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Updated 2025 Tax Year

Tate County
Property Tax Guide

Everything you need to know about property taxes in Tate 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
5-8% of assessed value (varies by district and location within county)
Exemptions
4+ Available
Section 1

How Property Tax Works

Tate County, Mississippi operates on an ad valorem property tax system that funds essential local services including public schools, county government operations, road maintenance, and infrastructure improvements. Property taxes are calculated based on assessed values and millage rates set annually by the Board of Supervisors and other local taxing authorities. The state assessment ratio is approximately 10% of market value for residential properties, with the total effective tax rate typically ranging from 5% to 8% of assessed value depending on your location within the county.

Property tax rates vary significantly by location within Tate County due to special taxing districts, school district boundaries, and municipal service areas. The largest component is typically the Tate County Schools levy, which has ranged from approximately 50-76 mills in recent years. Additional levies may apply for county general fund, road districts, fire protection, and other special assessments depending on where your property is located within the county.

Section 2

What Makes Up Your Tax Bill

ComponentRate (Mills)Description
Tate County Schools50.86-76.09*Public school operations and facilities
County General FundVariableCounty government operations
Road DistrictsVariableRoad maintenance and infrastructure
Fire ProtectionVariableFire and emergency services
Special AssessmentsVariableMunicipal services, bonds, special districts

*Rate varies by school district area within the county. The FY 2024-2025 rates shown are the most recent available, with FY 2025-2026 rates pending Board of Supervisors approval. Your actual total millage rate depends on which special taxing districts serve your specific property location. Contact the Tate County Tax Assessor's office to determine your property's exact tax rate based on its location and applicable districts.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Tate 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 Tate 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 after the annual assessment roll is completed, the county issues a supplemental tax bill to capture the additional tax revenue for the remainder of the fiscal year.

For example, if you purchase a newly constructed home in January that wasn't on the previous year's tax roll, you would receive a supplemental tax bill covering the remaining months of the current tax year. The supplemental tax is calculated by taking the difference between the new assessed value and any previous assessed value, applying the current millage rate, and prorating it for the number of months remaining in the tax year. If your new home has an assessed value of $30,000 (on a $300,000 market value) and the total millage rate is 70 mills, your annual tax would be $2,100, prorated monthly at $175 for each remaining month in the tax year.

Example Calculation

Example 1: $300,000 Home

  • Market Value: $300,000
  • Assessed Value (10%): $30,000
  • Less: Homestead Credit (if applied): Variable
  • Net Taxable Value: $30,000
  • Tax Rate: 70 mills (example)
  • Annual Tax: $2,100
  • Monthly Escrow: $175

Example 2: $600,000 Home

  • Market Value: $600,000
  • Assessed Value (10%): $60,000
  • Less: Available Credits (if applied): Variable
  • Net Taxable Value: $60,000
  • Tax Rate: 70 mills (example)
  • Annual Tax: $4,200
  • Monthly Escrow: $350

Example 3: $1,000,000 Home

  • Market Value: $1,000,000
  • Assessed Value (10%): $100,000
  • Less: Available Credits (if applied): Variable
  • Net Taxable Value: $100,000
  • Tax Rate: 70 mills (example)
  • Annual Tax: $7,000
  • Monthly Escrow: $583

Note: All tax credits require separate application with the Tax Assessor's office and are not automatically applied. Actual rates vary by specific location within Tate County.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Tate County require property tax escrow accounts to ensure timely payment of property taxes. Your lender will collect approximately 1/12 of your estimated annual property tax bill with each monthly mortgage payment, holding these funds in an escrow account. The lender typically pays your property taxes directly to the county when they become due, usually by the March deadline.

Lenders are required to provide an annual escrow analysis statement showing the previous year's activity and any adjustments needed for the coming year. If your property taxes increase due to reassessment or rate changes, your monthly escrow payment will be adjusted accordingly. You have the right to request documentation of tax payments and escrow account balances from your lender. If you pay off your mortgage or switch lenders, ensure there's a smooth transition of escrow responsibilities to avoid missed payments and potential penalties.

How HonestCasa Helps
  • Understand whether your escrow is set correctly
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Section 6

Frequently Asked Questions

Q: When are property taxes due in Tate County? A: For FY 2025-2026, property taxes are due by March 3, 2026, following an extension granted by Governor Tate Reeves. There is an automatic 14-day grace period for vehicle taxes.

Q: What homestead credit is available and how do I apply? A: Mississippi offers a homestead exemption that caps annual assessment increases for qualifying owner-occupied residences. You must apply with the Tate County Tax Assessor's office and cannot claim residency in another jurisdiction for income tax purposes. Military personnel stationed outside Mississippi may qualify if they maintain Mississippi residency.

Q: Are there other tax credits available? A: Various credits may be available for seniors, disabled veterans, and other qualifying situations. All credits require separate application with the Tax Assessor's office and are not automatically applied to your tax bill.

Q: How often are properties reassessed? A: Mississippi law requires periodic reassessment of all property. Contact the Tate County Tax Assessor's office for the current assessment schedule and procedures.

Q: How do I appeal my property assessment? A: You can appeal your assessment to the County Board of Supervisors sitting as a Board of Equalization. Specific deadlines and procedures are available from the Tax Assessor's office.

Q: What happens if I pay my taxes late? A: Late payments are subject to penalties and interest charges. Extended deadlines may be granted in emergency situations as occurred with the March 2026 extension.

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

Q: Why do property tax rates vary within Tate County? A: Rates vary based on special taxing districts including school districts, fire districts, road districts, and municipal service areas. Your exact rate depends on which districts serve your property location.

Q: What if I disagree with special district taxes on my bill? A: Contact the Tate County Tax Assessor's office to verify which districts apply to your property and confirm the accuracy of district boundaries and applicable rates.

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
September 2, 2025cityofsenatobiams.gov
03
CITY OF SENATOBIAcityofsenatobiams.gov
04
Tax Doc
Alert Center • Property Tax Payment Extension - March 3desotocountyms.gov
05
County
Alert Center • DeSoto County, MS • CivicEngagedesotocountyms.gov
06
CENTRALLY-ASSESSED PROPERTIESdor.ms.gov
07
HB1049 (As Introduced) - 2026 Regular Sessionbillstatus.ls.state.ms.us
08
Homestead Exemptiondor.ms.gov
09
Tax Doc
Tax Savings Programs (Homestead)desotocountyms.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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