HonestCasa logoHonestCasa
All Tax Guides
Updated 2025 Tax Year

Coahoma County
Property Tax Guide

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

10 Official Sources
8 min read
Calculate Your True CostMortgage Calculator
Quick Facts
Tax Rate
40.1 mills county base rate, varies by district (school districts add ~40.49 mills)
Exemptions
5+ Available
Section 1

How Property Tax Works

Coahoma County, Mississippi operates under a millage-based property tax system that funds essential local services including schools, county operations, infrastructure, and emergency services. Property taxes are calculated by multiplying the assessed value of your property by the applicable millage rate. For the 2025 tax year, the general county millage rate is 40.1 mills, meaning you pay $40.10 for every $1,000 of assessed value.

It's important to understand that your actual tax rate may vary depending on your specific location within Coahoma County due to special taxing districts and school district boundaries. The Coahoma County Schools district, for example, adds an additional 40.49 mills to properties within its boundaries. Historical rates have ranged from approximately 36.45 mills to 48.53 mills depending on the taxing districts that apply to your property. Property assessments in Mississippi are typically conducted every four years, with properties assessed at their fair market value.

Section 2

What Makes Up Your Tax Bill

ComponentRate (Mills)Description
County General Fund40.1Basic county operations, services, and administration
Coahoma County Schools40.49School district operations (applies to properties within district boundaries)
Total Combined Rate80.59Combined rate for properties in Coahoma County Schools district

Rates shown are for Levy Year 2025. One mill equals $1.00 per $1,000 of assessed value. Your actual rate depends on which special taxing districts apply to your specific property location. Some areas may have additional municipal taxes, fire district assessments, or other special district levies that are not reflected in these county-wide rates.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Coahoma 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 Coahoma County are additional property tax assessments that occur when there are changes to property ownership, value, or use during the tax year. The most common triggers include new construction completion, property improvements that increase value, or changes in property classification (such as removing agricultural exemptions). When a supplemental assessment is issued, it covers the period from when the change occurred through the end of the current tax year.

For example, if you complete a home addition worth $50,000 in July, and the county assesses this improvement, you would receive a supplemental tax bill covering July through December. Using the combined county and school district rate of 80.59 mills, this $50,000 improvement would generate approximately $201 in additional taxes for the remaining six months of the tax year ($50,000 ÷ 1,000 × 80.59 mills ÷ 2).

Example Calculation

Example 1: $300,000 Home

  • Market Value: $300,000
  • Assessed Value: $300,000
  • Less: Homestead Credit (if applicable): -$7,500
  • Net Taxable Value: $292,500
  • Annual Tax: $292,500 ÷ 1,000 × 80.59 mills = $2,357
  • Monthly Payment: $196

Example 2: $600,000 Home

  • Market Value: $600,000
  • Assessed Value: $600,000
  • Less: Homestead Credit (if applicable): -$7,500
  • Net Taxable Value: $592,500
  • Annual Tax: $592,500 ÷ 1,000 × 80.59 mills = $4,775
  • Monthly Payment: $398

Example 3: $1,000,000 Home

  • Market Value: $1,000,000
  • Assessed Value: $1,000,000
  • Less: Homestead Credit (if applicable): -$7,500
  • Net Taxable Value: $992,500
  • Annual Tax: $992,500 ÷ 1,000 × 80.59 mills = $8,000
  • Monthly Payment: $667

Tax credit amounts are estimates and require application. All credits must be applied for annually and are not automatic.

See How Taxes Affect Your Payment

Property taxes are just part of your total monthly cost. Get the full picture.

Calculate Now
Section 5

Escrow & Property Taxes

Most mortgage lenders in Coahoma County require borrowers to maintain an escrow account for property tax payments. Your lender collects 1/12th of your estimated annual property tax bill with each monthly mortgage payment and holds these funds in a separate escrow account. The lender then pays your property taxes directly to Coahoma County when they become due on February 1st each year.

Lenders typically conduct an annual escrow analysis to ensure adequate funds are collected, and may adjust your monthly payment if taxes increase or decrease significantly. You should receive an annual escrow statement showing all deposits and payments made on your behalf. If you pay off your mortgage or refinance, verify that your property taxes have been paid current and confirm who will be responsible for future payments. Property owners who pay their own taxes should mark February 1st as the due date, with an automatic 14-day grace period available.

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 Coahoma County property taxes due for 2025? A: Property taxes are due February 1st, with an automatic 14-day grace period. Due to recent emergency declarations, some counties have extended deadlines to March 3, 2026 - check with the Coahoma County Tax Collector to confirm if this extension applies locally.

Q: What homestead tax credits are available and how do I apply? A: Mississippi offers homestead credits that can reduce your tax bill, but you must apply annually through the County Assessor's office. These credits are not automatic and typically require proof of primary residence. Application deadlines vary, so contact the Coahoma County Assessor early in the tax year.

Q: How does the homestead credit work? A: The homestead credit in Mississippi helps limit assessment increases on your primary residence rather than reducing the market value. You must file an application to receive this benefit, and it only applies to your principal residence where you actually live.

Q: How often are properties reassessed in Coahoma County? A: Mississippi law requires property reassessments every four years. The County Assessor reviews market values and adjusts assessments to reflect current fair market value during these reassessment cycles.

Q: What happens if I pay my property taxes late? A: Late payments incur penalties and interest charges. After the grace period expires, additional fees accrue monthly. Prolonged non-payment can eventually lead to tax lien sales, so contact the Tax Collector immediately if you cannot pay on time.

Q: Can I pay my property taxes online? A: Contact the Coahoma County Tax Collector's office directly to inquire about online payment options, accepted payment methods, and any associated convenience fees for electronic payments.

Q: Why do property tax rates vary within Coahoma County? A: Different areas of the county fall within different special taxing districts such as school districts, fire districts, or municipal boundaries. Each district can levy additional taxes for their specific services, resulting in varying total rates across the county.

Q: How do I appeal my property assessment? A: Property assessment appeals must be filed with the County Board of Supervisors within a specific timeframe after receiving your assessment notice. Contact the Coahoma County Assessor's office for appeal forms, deadlines, and required documentation to support your case.

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
County
Coahoma County - MS State Auditor's Officeosa.ms.gov
03
2025 - Mississippi Department of Revenue - | MS.GOVdor.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
House Ways and Means Committeebillstatus.ls.state.ms.us
08
All Measures | MISSISSIPPI LEGISLATURE - | MS.GOVlegislature.ms.gov
09
Low-Income Home Energy Assistance Programsos.ms.gov
10
HB 322 (As Introduced) - 2026 Regular Sessionbillstatus.ls.state.ms.us
All sources verified as of 2025 Tax Year

See the Full Picture of Your Home Costs

Property taxes are just one piece of homeownership. HonestCasa helps you understand your total monthly cost and explore safe ways to access your home equity.

Total Monthly Cost

Mortgage + taxes + insurance + HOA

Equity Growth

Track how your equity grows over time

Safe Equity Access

Options for projects or debt payoff

Run Your ScenarioTry Calculator

Free • No credit check • 2-minute estimate