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Updated 2025 Tax Year

Clay County
Property Tax Guide

Everything you need to know about property taxes in Clay 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
55 mills (5.5%) base rate in 2024, varies by district due to special taxing authorities
Exemptions
4+ Available
Section 1

How Property Tax Works

Clay County, Mississippi operates on an ad valorem property tax system that funds essential county services including schools, roads, public safety, and local government operations. Property taxes are calculated based on assessed values determined by the County Assessor and applied tax rates that vary by location within the county. The county's 2024 tax rate was 55 mills (5.5%), though rates can differ significantly depending on your property's location due to various special taxing districts including school districts, ambulance districts, and municipal improvement districts.

Property owners should note that actual tax rates vary by specific location within Clay County due to overlapping taxing authorities. Your total property tax bill represents the combined levy from multiple entities that may include the county general fund, school district, ambulance district, and other special assessment districts. Tax bills are typically mailed by mid-November each year, and property owners are responsible for payment even if they do not receive a bill.

Section 2

What Makes Up Your Tax Bill

ComponentRate (Mills)Description
County GeneralVariableBasic county operations and services
School DistrictVariableLocal school district funding
Ambulance DistrictVariableEmergency medical services
Other Special DistrictsVariableMunicipal improvements, drainage, etc.
Total Rate (2024)55.0 millsCombined rate (5.5% of assessed value)

Note: These rates apply to the 2024 levy year. The 2025 rates have not yet been published by the Mississippi Department of Revenue. Actual rates vary significantly by property location within Clay County due to different combinations of special taxing districts. Contact the Clay County Assessor's office at (662) 494-3872 for your specific property's applicable districts and rates.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Clay 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 Clay County are additional property tax assessments that occur when there are changes in property ownership, new construction, or improvements made to existing properties during the tax year. These supplemental bills are calculated based on the difference between the old and new assessed values, prorated for the portion of the tax year remaining after the change occurred.

For example, if you complete a $50,000 home addition in June that increases your assessed value by $10,000 (at Mississippi's assessment ratio), you would receive a supplemental tax bill for the increased assessment covering July through the end of the fiscal year. The supplemental tax would be calculated as: ($10,000 × 0.055) × (6 months ÷ 12 months) = $275. Supplemental taxes are collected by the county tax collector at the same time as regular property taxes and follow the same payment schedule and penalty structure.

Example Calculation

Example 1: $300,000 Home

  • Market Value: $300,000
  • Assessed Value (10%): $30,000
  • Homestead Credit Applied: -$0 (requires application)
  • Net Taxable Value: $30,000
  • Annual Tax (55 mills): $1,650
  • Monthly Escrow: $138

Example 2: $600,000 Home

  • Market Value: $600,000
  • Assessed Value (10%): $60,000
  • Homestead Credit Applied: -$0 (requires application)
  • Net Taxable Value: $60,000
  • Annual Tax (55 mills): $3,300
  • Monthly Escrow: $275

Example 3: $1,000,000 Home

  • Market Value: $1,000,000
  • Assessed Value (10%): $100,000
  • Homestead Credit Applied: -$0 (requires application)
  • Net Taxable Value: $100,000
  • Annual Tax (55 mills): $5,500
  • Monthly Escrow: $458

Note: Tax credits such as homestead exemptions require separate applications and are NOT automatically applied. Contact the Clay County Assessor's office for available credits and application procedures.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Clay County require borrowers to establish an escrow account to ensure property taxes are paid on time. Your lender will collect approximately 1/12th of your estimated annual property tax bill each month along with your mortgage payment. The lender then pays your property taxes directly to Clay County when they become due in March.

Lenders typically conduct an annual escrow analysis to ensure adequate funds are being collected based on current tax assessments and rates. If your property taxes increase due to rising assessments or rate changes, your monthly escrow payment may be adjusted accordingly. Property owners should verify that their lender has paid taxes on time by checking with the Clay County Tax Collector's office, as you remain ultimately responsible for payment even when using escrow services. You can contact the tax collector at (816) 407-3200 for payment verification.

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Section 6

Frequently Asked Questions

Q: When are Clay County property taxes due for the current fiscal year? A: Property taxes are due March 3, 2026 for the current tax year. Tax bills are mailed by mid-November, and payment is due regardless of whether you receive a bill.

Q: What tax credits are available and do they apply automatically? A: Mississippi offers homestead exemptions and other tax credits, but they require separate applications and are NOT automatic. Contact the Clay County Assessor at (662) 494-3872 for available credits and application deadlines.

Q: How does the homestead credit work? A: The homestead credit limits annual assessment increases rather than reducing market value. It requires filing an application with the County Assessor and must be renewed as specified by state law.

Q: How often are properties reassessed in Clay County? A: Mississippi conducts property assessments according to state-mandated schedules. Contact the County Assessor's office for your property's specific reassessment timeline and appeal procedures.

Q: What happens if I pay my property taxes late? A: Late payments incur penalties and interest charges. Contact the Clay County Tax Collector at (816) 407-3200 for specific penalty rates and payment options.

Q: Can I pay my property taxes online? A: Contact the Clay County Tax Collector's office at (816) 407-3200 to inquire about available online payment options and accepted payment methods.

Q: How do special district taxes affect my bill? A: Your property may be subject to additional taxes from ambulance districts, school districts, or other special assessment districts. These vary by location within Clay County and are combined on your tax bill.

Q: What should I do if I don't receive my tax bill? A: If you haven't received your tax bill by November 30th, call the Clay County Tax Collector immediately at (816) 407-3200. You are responsible for payment even if you don't receive a bill.

Q: How do I appeal my property assessment? A: Contact the Clay County Assessor's office at (662) 494-3872 for information about the assessment appeal process, deadlines, and required documentation.

Q: What happens to my taxes if I make home improvements? A: Significant improvements may trigger a supplemental tax assessment for the portion of the tax year after completion. The additional tax is based on the increased assessed value.

Verified Sources

Backed by 10 Official Government Sources

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

01
State
2025 Property Tax Rate Report - Missouri State Auditor's Officeauditor.mo.gov
02
County
2014-2025 County and City Millage Ratesdor.ms.gov
03
Tax Doc
PROPERTY TAX DATA | Mississippi Department of Revenuedor.ms.gov
04
Frequently Asked Questions - CivicPlus.CMS.FAQclaycountymo.gov
05
Tax Doc
Alert Center • Property Tax Payment Extension - March 3desotocountyms.gov
06
2025 - Mississippi Department of Revenue - | MS.GOVdor.ms.gov
07
House Ways and Means Committeebillstatus.ls.state.ms.us
08
august-2020-990-index.csvirs.gov
09
The following document was not prepared by the Office of the ...osa.ms.gov
10
HB1630 (As Passed the House) - 2025 Regular Sessionbillstatus.ls.state.ms.us
All sources verified as of 2025 Tax Year

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