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Updated 2025 Tax Year

Covington County
Property Tax Guide

Everything you need to know about property taxes in Covington 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
34.20-35.30 mills (varies by district), Mt. Olive: 34.20 mills
Exemptions
4+ Available
Section 1

How Property Tax Works

Covington County, Mississippi operates under the state's property tax system to fund essential local services including schools, roads, public safety, and county operations. Property taxes are calculated based on assessed values and millage rates that vary by location within the county due to different special taxing districts and municipal boundaries.

For the 2025 tax year, property tax rates in Covington County range from approximately 34.20 mills in Mt. Olive to 35.30 mills in other areas of the county, with historical rates showing variation between 34.48 and 42.17 mills depending on the specific taxing district. Mississippi assesses property at approximately 10% of market value for residential properties, meaning a $300,000 home would have an assessed value of roughly $30,000. Your actual tax rate depends on which school district, municipality, and special assessment districts your property falls within.

Section 2

What Makes Up Your Tax Bill

ComponentRate (Mills)Description
County GeneralVariableBasic county services and operations
Covington County SchoolsVariablePublic school funding and operations
Municipal (if applicable)VariableCity services (Mt. Olive: 34.20 mills total)
Total Rate Range34.20 - 35.30Varies by location within county

Rates shown are for FY 2025 and are subject to annual adjustment by local governing bodies. The 35.30 mill rate represents the projected rate for most areas of Covington County, while Mt. Olive residents pay approximately 34.20 mills. Special assessment districts may result in additional charges not reflected in these base rates.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Covington 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 Mississippi are typically triggered by new construction, property improvements, or changes in ownership that occur after the annual assessment date. When improvements are made to existing property or new construction is completed, the county assessor determines the additional assessed value and applies the current millage rate to calculate supplemental taxes.

For example, if you complete a $50,000 home addition after the assessment date, the additional assessed value would be approximately $5,000 (10% of market value). With a 35.30 mill rate, this would generate a supplemental tax bill of approximately $176.50 ($5,000 × 0.0353) that would be prorated based on when the improvement was completed during the tax year.

Example Calculation

Example 1: $300,000 Home

  • Market Value: $300,000
  • Assessed Value (10%): $30,000
  • Less: Homestead Credit (if applied): Varies
  • Net Taxable Value: ~$30,000
  • Annual Tax (35.30 mills): $1,059
  • Monthly Escrow: $88

Example 2: $600,000 Home

  • Market Value: $600,000
  • Assessed Value (10%): $60,000
  • Less: Homestead Credit (if applied): Varies
  • Net Taxable Value: ~$60,000
  • Annual Tax (35.30 mills): $2,118
  • Monthly Escrow: $177

Example 3: $1,000,000 Home

  • Market Value: $1,000,000
  • Assessed Value (10%): $100,000
  • Less: Homestead Credit (if applied): Varies
  • Net Taxable Value: ~$100,000
  • Annual Tax (35.30 mills): $3,530
  • Monthly Escrow: $294

Tax credits require separate application with the Tax Assessor's office and are not automatically applied. Calculations assume no applied credits.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Covington County require property tax escrow accounts, collecting monthly payments equal to 1/12th of your annual property tax bill along with your mortgage payment. Lenders typically pay your property taxes directly to the county when due around April 15th each year. Your lender will provide an annual escrow analysis showing tax payments made on your behalf and any required adjustments to your monthly escrow amount.

If you don't have an escrow account, you're responsible for paying property taxes directly to the Covington County Tax Collector by the April 15th due date. The county may offer online payment options, and you should verify current payment methods and any convenience fees with the Tax Collector's office before the due date to avoid late penalties.

How HonestCasa Helps
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Section 6

Frequently Asked Questions

Q: When are property taxes due in Covington County? A: Property taxes are typically due by April 15th annually for the current fiscal year. Contact the Covington County Tax Collector for specific 2026 due dates.

Q: What homestead tax credits are available and how do I apply? A: Mississippi offers a homestead exemption that helps limit assessment increases on your primary residence. You must apply with the Covington County Tax Assessor's office - it's not automatic. Military personnel stationed outside Mississippi may qualify if they maintain Mississippi residency.

Q: How does the homestead credit work? A: The homestead exemption caps annual assessment increases rather than reducing your home's market value. You must file an application with the Tax Assessor's office, and neither you nor your spouse can claim residency in another jurisdiction for Mississippi income tax purposes.

Q: When does the county reassess property values? A: Mississippi conducts property reappraisals on a cyclical basis. Contact the Covington County Tax Assessor's office for the current assessment schedule and appeal deadlines.

Q: What happens if I pay my taxes late? A: Late payments are subject to penalties and interest charges. Contact the Tax Collector's office for current penalty rates and payment options.

Q: Can I pay my property taxes online? A: Online access to tax records is available for Covington County. Check with the Tax Collector's office for current online payment options and any associated convenience fees.

Q: Why do tax rates vary within Covington County? A: Different areas fall under different taxing districts, including various school districts and municipalities. For example, Mt. Olive has a rate of 34.20 mills compared to 35.30 mills in other county areas.

Q: Where do I apply for tax credits or exemptions? A: All applications for homestead exemptions and other tax credits must be filed with the Covington County Tax Assessor's office. Contact their office at the county courthouse for forms and deadlines.

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
Tax Collector | Covington County - Mississippicovingtoncountyms.gov
03
Version 9.4 SAS System Outputhuduser.gov
04
interior-department-December-2022.pdffederalregister.gov
05
CENTRALLY-ASSESSED PROPERTIESdor.ms.gov
06
94 - Mississippi Department of Revenue - | MS.GOVdor.ms.gov
07
County
Tax Assessor | Covington County - Mississippicovingtoncountyms.gov
08
Homestead Exemptiondor.ms.gov
09
County
COVINGTON COUNTY, MISSISSIPPI SHAD WHITEosa.ms.gov
10
2025 - Mississippi Department of Revenue - | MS.GOVdor.ms.gov
All sources verified as of 2025 Tax Year

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