changes in property ownership, new construction, or significant improvements that increase a property's assessed value during the tax year. When these events occur, the county assessor calculates the additional tax owed based on the increased assessed value and the current tax rate, prorated for the remaining months in the tax year.

For example, if a property undergoes $100,000 in improvements completed in March, and the assessed value increases by that amount, the supplemental tax would be calculated as: $100,000 × 0.04996 (49.96 mills) × (10/12 months remaining) = approximately $4,163 in additional property tax for that year. This supplemental bill is separate from the regular annual property tax bill and typically has its own payment schedule.

Example Calculation

Property Value: $300,000

  • Assessed Value: $300,000
  • Less: Homestead Credit (if applicable): $0 (requires application)
  • Net Taxable Value: $300,000
  • Annual Tax: $300,000 × 0.04996 = $1,499
  • Monthly Escrow: $125

Property Value: $600,000

  • Assessed Value: $600,000
  • Less: Homestead Credit (if applicable): $0 (requires application)
  • Net Taxable Value: $600,000
  • Annual Tax: $600,000 × 0.04996 = $2,998
  • Monthly Escrow: $250

Property Value: $1,000,000

  • Assessed Value: $1,000,000
  • Less: Homestead Credit (if applicable): $0 (requires application)
  • Net Taxable Value: $1,000,000
  • Annual Tax: $1,000,000 × 0.04996 = $4,996
  • Monthly Escrow: $416

Note: Tax credits such as homestead require annual application and are not automatically applied. Actual taxes may vary based on special district assessments in your specific location.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Clarke County require property tax escrow accounts for borrowers with less than 20% equity. The lender collects approximately 1/12 of the annual property tax bill with each monthly mortgage payment and holds these funds in an escrow account. The lender then pays the property tax bill directly to Clarke County when taxes become due.

Property owners with escrow accounts should receive an annual escrow analysis from their lender, typically showing the previous year's tax payments and projecting the coming year's requirements. If property taxes increase significantly, the lender may require an escrow shortage payment or increase monthly escrow contributions. Property owners remain responsible for verifying that their lender pays taxes on time and for the correct amount, as any errors or late payments ultimately remain the property owner's responsibility.

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 Clarke County for the current tax year? A: Specific due dates vary by county. Contact the Clarke County Tax Collector for current fiscal year 2025 payment deadlines and schedules.

Q: What homestead credit is available and how do I apply? A: Clarke County offers a homestead credit that limits annual assessment increases rather than reducing market value. This credit requires annual application with the County Assessor and is not automatically applied. Contact the Clarke County Assessor's office for application forms and deadlines.

Q: Are there other tax credits available? A: Various tax credits may be available for seniors, disabled persons, or other qualifying circumstances. All credits require application and are not automatically granted. Check with the County Assessor for available programs and application requirements.

Q: How often are properties reassessed? A: Mississippi conducts property assessments on a regular cycle. Contact the Clarke County Assessor for the current assessment schedule and your property's next assessment date.

Q: Can I appeal my property assessment? A: Yes, property owners can appeal assessments through the county's appeal process. Contact the Clarke County Assessor for appeal procedures, deadlines, and required documentation.

Q: What are the penalties for late property tax payment? A: Late payment penalties and interest rates are set by county policy. Contact the Clarke County Tax Collector for current penalty rates and payment options.

Q: Can I pay my property taxes online? A: Online payment availability varies by county. Check with the Clarke County Tax Collector for available payment methods including online, mail, and in-person options.

Q: Why might my tax rate be different from the base county rate? A: Your property's location within Clarke County may be subject to additional special district assessments, which can result in rates that vary by 6.01 to 13.3 cents per $100 of assessed value from the base county rate.

Q: Will my property taxes increase next year? A: Tax rates are projected to increase beginning July 1, 2026, though specific amounts have not been determined. Rate changes depend on county budget needs and are set annually through the budget process.

Verified Sources

Backed by 9 Official Government Sources

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

01
Minutes – May 6, 2025talbotcountymd.gov
02
County
2014-2025 County and City Millage Ratesdor.ms.gov
03
SB3095_H_Cmte_Amend_01billstatus.ls.state.ms.us
04
County
Tax Assessor - Clarke County, Mississippiclarkecountyms.gov
05
HB1049 (As Introduced) - 2026 Regular Sessionbillstatus.ls.state.ms.us
06
County
How Do I? - Clarke County, Mississippiclarkecountyms.gov
07
County
Clarke County, Mississippiosa.ms.gov
08
State
SHAD WHITE - MS State Auditorosa.ms.gov
09
an executive session of the board of supervisors was held ...newkent-va.us
All sources verified as of 2025 Tax Year

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