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Updated 2025 Tax Year

Tunica County
Property Tax Guide

Everything you need to know about property taxes in Tunica 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
24.5 mills combined county rate (varies by special districts and municipalities)
Exemptions
5+ Available
Section 1

How Property Tax Works

Tunica County, Mississippi operates under a property tax system that funds essential local services including public schools, county government operations, infrastructure maintenance, and public safety. Property taxes are levied based on assessed values determined by the county tax assessor, with the current combined tax rate of 24.5 mills for county services. The Mississippi Department of Revenue requires properties to be assessed at true market value, though various tax credits may be available to qualifying property owners to reduce their final tax liability.

Property tax rates in Tunica County can vary depending on your specific location within the county due to special taxing districts such as school districts, municipal improvement districts, or other special assessments. The Tunica County Schools district, for example, levies additional mills ranging from approximately 58.2 to 62.45 mills depending on the specific area. Property owners should verify their exact tax rate by confirming which special districts apply to their property location, as the total effective rate will be the sum of all applicable district levies.

Section 2

What Makes Up Your Tax Bill

ComponentRate (Mills)Description
Tunica County Base24.5County government operations, public safety, infrastructure
Tunica County Schools58.2-62.45School district operations and facilities (varies by district area)
Total Effective Rate82.7-86.95Combined rate for FY 2025-2026

These rates apply to the 2025 levy year and are subject to annual review by the respective taxing authorities. Property owners should note that their specific total tax rate depends on which school district zone and any additional special taxing districts serve their property location. The Mississippi Department of Revenue publishes annual millage rates, and property owners can contact the Tunica County Tax Assessor's office at (662) 363-2841 to confirm the exact districts and rates applicable to their specific property.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Tunica 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 Tunica County are additional property tax assessments that occur when there are changes in property ownership, new construction, or improvements that increase a property's assessed value during the tax year. These taxes are calculated based on the difference between the old and new assessed values, multiplied by the applicable tax rate, and prorated for the remaining months in the tax year.

For example, if you purchase a home in Tunica County in July and the assessed value increases from $200,000 to $350,000 due to recent improvements not previously assessed, you would owe supplemental taxes on the $150,000 difference for the remaining 8 months of the tax year. At an effective rate of 85 mills (8.5%), this would result in a supplemental tax bill of approximately $850 ($150,000 × 0.085 × 8/12 months). Supplemental tax bills are typically issued within 60-90 days of the triggering event and have separate due dates from regular property tax bills.

Example Calculation

Example 1: $300,000 Property

  • Market Value: $300,000
  • Assessed Value: $300,000 (100% of market value)
  • Homestead Credit Applied: -$7,500 (assumes $75,000 assessment cap benefit)
  • Net Taxable Value: $292,500
  • Tax Rate: 85 mills (8.5%)
  • Annual Tax: $2,486
  • Monthly Escrow: $207

Example 2: $600,000 Property

  • Market Value: $600,000
  • Assessed Value: $600,000 (100% of market value)
  • Homestead Credit Applied: -$15,000 (assumes assessment growth limitation)
  • Net Taxable Value: $585,000
  • Tax Rate: 85 mills (8.5%)
  • Annual Tax: $4,973
  • Monthly Escrow: $414

Example 3: $1,000,000 Property

  • Market Value: $1,000,000
  • Assessed Value: $1,000,000 (100% of market value)
  • Available Credits: Varies (application required)
  • Net Taxable Value: $1,000,000 (assuming no credits applied)
  • Tax Rate: 85 mills (8.5%)
  • Annual Tax: $8,500
  • Monthly Escrow: $708

Note: All tax credits require separate applications and eligibility verification. Contact the Tunica County Tax Assessor at (662) 363-2841 for current credit programs and application procedures.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Tunica County require property tax escrow accounts for borrowers with less than 20% down payment or upon borrower request. Your lender collects approximately 1/12 of your estimated annual property tax bill each month along with your mortgage payment, then pays the county directly when taxes are due. Lenders typically collect 2-3 months of additional taxes at closing to establish the escrow account and ensure sufficient funds are available.

Property tax bills in Tunica County are typically issued in late fall, with payment due by March 3, 2026 for the current tax year (extended deadline due to emergency proclamation by Governor Tate Reeves). Your mortgage servicer will receive the official tax bill and make payment directly to the Tunica County Tax Collector. You should receive an annual escrow analysis statement showing how your 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. Property owners can verify their tax payments and escrow account activity by contacting their mortgage servicer or checking with the Tunica County Tax Collector's office.

How HonestCasa Helps
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Section 6

Frequently Asked Questions

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

Q: What homestead tax credits are available and do I need to apply? A: Mississippi offers homestead exemption credits that limit assessment increases rather than reducing market value. You MUST file an application with the Tunica County Tax Assessor's office annually. Contact (662) 363-2841 for application forms and deadlines.

Q: Are there other tax credits available besides homestead? A: Yes, credits may be available for seniors, disabled veterans, disabled persons, and other qualifying situations. ALL credits require separate applications and proof of eligibility. None are automatic - you must apply each year.

Q: How often are properties reassessed in Tunica County? A: Mississippi law requires annual assessment updates to reflect current market value. The County Tax Assessor reviews property values yearly, with formal reappraisal cycles conducted periodically.

Q: What if I disagree with my property assessment? A: You can appeal your assessment to the County Board of Supervisors within 30 days of receiving your assessment notice. Contact the Tax Assessor's office for appeal forms and procedures.

Q: What are the penalties for late property tax payments? A: Late payments incur interest and penalty charges. Contact the Tunica County Tax Collector at (662) 363-1216 for current penalty rates and payment options.

Q: Can I pay property taxes online? A: Contact the Tunica County Tax Collector's office at (662) 363-1216 to verify current online payment options and accepted payment methods.

Q: Why do tax rates vary within Tunica County? A: Different areas are served by different school districts and special taxing districts (drainage, fire protection, etc.). Your total rate is the sum of all districts serving your property location.

Q: Do I qualify for homestead credit on rental property? A: No, homestead credits apply only to your primary residence where you claim Mississippi residency. Rental and investment properties do not qualify for homestead benefits.

Q: What happens if my property is in a special district? A: Special districts like school districts, improvement districts, or levee districts add additional mills to your base county rate. These fund specific services and improvements within the district boundaries.

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
The following document was not prepared by the ...osa.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
Tax Doc
PROPERTY TAX FREQUENTLY ASKED QUESTIONSdor.ms.gov
07
HB1049 (As Introduced) - 2026 Regular Sessionbillstatus.ls.state.ms.us
08
Homestead Exemptiondor.ms.gov
09
House Ways and Means Committeebillstatus.ls.state.ms.us
10
SB3110 (As Introduced) - 2023 Regular Sessionbillstatus.ls.state.ms.us
All sources verified as of 2025 Tax Year

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