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Updated 2025 Tax Year

Franklin County
Property Tax Guide

Everything you need to know about property taxes in Franklin 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
Base rate ~1% of assessed value, varies by location due to special districts (ambulance, hospital, school districts)
Exemptions
5+ Available
Section 1

How Property Tax Works

Franklin County, Mississippi operates on a property tax system that funds essential local services including schools, county operations, emergency services, and infrastructure maintenance. Property taxes are the primary source of revenue for these vital community services. The county follows Mississippi's statewide property tax framework with a base rate around 1% of assessed value, though actual rates vary significantly based on your specific location within the county.

Your total property tax bill reflects taxes levied by multiple jurisdictions including Franklin County, the Franklin County School District, and various special taxing districts such as ambulance districts and hospital districts. Because these special districts don't cover the entire county uniformly, property owners in different areas face different total tax rates. This means two homes of equal value in Franklin County may have different tax bills depending on which special taxing districts serve their location.

Section 2

What Makes Up Your Tax Bill

ComponentRate (per $1,000)Description
Franklin County GeneralVariesCounty operations, roads, law enforcement
Franklin County School DistrictVariesPublic education funding
Ambulance DistrictVariesEmergency medical services (select areas)
Hospital DistrictVariesHealthcare services (select areas)
Debt Service LeviesVariesBond payments for infrastructure projects

Note: Exact millage rates for FY 2024-2025 vary by location within Franklin County due to different combinations of special taxing districts. Contact the Franklin County Tax Assessor at (601) 384-2330 for your specific area's current rates. These rates are subject to annual review and may change for the next levy year.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Franklin 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 Franklin County are additional tax bills issued when property changes occur after the annual assessment but before the tax year ends. Common triggers include property ownership transfers, completion of new construction, or significant improvements that increase property value. The supplemental tax covers the difference between what was originally assessed and the new higher assessment, prorated for the remaining months in the tax year.

For example, if you purchase a newly constructed home in Franklin County in March that wasn't included in the January assessment, you'll receive a supplemental tax bill covering March through September (the remainder of the tax year). This ensures all property owners pay their fair share for the full period they own assessable property, maintaining equity in the tax system.

Example Calculation

Example 1: $300,000 Home

  • Assessed Value: $300,000
  • Less: Homestead Credit (if eligible): $300
  • Net Taxable Value: $299,700
  • Annual Tax (est. 1.0%): $2,997
  • Monthly Escrow: $250

Example 2: $600,000 Home

  • Assessed Value: $600,000
  • Less: Homestead Credit (if eligible): $300
  • Less: Senior Citizen Credit (if eligible): Additional reduction
  • Net Taxable Value: $599,700
  • Annual Tax (est. 1.0%): $5,997
  • Monthly Escrow: $500

Example 3: $1,000,000 Home

  • Assessed Value: $1,000,000
  • Less: Applicable Credits: $300-500
  • Net Taxable Value: ~$999,500
  • Annual Tax (est. 1.0%): $9,995
  • Monthly Escrow: $833

Note: All tax credits require application with the Franklin County Tax Assessor. Rates shown are estimates and actual rates vary by special taxing districts in your area.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Franklin County require property tax escrow accounts to ensure timely tax payments. Your lender collects monthly escrow payments equal to 1/12 of your estimated annual property tax bill, plus a cushion amount typically not exceeding two months of payments. These funds are held in a separate account and used to pay your property taxes when they become due on October 20th each year.

Lenders must provide annual escrow statements showing collections, payments, and account balances. If your property taxes increase due to reassessment or rate changes, your monthly escrow payment will be adjusted accordingly. You can verify escrow payments against your actual tax bill and request corrections if discrepancies exist. Property owners without mortgages pay taxes directly and can choose from three installment payment options offered by Franklin County.

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 Franklin County property taxes due for FY 2024-2025? A: Property taxes are due October 20, 2024, with three installment payment options available to property owners.

Q: What tax credits are available and do I need to apply? A: Franklin County offers homestead credits and senior citizen credits that reduce your tax bill. All credits require application with the Tax Assessor's office - they are not automatic.

Q: How does the homestead credit work? A: The homestead credit provides tax relief for owner-occupied residences and helps limit assessment increases over time. You must apply with the Tax Assessor and maintain Mississippi residency to qualify.

Q: Who qualifies for the senior citizen credit? A: Property owners age 65 or older as of January 1st may qualify for exemption from Franklin County School District taxes on their homestead. Application required annually.

Q: How often are properties reassessed in Franklin County? A: Mississippi law requires periodic reassessment of all property. Contact the Tax Assessor at (601) 384-2330 for current assessment schedules and appeal procedures.

Q: What happens if I pay my property taxes late? A: Late payments incur penalties and interest charges. Contact the Franklin County Revenue Collection Office for specific penalty rates and payment arrangements.

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

Q: Why is my tax bill different from my neighbor's? A: Tax bills vary based on assessed property value and which special taxing districts (ambulance, hospital, etc.) serve your specific location within Franklin County.

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 FREQUENTLY ASKED QUESTIONSdor.ms.gov
04
State
What are the due dates for my real estate tax bills?franklincountypa.gov
05
CENTRALLY-ASSESSED PROPERTIESdor.ms.gov
06
Homestead Exemptiondor.ms.gov
07
County
FRANKLIN COUNTY BOARD OF COMMISSIONERS ...franklincountyga.gov
08
HB1348 (As Introduced) - 2025 Regular Sessionbillstatus.ls.state.ms.us
09
County
Sitemap - Franklin Countyfranklincountypa.gov
10
Tax Doc
Town of Franklin - Tax Bills Search & Payfranklinct.gov
All sources verified as of 2025 Tax Year

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