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Updated 2025 Tax Year

Warren County
Property Tax Guide

Everything you need to know about property taxes in Warren County, MS. Rates, due dates, exemptions, and how it affects your monthly payment.

8 Official Sources
8 min read
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Quick Facts
Tax Rate
35.88 mills base rate (varies by district with additional levies for schools, municipalities, and special assessments)
Exemptions
5+ Available
Section 1

How Property Tax Works

Warren County, Mississippi operates under a property tax system that serves as the primary funding mechanism for essential local services including public education, law enforcement, fire protection, road maintenance, and county government operations. Property taxes in Warren County are calculated using a millage rate system, where one mill equals $1 of tax for every $1,000 of assessed value. The county's property tax rate for the current tax year is 35.88 mills, though actual rates vary by location within the county due to additional special taxing districts such as school districts, municipal improvement districts, and bond assessments.

Property owners should understand that their effective tax rate depends on their specific location within Warren County, as properties may fall within multiple overlapping taxing jurisdictions. The Mississippi Department of Revenue assesses property at its fair market value, and Warren County applies its millage rates to this assessed value to determine annual tax liability. Property tax bills are due by February 1st each year, with a 1% monthly penalty applied to late payments.

Section 2

What Makes Up Your Tax Bill

ComponentRate (Mills)Description
Warren County General35.88Base county operations, services, and infrastructure
School DistrictVariesAdditional millage for local school districts (varies by district)
Municipal BondsVariesDebt service for county improvement bonds
Special AssessmentsVariesFire districts, drainage districts, and other special services

Rates shown are for FY 2025-2026 levy year. Total effective rates typically range from 35.88 mills to over 110 mills depending on special taxing districts applicable to your property location. Contact the Warren County Tax Assessor's Office at (601) 636-5381 for specific rates applicable to your property address.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Warren 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 property taxes in Warren County are additional assessments levied when there are changes in property ownership, new construction, or improvements that increase a property's assessed value during the tax year. These supplemental taxes are prorated based on the number of months remaining in the current tax year after the triggering event occurs. Common triggers include property sales that result in reassessment at current market value, completion of new construction or major renovations, and subdivision of land.

For example, if a property undergoes a major renovation that increases its assessed value by $50,000 and the improvement is completed in October (4 months remaining in the tax year), the supplemental tax would be calculated as: ($50,000 ÷ 1,000) × 35.88 mills × (4 months ÷ 12 months) = $598 in additional tax for that year. Supplemental tax bills are typically issued within 60 days of the assessment change and have the same due date structure as regular property taxes.

Example Calculation

Example 1: $300,000 Home

  • Assessed Value: $300,000
  • Less Homestead Credit (if qualified): $0 reduction in tax (caps future assessment increases)
  • Net Taxable Value: $300,000
  • Tax Rate: 35.88 mills
  • Annual Tax: $10,764
  • Monthly (if escrowed): $897

Example 2: $600,000 Home

  • Assessed Value: $600,000
  • Less Senior/Disability Credit (if qualified): Varies by specific credit
  • Net Taxable Value: $600,000
  • Tax Rate: 35.88 mills
  • Annual Tax: $21,528
  • Monthly (if escrowed): $1,794

Example 3: $1,000,000 Home

  • Assessed Value: $1,000,000
  • Less Available Credits (if applied for): Varies
  • Net Taxable Value: $1,000,000
  • Tax Rate: 35.88 mills
  • Annual Tax: $35,880
  • Monthly (if escrowed): $2,990

Note: All tax credits require separate application and are not automatically applied. Homestead credits primarily limit future assessment increases rather than reducing current tax liability.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Warren County require borrowers to establish an escrow account to ensure property taxes are paid on time. Lenders collect 1/12th of the estimated annual property tax bill with each monthly mortgage payment and hold these funds in an escrow account. The lender then pays the property tax bill directly to Warren County when due on February 1st each year.

Property owners with escrowed taxes should verify that their lender has current tax information, especially after assessment changes or when tax rates are updated. The Warren County Revenue Collection Office provides verification services for lenders and property owners. If your property taxes increase significantly, your lender may require an escrow shortage payment or adjust your monthly payment. Property owners should review their annual escrow analysis statement and contact their lender immediately if there are discrepancies in the tax amounts being collected.

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 Warren County? A: Property taxes for FY 2025-2026 are due by February 1, 2026. Late payments incur a 1% penalty per month.

Q: What tax credits are available and how do I apply? A: Warren County offers various tax credits including homestead, senior, disability, and veteran credits. All credits require separate application through the Warren County Tax Assessor's Office. Applications must be filed annually and are not automatic.

Q: How does the homestead credit work? A: The homestead credit primarily caps annual assessment increases rather than reducing your current assessed value. You must apply for this credit - it is not automatically granted. Contact the Tax Assessor's Office for specific application deadlines.

Q: When are properties reassessed? A: Mississippi law requires periodic reassessment. Contact the Warren County Tax Assessor at (601) 636-5381 for current assessment schedules and appeal procedures.

Q: What is the penalty for late payment? A: Late payments incur a 1% penalty per month. Additional interest and fees may apply for extended delinquencies.

Q: Can I pay my property taxes online? A: Contact the Warren County Revenue Collection Office for current online payment options and accepted payment methods.

Q: Why is my tax rate different from my neighbor's? A: Tax rates vary based on special taxing districts, school districts, and municipal improvement districts that apply to your specific property location within Warren County.

Q: How do I appeal my property assessment? A: Assessment appeals must be filed within specific deadlines. Contact the Warren County Tax Assessor's Office for appeal forms, procedures, and deadlines applicable to the current tax year.

Verified Sources

Backed by 8 Official Government Sources

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

01
County
WARREN COUNTY TAX ASSESSOR'S OFFICEco.warren.ms.us
02
Tax Doc
Mississippi Property Taxesco.warren.ms.us
03
County
2014-2025 County and City Millage Ratesdor.ms.gov
04
County
Delinquent Taxes - Warren Countyco.warren.ms.us
05
County
FAQ Category: Tax Collector - Warren Countyco.warren.ms.us
06
The following document was not prepared by the ...osa.ms.gov
07
Tax Doc
Town of Warren - Tax Bills Search & Paywarrenct.gov
08
2025 - Mississippi Department of Revenue - | MS.GOVdor.ms.gov
All sources verified as of 2025 Tax Year

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