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Updated 2025 Tax Year

Sunflower County
Property Tax Guide

Everything you need to know about property taxes in Sunflower 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
Approximately 1% of assessed value (varies by special districts and school zones within county)
Exemptions
5+ Available
Section 1

How Property Tax Works

Sunflower County, Mississippi operates on a property tax system that serves as the primary funding mechanism for local government services, public schools, infrastructure maintenance, and special district operations. Property taxes in Sunflower County fund essential services including the Sunflower County Schools, county government operations, library services, and various special districts throughout the county.

Property tax rates in Sunflower County are expressed in millage rates (mills), where one mill equals $1 for every $1,000 of assessed value. The total effective tax rate typically ranges around Mississippi's statewide average of approximately 1% of assessed value, though actual rates vary significantly by location within the county due to special taxing districts, school district boundaries, and municipal incorporation status. Property owners should note that their specific tax rate depends on which combination of taxing entities serve their property location.

Section 2

What Makes Up Your Tax Bill

Based on available data for the 2024-2025 levy year (rates for 2025-2026 are pending release):

ComponentRate (Mills)Description
County General FundTBDCounty government operations and services
Sunflower County SchoolsTBDPublic school operations and facilities
County LibraryTBDLibrary system operations
Special DistrictsVariesRoad districts, drainage, other local improvements
Total Base RateTBDCombined rate before special assessments

Note: 2025-2026 millage rates are not yet finalized. Contact the Sunflower County Tax Assessor for current rates. Actual rates vary by property location within the county depending on which special taxing districts serve the area. Some properties may have additional assessments for road districts, drainage districts, or other special improvements.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Sunflower 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 Sunflower County are additional property tax bills issued when there are changes to property ownership, new construction, or improvements that increase assessed value during the tax year. These taxes are calculated based on the difference between the old and new assessed values, prorated for the remaining months in the tax year.

Common triggers for supplemental taxes include: purchasing property (change of ownership), completing new construction or major renovations, adding structures like pools or outbuildings, or correcting assessment errors that result in higher valuations. For example, if you complete a $50,000 home addition in January and your property is reassessed, you would receive a supplemental tax bill for the increased assessed value covering the remaining 11 months of the fiscal year. The supplemental tax is calculated using the same millage rate applied to your regular property tax bill.

Example Calculation

Example 1: $300,000 Home

  • Market Value: $300,000
  • Assessed Value (10%): $30,000
  • Less: Homestead Credit (if applicable): -$7,500
  • Net Taxable Value: $22,500
  • Annual Tax (est. ~100 mills): $2,250
  • Monthly Payment: $188

Example 2: $600,000 Home

  • Market Value: $600,000
  • Assessed Value (10%): $60,000
  • Less: Homestead Credit (if applicable): -$7,500
  • Net Taxable Value: $52,500
  • Annual Tax (est. ~100 mills): $5,250
  • Monthly Payment: $438

Example 3: $1,000,000 Home

  • Market Value: $1,000,000
  • Assessed Value (10%): $100,000
  • Less: Homestead Credit (if applicable): -$7,500
  • Net Taxable Value: $92,500
  • Annual Tax (est. ~100 mills): $9,250
  • Monthly Payment: $771

Note: Tax credits shown require application and approval. Actual rates vary by location within Sunflower County based on special district taxes.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Sunflower County require property tax escrow accounts for borrowers with less than 20% down payment. Your lender collects monthly tax payments as part of your mortgage payment and holds these funds in escrow until taxes are due. Lenders typically collect 1/12th of your annual tax bill each month, plus an additional cushion amount (usually 2-4 months of payments) to ensure adequate funds.

Property tax bills in Sunflower County are typically issued in late fall, with payments due by the extended deadline of March 3, 2026 for the current tax year. Your lender will receive the tax bill directly and make payment on your behalf from your escrow account. You should receive an annual escrow analysis from your lender showing how your tax payments were applied and any adjustments needed for the following year. If your property taxes increase due to reassessment or rate changes, your monthly escrow payment may be adjusted accordingly.

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 Sunflower County? A: For the current tax year, property taxes are due by March 3, 2026, following an extension granted by Governor Tate Reeves. This extended deadline applies to all ad valorem taxes in Sunflower County.

Q: What homestead tax credits are available and do they require application? A: Mississippi offers a homestead exemption that caps annual assessment increases for owner-occupied homes. This credit requires a formal application with the Sunflower County Tax Assessor's office and must be renewed. Military personnel stationed outside Mississippi can also qualify if they maintain Mississippi residency.

Q: How does the homestead credit work? A: The homestead credit limits how much your home's assessed value can increase each year (typically 10% or less), rather than reducing the market value. You must apply for this credit - it is not automatic. Both you and your spouse must claim Mississippi residency and cannot claim residence in another state for income tax purposes.

Q: When are properties reassessed? A: Mississippi conducts property reappraisals on a regular cycle. Contact the Sunflower County Tax Assessor's office for the current reassessment schedule and to appeal assessments if you believe your property is overvalued.

Q: What are the penalties for late payment? A: Late payment penalties and interest are assessed on unpaid property taxes after the March 3, 2026 deadline. Contact the Sunflower County Tax Collector for specific penalty rates and payment options.

Q: Can I pay property taxes online? A: Check with the Sunflower County Tax Collector's office for available online payment options and accepted payment methods.

Q: Why do tax rates vary within Sunflower County? A: Different areas of the county may be served by different special districts (road districts, drainage districts), school district boundaries, or municipal services, each adding their own millage to your total tax rate.

Q: How do I apply for available tax credits? A: Most tax credits require formal application with the Sunflower County Tax Assessor's office. Contact their office directly for application forms, deadlines, and eligibility requirements for credits including homestead, disability, or other available programs.

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
HB1630 (As Passed the House) - 2025 Regular Sessionbillstatus.ls.state.ms.us
04
Tax Doc
Alert Center • Property Tax Payment Extension - March 3desotocountyms.gov
05
0000950144-00-011768.txtsec.gov
06
CENTRALLY-ASSESSED PROPERTIESdor.ms.gov
07
Homestead Exemptiondor.ms.gov
08
HB1049 (As Introduced) - 2026 Regular Sessionbillstatus.ls.state.ms.us
09
Tax Doc
Property Tax Exemptionsdor.ms.gov
10
The following document was not prepared by the ...osa.ms.gov
All sources verified as of 2025 Tax Year

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