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Updated 2025 Tax Year

Pearl River County
Property Tax Guide

Everything you need to know about property taxes in Pearl River 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
56.07 mills base rate ($56.07 per $1,000 assessed value), varies significantly by special taxing districts and school districts
Exemptions
5+ Available
Section 1

How Property Tax Works

Pearl River County, Mississippi operates under a property tax system that funds essential local services including schools, law enforcement, road maintenance, and county operations. The county's property tax rate for the 2025 tax year is projected at 56.07 mills (equivalent to $56.07 per $1,000 of assessed value), though this represents a base rate that varies significantly by location within the county.

Property owners should understand that actual tax rates differ substantially based on special taxing districts, including school districts, municipal service areas, and special assessment districts for infrastructure improvements. These additional millage rates are layered on top of the base county rate, meaning two properties with identical assessed values can have very different tax bills depending on their specific location within Pearl River County. The county assesses property at approximately 10% of market value for residential properties, following Mississippi's assessment ratio requirements.

Section 2

What Makes Up Your Tax Bill

ComponentRate (Mills)Description
County General Fund~15.00Basic county services, administration
School District~35.00Varies by school district boundaries
Road/Bridge~4.00County road maintenance and construction
Special Districts~2.07Varies by location (drainage, fire, etc.)
Total Base Rate56.07Combined millage for FY 2025

Note: These rates apply to the 2025 levy year and represent projected amounts. Actual rates vary significantly by special taxing district within Pearl River County. Properties in incorporated areas may have additional municipal taxes. School district millage can vary between districts serving different areas of the county.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Pearl River 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 Pearl River County are additional property tax bills issued when there are changes in property ownership, new construction, or improvements that increase assessed value during the tax year. These supplemental bills are prorated based on the number of months remaining in the tax year after the change occurs.

Common triggers include: new construction completion, property transfers that trigger reassessment, additions or major improvements, and subdivision of parcels. For example, if you complete a $100,000 home addition in July, and your property is assessed at 10% of market value ($10,000 additional assessed value), you would receive a supplemental bill for approximately $561 (using the 56.07 mill rate) prorated for the remaining 7 months of the tax year, resulting in a supplemental tax of approximately $327.

Example Calculation

Property Value: $300,000

  • Assessed Value (10%): $30,000
  • Less: Homestead Credit (if applicable): -$7,500
  • Net Taxable Value: $22,500
  • Annual Tax ($22,500 × 56.07 mills): $1,262
  • Monthly Escrow: $105

Property Value: $600,000

  • Assessed Value (10%): $60,000
  • Less: Homestead Credit (if applicable): -$7,500
  • Net Taxable Value: $52,500
  • Annual Tax ($52,500 × 56.07 mills): $2,944
  • Monthly Escrow: $245

Property Value: $1,000,000

  • Assessed Value (10%): $100,000
  • Less: Homestead Credit (if applicable): -$7,500
  • Net Taxable Value: $92,500
  • Annual Tax ($92,500 × 56.07 mills): $5,187
  • Monthly Escrow: $432

Note: Homestead credit amounts are estimates and require application with the Tax Assessor's office. Actual rates may vary based on special district locations.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Pearl River County require property tax escrow accounts, collecting monthly payments alongside your mortgage payment to ensure timely tax payment. Lenders typically collect 1/12 of your annual tax bill each month, plus a cushion amount (usually 2-3 months of payments) to account for tax increases.

Your lender pays Pearl River County directly when taxes are due on February 1st each year. It's important to review your annual escrow analysis statement to verify your lender is collecting the correct amount, as tax rate changes or assessment increases can create shortfalls. If you pay taxes independently without escrow, ensure payment reaches the county by February 1st (or the following Monday if February 1st falls on a weekend or holiday) to avoid penalties and interest charges.

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 Pearl River County property taxes due for the 2025 tax year? A: Property taxes are due by February 1, 2025. If February 1st falls on a weekend or legal holiday, payment may be made the following Monday without penalties.

Q: What homestead tax credits are available and how do I apply? A: Mississippi offers a homestead exemption that must be applied for through the Pearl River County Tax Assessor's office. This credit caps annual assessment increases and requires you to occupy the property as your primary residence. Applications are required and not automatic.

Q: How often are properties reassessed in Pearl River County? A: Mississippi law requires property reassessment every four years, though the county may conduct interim assessments for properties that have changed significantly due to improvements or market conditions.

Q: What happens if I pay my property taxes late? A: Late payments incur penalties and interest charges. Properties become delinquent after February 1st and may eventually be subject to tax lien sales if taxes remain unpaid.

Q: Can I pay my property taxes online? A: Contact the Pearl River County Tax Collector's office to verify current online payment options and accepted payment methods for property tax bills.

Q: How do special district taxes affect my bill? A: Special districts for schools, drainage, fire protection, and other services add millage to your base county rate. Your exact rate depends on which districts serve your property location.

Q: How do I appeal my property assessment? A: Assessment appeals must be filed with the Pearl River County Board of Supervisors within specific timeframes after receiving your assessment notice. Contact the Tax Assessor's office for appeal forms and deadlines.

Q: Do senior citizens qualify for additional tax relief? A: Mississippi may offer additional exemptions or credits for seniors, disabled persons, or low-income homeowners. Contact the Pearl River County Tax Assessor's office to inquire about available programs and application requirements.

Verified Sources

Backed by 10 Official Government Sources

Every fact in this guide is sourced from official county, state, and federal documents.

01
MINUTESpicayune.ms.us
02
County
2014-2025 County and City Millage Ratesdor.ms.gov
03
HB 95 (As Introduced) - 2025 Regular Sessionbillstatus.ls.state.ms.us
04
LOCAL PROPERTY APPRAISAL | Mississippi ...dor.ms.gov
05
State
https://billstatus.ls.state.ms.us/2025/pdf/history/HB/HB0095. ...billstatus.ls.state.ms.us
06
State
PDF Issued Financial Statement (City of Poplarville 103133 [9 ...poplarvillems.gov
07
HB1127 (As Introduced) - 2024 Regular Sessionbillstatus.ls.state.ms.us
08
Homestead Exemptiondor.ms.gov
09
Title 19, Part 5, Chapter 7: Strengthen Mississippi Homes ...mid.ms.gov
10
The following document was not prepared by the Office of ...osa.ms.gov
All sources verified as of 2025 Tax Year

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