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Updated 2025 Tax Year

Humphreys County
Property Tax Guide

Everything you need to know about property taxes in Humphreys 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
43.25 mills base rate, varies by district with additional levies for schools, ambulance, and hospital districts
Exemptions
4+ Available
Section 1

How Property Tax Works

Humphreys County, Mississippi operates under a millage-based property tax system that funds essential local services including general government operations, public safety, public works, and education. Property taxes are the primary revenue source for county operations, with the current tax rate set at 43.25 mills for the 2025 levy year. This translates to $43.25 in taxes for every $1,000 of assessed value.

Property tax rates in Humphreys County can vary by location within the county due to special taxing districts such as school districts, ambulance districts, and hospital districts that may levy additional taxes. The county follows Mississippi's standard assessment practices, where most residential property is assessed at 10% of market value, while other property types may have different assessment ratios. Property owners should verify their specific tax rate based on their exact location and applicable special districts.

Section 2

What Makes Up Your Tax Bill

ComponentRate (Mills)Description
County General43.25Base county operations, public safety, infrastructure
School DistrictVariesLocal school district operations (varies by district)
MunicipalVariesCity taxes (if applicable within city limits)
Special DistrictsVariesAmbulance, hospital, or other special service districts

Rates shown are for the 2025 levy year. The 43.25 mill rate represents the base county rate, with additional assessments possible depending on your property's location within specific taxing districts. Total effective rates typically range from 43.25 mills to over 60 mills when special district taxes are included.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Humphreys 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 Humphreys County are triggered by changes in property ownership, new construction, or improvements that increase a property's assessed value during the tax year. When these events occur, the county assessor calculates additional taxes based on the increased assessed value for the remaining portion of the tax year.

For example, if you complete a $100,000 home addition in July that increases your assessed value by $10,000 (at 10% assessment ratio), you would owe supplemental taxes on that $10,000 for the remaining 8 months of the tax year. Using the base rate of 43.25 mills, this would result in approximately $288 in supplemental taxes ($10,000 × 0.04325 × 8/12 months).

Example Calculation

$300,000 Home (with standard homestead exemption application filed):

  • Market Value: $300,000
  • Assessed Value (10%): $30,000
  • Less Homestead Exemption: -$7,500 (estimated)
  • Net Taxable Value: $22,500
  • Annual Tax (43.25 mills): $973
  • Monthly Escrow: $81

$600,000 Home (with homestead exemption application filed):

  • Market Value: $600,000
  • Assessed Value (10%): $60,000
  • Less Homestead Exemption: -$7,500 (estimated)
  • Net Taxable Value: $52,500
  • Annual Tax (43.25 mills): $2,271
  • Monthly Escrow: $189

$1,000,000 Home (with homestead exemption application filed):

  • Market Value: $1,000,000
  • Assessed Value (10%): $100,000
  • Less Homestead Exemption: -$7,500 (estimated)
  • Net Taxable Value: $92,500
  • Annual Tax (43.25 mills): $4,001
  • Monthly Escrow: $333

Note: Homestead exemption requires annual application and is not automatic. Rates may be higher due to special district taxes.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Humphreys County require borrowers to maintain an escrow account for property taxes, which spreads the annual tax burden across 12 monthly payments. Lenders typically collect 1/12th of the estimated annual property tax bill with each mortgage payment, then pay the taxes directly to the county when due.

Property taxes in Mississippi are paid in arrears, meaning you pay for the previous year's taxes. Due to recent state extensions, the current deadline for ad valorem taxes is March 3, 2026, for counties impacted by emergency declarations. Lenders usually pay taxes before the deadline to avoid penalties. Property owners should verify their escrow account has sufficient funds and review their annual escrow analysis statement to ensure proper tax calculations. If you pay taxes independently, you'll receive a tax bill directly from the county and must make payments by the March deadline.

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 for the 2025-2026 fiscal year? A: Due to a state extension, property taxes for the 49 impacted counties including Humphreys County are due March 3, 2026, with an automatic 14-day grace period.

Q: What homestead tax credits are available and do they require application? A: Homestead exemptions are available but require annual application with the county assessor. These exemptions reduce your assessed value and are not automatic. Veterans with honorable discharge may qualify for additional exemptions from all ad valorem taxes.

Q: How does the homestead exemption work? A: The homestead exemption reduces your property's assessed value, not the market value. In some cases, it may also cap annual assessment increases. You must apply annually with the county assessor's office - it is not automatically applied.

Q: How often are properties reassessed? A: Mississippi conducts property reappraisals periodically, but the schedule varies by county. Contact the Humphreys County Assessor's office for the current reappraisal schedule.

Q: What are the penalties for late tax payments? A: Late payments incur penalties and interest charges. With the current extension to March 3, 2026, penalties will begin accruing after the 14-day grace period expires.

Q: Can I pay my property taxes online? A: Contact the Humphreys County Tax Collector's office to verify available online payment options and accepted payment methods.

Q: How do I appeal my property assessment? A: Property assessment appeals must be filed with the county assessor within the specified timeframe after receiving your assessment notice. Contact the assessor's office for forms and deadlines.

Q: Why is my tax rate different from my neighbor's? A: Tax rates vary based on special taxing districts such as school districts, ambulance districts, or municipal boundaries. Your total rate includes the base county rate plus any applicable special district taxes.

Q: Are there tax credits for seniors or disabled persons? A: Mississippi may offer additional exemptions for seniors or disabled property owners. These require application and verification of eligibility. Contact the county assessor for specific programs and application requirements.

Q: What triggers supplemental tax bills? A: New construction, property improvements, ownership changes, or zoning changes that increase assessed value during the tax year will generate supplemental tax bills for the remaining portion of that tax year.

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
2025 - Mississippi Department of Revenue - | MS.GOVdor.ms.gov
04
Tax Doc
Alert Center • Property Tax Payment Extension - March 3desotocountyms.gov
05
CENTRALLY-ASSESSED PROPERTIESdor.ms.gov
06
HB1049 (As Introduced) - 2026 Regular Sessionbillstatus.ls.state.ms.us
07
Prepared by Senate Legislative Services Office MAY 1, 2025legislature.ms.gov
08
All Measures | MISSISSIPPI LEGISLATURE - | MS.GOVlegislature.ms.gov
09
County
Humphreys County, Mississippi - MS State Auditor's Officeosa.ms.gov
10
County
Humphreys County, Mississippi - MS State Auditor's Officeosa.ms.gov
All sources verified as of 2025 Tax Year

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