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Updated 2025 Tax Year

Union County
Property Tax Guide

Everything you need to know about property taxes in Union 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
35.23 mills ($35.23 per $1,000 assessed value), varies by special taxing districts
Exemptions
4+ Available
Section 1

How Property Tax Works

Union County, Mississippi operates on a millage-based property tax system that funds essential county services including schools, infrastructure, public safety, and general government operations. Property taxes are the primary source of local government revenue, supporting both county operations and the local school district. The current tax rate for levy year 2025 is 35.23 mills, meaning property owners pay approximately $35.23 for every $1,000 of assessed value.

Property tax rates can vary within Union County depending on your location and the special taxing districts that serve your property. Some areas may have additional assessments for fire districts, drainage districts, or other special services. Property is assessed at its fair market value, and Mississippi does not have a statewide assessment cap, though certain homeowner protections may apply through specific exemption programs that require application.

Section 2

What Makes Up Your Tax Bill

ComponentRate (Mills)Description
County General Fund~15.50Basic county services, roads, administration
School District~19.73Union County School District operations
Total Base Rate35.23Combined county and school levy for FY 2025-2026

Note: Actual rates may vary by location within Union County due to special taxing districts such as fire districts, drainage districts, or municipal service areas. Contact the Union County Tax Assessor's office at (662) 534-1900 for your specific rate based on your property's location and applicable districts.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Union 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 Union County are additional property tax assessments that occur when there are changes to property ownership, new construction, or improvements made after the annual assessment date. These supplemental bills are calculated based on the difference between the previous assessed value and the new assessed value, prorated for the remaining months in the tax year.

Common triggers include: purchasing a home that wasn't previously on the tax rolls, completing new construction or major renovations, adding structures like pools or outbuildings, or correcting assessment errors. For example, if you complete a $50,000 home addition in January and the annual assessment was completed the previous October, you would receive a supplemental tax bill for the increased value covering January through September at the current 35.23 mill rate.

Example Calculation

Example 1: $300,000 Home

  • Market Value: $300,000
  • Assessed Value: $300,000 (100% of market value)
  • Less: Homestead Exemption: $0 (must apply separately)
  • Net Taxable Value: $300,000
  • Annual Tax: $300,000 ÷ 1,000 × 35.23 = $10,569
  • Monthly Escrow: $881

Example 2: $600,000 Home

  • Market Value: $600,000
  • Assessed Value: $600,000 (100% of market value)
  • Less: Homestead Exemption: $0 (must apply separately)
  • Net Taxable Value: $600,000
  • Annual Tax: $600,000 ÷ 1,000 × 35.23 = $21,138
  • Monthly Escrow: $1,762

Example 3: $1,000,000 Home

  • Market Value: $1,000,000
  • Assessed Value: $1,000,000 (100% of market value)
  • Less: Homestead Exemption: $0 (must apply separately)
  • Net Taxable Value: $1,000,000
  • Annual Tax: $1,000,000 ÷ 1,000 × 35.23 = $35,230
  • Monthly Escrow: $2,936

Note: Homestead exemptions and other tax credits require separate application and are not automatically applied.

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Section 5

Escrow & Property Taxes

Most Union County homeowners with mortgages have their property taxes collected monthly through escrow accounts managed by their lender. Your mortgage servicer estimates your annual property tax bill, divides it by 12, and collects that amount with your monthly mortgage payment. The lender maintains this money in an escrow account and pays your property taxes directly to Union County when they become due on March 3rd.

Lenders typically conduct an annual escrow analysis to ensure adequate funds are collected. If property taxes increase, your monthly escrow payment may rise accordingly. You should receive an annual escrow statement showing all deposits and payments. If you pay taxes directly (without escrow), you're responsible for making payment by the March 3rd deadline to avoid penalties and interest charges. The Union County Tax Collector accepts payments online, by mail, or in person at the courthouse.

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 Union County property taxes due for the current fiscal year? A: Property taxes for FY 2025-2026 are due March 3, 2026. This deadline applies to all property owners in Union County.

Q: What homestead tax credits are available and how do I apply? A: Mississippi offers a homestead exemption that caps annual assessment increases for owner-occupied homes. You must apply with the Union County Tax Assessor's office and meet residency requirements. Applications are available at the courthouse or by calling (662) 534-1900. This is NOT automatic and requires annual verification.

Q: What happens if I pay my property taxes late? A: Late payments incur penalties and interest charges. Properties with delinquent taxes may be subject to tax sale, typically held in September of the year following the delinquent tax year.

Q: How often are properties reassessed in Union County? A: Mississippi requires counties to conduct reappraisal every four years, though annual updates may occur for new construction or property improvements.

Q: Can I appeal my property assessment? A: Yes, property owners can appeal assessments to the Union County Board of Supervisors. Contact the Tax Assessor's office for specific deadlines and procedures.

Q: Are there property tax credits for seniors or disabled persons? A: Mississippi offers various exemption programs for seniors, disabled persons, and veterans. These require application with documentation. Contact the Tax Assessor's office at (662) 534-1900 for eligibility requirements and application deadlines.

Q: Can I pay my Union County property taxes online? A: Contact the Union County Tax Collector's office to inquire about online payment options and accepted payment methods.

Q: Why is my tax rate different from my neighbor's? A: Tax rates can vary within Union County based on special taxing districts such as fire districts, school attendance zones, or other municipal service areas that may not cover all properties equally.

Q: What military exemptions are available? A: Active military personnel who maintain Mississippi residency may qualify for homestead exemptions even when stationed out-of-state. Applications and documentation requirements are available through the Tax Assessor's office.

Verified Sources

Backed by 10 Official Government Sources

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

01
SB2844 (As Passed the Senate) - 2025 Regular Sessionbillstatus.ls.state.ms.us
02
County
2014-2025 County and City Millage Ratesdor.ms.gov
03
County
County Meeting - August 21, 2025, 6:00pmunioncountyga.gov
04
County
Delinquent Taxes - Union County Clerkunion.countyclerk.us
05
Tax Doc
Alert Center • Property Tax Payment Extension - March 3desotocountyms.gov
06
CENTRALLY-ASSESSED PROPERTIESdor.ms.gov
07
Homestead Exemptiondor.ms.gov
08
mississippi legislaturebillstatus.ls.state.ms.us
09
SB2224 (As Introduced) - 2007 Regular Sessionbillstatus.ls.state.ms.us
10
9-02-2025 Minutes Final Approved FINAL FINALweblink.unioncountync.gov
All sources verified as of 2025 Tax Year

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