Q: When are property taxes due in Hancock County for the current fiscal year?
A: Registration forms and deposits must be submitted to the County Clerk's Office no later than September 8, 2025. The annual property tax sale occurs on the last Monday in August. Check with the Tax Assessor's Office for specific payment deadlines.
Q: What tax credits are available and do I need to apply?
A: The primary credit available is the Homestead Credit for eligible homeowners. This credit requires an annual application with the Tax Assessor's office and is NOT automatic. You must be a Mississippi resident for tax purposes, and military personnel stationed outside Mississippi may qualify if they maintain Mississippi residency.
Q: How does the Homestead Credit work?
A: The Homestead Credit limits assessment increases on your primary residence, typically capping annual assessment growth. It does not reduce your property's market value but provides a credit against your tax bill. You and your spouse cannot claim residency in another jurisdiction for Mississippi Income Tax purposes to remain eligible.
Q: When does the county reassess properties?
A: Mississippi law requires periodic reassessment, but schedules vary. The tax lien date runs from January 1st to March 1st, when property is assessed to the owner during that period. Contact the Hancock County Tax Assessor's office for current reassessment schedules.
Q: What are the penalties for late payment?
A: Late payments incur interest and penalty charges. Since property tax sales occur annually on the last Monday in August, unpaid taxes can result in tax lien sales. Contact the Tax Collector's office for specific penalty rates and redemption procedures.
Q: Can I pay property taxes online?
A: Check the Hancock County Tax Collector's website for online payment options and accepted methods. Many Mississippi counties now offer online payment systems for property taxes.
Q: Why is my tax rate different from my neighbor's?
A: Tax rates vary by location within Hancock County based on special taxing districts. Properties in Bay St. Louis pay city taxes plus county and school taxes, while rural properties may only pay county and school district taxes.
Q: How do I appeal my property assessment?
A: Contact the Hancock County Tax Assessor's office for appeal procedures and deadlines. Mississippi law provides specific timeframes and processes for challenging property assessments.
Q: What happens if I buy/sell property mid-year?
A: Property taxes are typically prorated between buyer and seller at closing. The tax assessment follows the owner during the January 1st to March 1st lien period, but closing agreements usually address tax responsibility allocation.
Q: Do I need to reapply for credits every year?
A: Yes, most tax credits including Homestead require annual application. They are not automatically renewed, so you must file with the Tax Assessor's office each year to maintain eligibility.
