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Updated 2025 Tax Year

Neshoba County
Property Tax Guide

Everything you need to know about property taxes in Neshoba 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
48.56 mills average (4.856% of assessed value), varies by special districts and municipal boundaries
Exemptions
5+ Available
Section 1

How Property Tax Works

Neshoba County, Mississippi operates under the state's property tax system, which funds essential local services including schools, county operations, road maintenance, and other municipal services. Property taxes in Neshoba County are calculated based on assessed values and applied tax rates that vary by location within the county due to different special taxing districts and municipal boundaries.

For the 2025 fiscal year, the effective tax rate averages around 48.56 mills (approximately 4.856% of assessed value), though this can vary significantly depending on your specific location within the county and which special districts serve your property. Mississippi assesses property at its full market value without a statewide assessment cap, making the actual tax rate the primary factor in determining your annual property tax obligation. Property owners should note that their exact rate depends on their specific taxing districts, which may include school districts, municipal services, and other local improvement districts.

Section 2

What Makes Up Your Tax Bill

ComponentRate (Mills)Description
Neshoba County Schools48.56Primary school district funding for FY 2024-2025
County General FundVariableCounty operations, services, and infrastructure
Road & Bridge DistrictsVariableLocal road maintenance and improvement
Municipal DistrictsVariableCity/town services (if applicable)
Special Assessment DistrictsVariableFire protection, water/sewer, other local services

Note: These rates apply to the 2024-2025 fiscal year. The school district rate of 48.56 mills represents the county average, but individual properties may face different total rates depending on their specific location and applicable special taxing districts. Properties within incorporated municipalities or special service districts will have additional assessments that can significantly affect the total tax rate.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Neshoba 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 Neshoba County are triggered by changes in property ownership, new construction, or significant improvements that increase a property's assessed value during the tax year. When these events occur, the county assessor calculates the difference between the new assessment and the previous assessment, then applies the current tax rate to determine the supplemental tax amount.

For example, if you complete a $50,000 home addition in March and your property's assessed value increases by that amount, you would owe supplemental taxes on the $50,000 increase from the date of completion through the end of the fiscal year. At a 48.56 mill rate, this would result in approximately $2,428 in additional taxes, prorated for the remaining months of the tax year. Supplemental tax bills are typically issued within 30-60 days of the assessment change and have separate due dates from your regular annual property tax bill.

Example Calculation

Example 1: $300,000 Property Value

  • Assessed Value: $300,000
  • Homestead Tax Credit Applied: -$1,000 (if qualified and applied)
  • Net Taxable Value: $299,000
  • Tax Rate: 48.56 mills (4.856%)
  • Annual Tax: $14,519
  • Monthly Escrow: $1,210

Example 2: $600,000 Property Value

  • Assessed Value: $600,000
  • Homestead Tax Credit Applied: -$1,000 (if qualified and applied)
  • Net Taxable Value: $599,000
  • Tax Rate: 48.56 mills (4.856%)
  • Annual Tax: $29,089
  • Monthly Escrow: $2,424

Example 3: $1,000,000 Property Value

  • Assessed Value: $1,000,000
  • Homestead Tax Credit Applied: -$1,000 (if qualified and applied)
  • Net Taxable Value: $999,000
  • Tax Rate: 48.56 mills (4.856%)
  • Annual Tax: $48,507
  • Monthly Escrow: $4,042

Note: Tax credits require separate application and approval. Rates may vary based on specific taxing districts.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Neshoba County require property tax escrow accounts to ensure timely payment of property taxes. Your lender collects approximately 1/12 of your estimated annual property tax bill with each monthly mortgage payment, holding these funds in an escrow account until taxes are due in December.

Lenders typically pay your property taxes directly to the Neshoba County Tax Collector before the December 1 due date. You should receive an annual escrow statement showing the account activity and any adjustments needed based on actual tax bills versus estimated amounts. If your property taxes increase due to reassessment or rate changes, your monthly escrow payment may be adjusted accordingly. Property owners are responsible for verifying that their lender has made timely payments and should contact the Tax Collector's office if there are any discrepancies or late payment notices.

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 Neshoba County for the current fiscal year? A: Property taxes are typically due by December 1 each year. For the 2024-2025 fiscal year, the deadline remains December 1, 2024.

Q: What homestead tax credits are available and how do I apply? A: Mississippi offers homestead exemptions for qualifying homeowners, including veterans and elderly residents. These credits require annual application through the County Assessor's office and are not automatic. Contact the Neshoba County Assessor for specific application requirements and deadlines.

Q: How does the homestead credit work? A: The homestead credit in Mississippi typically caps annual assessment increases rather than reducing market value. You must file an application to qualify, and the credit helps limit how much your assessed value can increase each year, providing tax stability.

Q: When does the county assess properties and how can I appeal? A: Properties are typically assessed annually based on January 1 market values. Assessment notices are mailed in spring, and property owners have a limited time to appeal through the County Assessor's office if they disagree with the valuation.

Q: What are the penalties for late property tax payments? A: Late payments incur penalties and interest charges. Contact the Neshoba County Tax Collector for specific penalty rates and payment options if you've missed the December 1 deadline.

Q: Can I pay property taxes online? A: Contact the Neshoba County Tax Collector's office directly for current online payment options and accepted payment methods.

Q: Why do tax rates vary within Neshoba County? A: Different areas of the county are served by various special taxing districts for services like fire protection, water/sewer, and municipal services. Your total tax rate depends on which combination of districts serve your specific property location.

Q: How do special district taxes affect my bill? A: Special districts add additional mills to your base county and school tax rates. These can include municipal taxes if you're within city limits, fire district assessments, or other local improvement district charges that vary by location within the county.

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
2025 - Mississippi Department of Revenue - | MS.GOVdor.ms.gov
03
HB1652 (As Introduced) - 2026 Regular Sessionbillstatus.ls.state.ms.us
04
HB1652 (As Introduced) - 2026 Regular Sessionbillstatus.ls.state.ms.us
05
Tax Doc
PROPERTY TAX FREQUENTLY ASKED QUESTIONSdor.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
Low-Income Home Energy Assistance Programsos.ms.gov
09
County
Neshoba County 2023 Audit Reportosa.ms.gov
10
SB3123 (As Introduced) - 2005 Regular Sessionbillstatus.ls.state.ms.us
All sources verified as of 2025 Tax Year

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