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Updated 2025 Tax Year

Copiah County
Property Tax Guide

Everything you need to know about property taxes in Copiah 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% to 1.2% of market value, varies by special taxing districts and location within county
Exemptions
4+ Available
Section 1

How Property Tax Works

Copiah County, Mississippi operates under the state's property tax system, which funds essential local services including schools, roads, public safety, and county operations. Property taxes in Mississippi are assessed at approximately 10-15% of market value, with the actual tax rate applied to this assessed value. The effective tax rate in Copiah County typically ranges from 0.8% to 1.2% of market value, though this varies significantly by location within the county.

Tax rates in Copiah County vary by special taxing districts, meaning properties in different areas of the county may have different total tax rates depending on school districts, municipal boundaries, and special assessment districts. The county follows Mississippi's requirement to update property assessments every four years, with the most recent countywide reassessment determining current property values. Property owners should contact the Copiah County Tax Assessor's Office for specific 2025 assessed values and applicable district rates for their property location.

Section 2

What Makes Up Your Tax Bill

The 2025 tax rates for Copiah County are still being finalized by the Tax Assessor's Office following the recent property value updates. The following represents the general structure:

ComponentEstimated Rate (mills)Description
County General15-20County operations, roads, public safety
School District45-55Varies by school district boundaries
Municipal10-25Only applies within city limits
Special Districts2-10Fire districts, water/sewer districts
Total Range72-110 millsVaries by location and special districts

Note: These are estimated ranges for FY 2025-2026. Contact the Copiah County Tax Assessor's Office at (601) 894-3021 for exact rates applicable to your specific property location and taxing districts.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Copiah 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 Copiah County are additional property tax bills issued when there are changes in property ownership, new construction, or improvements made after the annual assessment date. These taxes cover the period from when the change occurred until the end of the current tax year. Common triggers include purchasing a home, completing new construction, adding significant improvements like pools or additions, or removing exemptions due to change in use.

The supplemental tax is calculated by determining the difference between the old and new assessed values, applying the current tax rate to that difference, and prorating it for the remaining months in the tax year. For example, if you purchase a home in June that was previously exempt from taxes, you would receive a supplemental bill covering June through January (8 months) based on the full assessed value and applicable tax rate for your property's location.

Example Calculation

Example 1: $300,000 Home

  • Market Value: $300,000
  • Assessed Value (12%): $36,000
  • Homestead Exemption Applied: -$9,000 (on $75,000 of true value)
  • Net Taxable Value: $27,000
  • Tax Rate (85 mills): $2,295 annually / $191 monthly

Example 2: $600,000 Home

  • Market Value: $600,000
  • Assessed Value (12%): $72,000
  • Homestead Exemption Applied: -$9,000
  • Net Taxable Value: $63,000
  • Tax Rate (90 mills): $5,670 annually / $473 monthly

Example 3: $1,000,000 Home

  • Market Value: $1,000,000
  • Assessed Value (12%): $120,000
  • Homestead Exemption Applied: -$9,000
  • Net Taxable Value: $111,000
  • Tax Rate (95 mills): $10,545 annually / $879 monthly

Note: Homestead exemption requires annual application by April 1st and is not automatic.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Copiah County require property tax escrow accounts, collecting monthly payments along with your mortgage to ensure taxes are paid on time. Lenders typically collect 1/12th of your estimated annual property tax bill each month, plus an additional cushion amount as allowed by federal law. Since Copiah County taxes are due February 1st annually, your lender will pay the full year's tax from your escrow account by this deadline.

Property owners should verify their escrow payments are adequate, especially after reassessments or when tax rates change. If your taxes increase significantly, you may need to pay an escrow shortage or have your monthly payment adjusted. Contact your lender immediately if you receive any supplemental tax bills, as these may not be included in your regular escrow calculation and might require separate payment.

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 Copiah County? A: Property taxes for FY 2025 are due by February 1, 2025. Late payments are subject to penalties and interest charges.

Q: What homestead tax credit is available and how do I apply? A: The homestead exemption removes the first $75,000 of true property value from taxation, potentially saving $600-900 annually. You must apply by April 1st each year at the Copiah County Tax Assessor's Office. This is not automatic.

Q: Is there a special exemption for seniors or disabled residents? A: Yes, homeowners who became disabled or turned 65 during the prior year qualify for a special exemption of the first $75,000 of true value. Application is required through the Tax Assessor's Office.

Q: How often are properties reassessed in Copiah County? A: Mississippi law requires counties to update property values every four years. Copiah County is currently updating values for 2025.

Q: How do I appeal my property assessment? A: Contact the Copiah County Tax Assessor's Office within the appeal period following your assessment notice to discuss valuation concerns and appeal procedures.

Q: What is the penalty for late payment? A: Late payments after February 1st incur penalties and interest. Contact the Tax Collector's office at (601) 894-3021 for current penalty rates.

Q: Can I pay my property taxes online? A: Contact the Copiah County Tax Collector's Office to inquire about online payment options and accepted payment methods.

Q: Why did my taxes increase if I made no improvements? A: Tax increases can result from countywide reassessments, changes in tax rates by local governing bodies, or adjustments to special district assessments in your area.

Verified Sources

Backed by 10 Official Government Sources

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

01
County
Tax Assessor - Copiah Countycopiahcountyms.gov
02
County
2014-2025 County and City Millage Ratesdor.ms.gov
03
2025 Legislation | Mississippi Department of Revenuedor.ms.gov
04
County
Copiah County - Mississippicopiahcountyms.gov
05
County
How Do I? - Copiah Countycopiahcountyms.gov
06
County
Homestead Exemption - Copiah Countycopiahcountyms.gov
07
County
What is the special or over-65 homestead ... - Copiah Countycopiahcountyms.gov
08
County
Copiah County, Mississippiosa.ms.gov
09
HB1284 (As Introduced) - 2026 Regular Sessionbillstatus.ls.state.ms.us
10
County
Copiah County, Mississippiosa.ms.gov
All sources verified as of 2025 Tax Year

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