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Updated 2025 Tax Year

Washington County
Property Tax Guide

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

9 Official Sources
8 min read
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Quick Facts
Tax Rate
0.8%-1.2% effective rate (varies by district and municipality)
Exemptions
4+ Available
Section 1

How Property Tax Works

Washington County, Mississippi operates under the state's property tax system, which funds essential county services including schools, roads, public safety, and local government operations. Property taxes in Washington County are based on an assessment rate of approximately 1% of market value, with the actual tax rate varying by location within the county due to special taxing districts and municipal boundaries.

The effective tax rate in Washington County typically ranges from 0.8% to 1.2% of assessed value, depending on your specific location and the special districts that serve your property. Areas within municipalities like Greenville may have different rates than unincorporated county areas, and properties may be subject to additional levies for school districts, drainage districts, or other special assessments. Property owners should verify their specific tax rate by checking which taxing districts apply to their parcel.

Section 2

What Makes Up Your Tax Bill

ComponentRate (per $1,000)Description
County General~15-20 millsBasic county services and operations
School District~25-35 millsLocal school district funding
Municipal*~10-15 millsCity services (if applicable)
Road District~5-8 millsRoad maintenance and improvement
Drainage District~2-5 millsFlood control and drainage (varies by area)
Total Range57-83 millsVaries by location within county

*Rates shown are estimates for the current tax year and vary significantly by special taxing district and municipality. Properties in Greenville will have different rates than unincorporated areas. Contact the Washington County Tax Assessor's office at (662) 332-1595 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 Washington 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 Washington County are additional property tax bills issued when there are changes to property ownership, improvements, or corrections to the assessment during the tax year. The most common triggers include new construction completion, property sales that result in reassessment, or the addition of structures like pools, garages, or home additions.

When a supplemental assessment is issued, the tax is calculated on a pro-rated basis from the date the change occurred through the end of the current tax year. For example, if you complete a $50,000 home addition in July, you would receive a supplemental tax bill for the increased assessed value covering July through the following March (the remainder of the tax year). The supplemental tax uses the same millage rate as your regular property tax bill and is due within 30 days of the bill date.

Example Calculation

Example 1: $300,000 Home

  • Market Value: $300,000
  • Assessed Value (10%): $30,000
  • Less: Homestead Credit (if applied): -$7,500
  • Net Taxable Value: $22,500
  • Annual Tax (70 mills): $1,575
  • Monthly Escrow: $131

Example 2: $600,000 Home

  • Market Value: $600,000
  • Assessed Value (10%): $60,000
  • Less: Homestead Credit (if applied): -$7,500
  • Net Taxable Value: $52,500
  • Annual Tax (70 mills): $3,675
  • Monthly Escrow: $306

Example 3: $1,000,000 Home

  • Market Value: $1,000,000
  • Assessed Value (10%): $100,000
  • Less: Homestead Credit (if applied): -$7,500
  • Net Taxable Value: $92,500
  • Annual Tax (70 mills): $6,475
  • Monthly Escrow: $540

Note: Homestead credit requires annual application and caps assessment increases rather than providing a fixed reduction. Tax rates vary by location within the county.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Washington County require property tax escrow accounts for loans with less than 20% down payment. Your lender collects 1/12 of your estimated annual property tax with each monthly mortgage payment and holds these funds in an escrow account. The lender pays your property taxes directly to Washington County when they become due on April 1st each year.

Lenders are required to conduct an annual escrow analysis to ensure adequate funds are collected. If property taxes increase due to reassessment or rate changes, your monthly escrow payment may increase. Conversely, if taxes decrease, you may receive a refund of excess escrow funds. Property owners should review their annual escrow statements carefully and contact their lender if they notice discrepancies. You can verify that your taxes were paid correctly by checking with the Washington County Tax Collector's office or viewing your account online.

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 Washington County? A: Property taxes are due April 1st annually. Payments received after April 1st are subject to penalty and interest charges.

Q: What homestead credit is available and how do I apply? A: The homestead credit is available to primary residents and caps annual assessment increases rather than reducing market value. You must file an application with the Washington County Tax Assessor's office annually. Applications are typically due by April 1st. Contact (662) 332-1595 for current forms.

Q: Are there other tax credits available? A: Yes, credits may be available for seniors (65+), disabled veterans, and totally disabled persons. All credits require separate applications filed with the Tax Assessor's office and are not automatic.

Q: How often are properties reassessed? A: Washington County conducts countywide reappraisals every 4-6 years, though individual properties may be reassessed when sold or improved.

Q: How do I appeal my property assessment? A: Assessment appeals must be filed with the Washington 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 happens if I pay my taxes late? A: Late payments incur penalty and interest charges. Properties with delinquent taxes may eventually be subject to tax sale proceedings.

Q: Can I pay my property taxes online? A: Contact the Washington County Tax Collector's office at (662) 332-1640 to inquire about online payment options and accepted payment methods.

Q: Why do tax rates vary within Washington County? A: Different areas are served by different combinations of school districts, drainage districts, and municipalities, each with their own tax levies that combine to create your total rate.

Verified Sources

Backed by 9 Official Government Sources

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

01
regular meeting minutesoakdalemn.gov
02
State
7/1/19 TO 6/30/20 MFD STR-P PROPERTY TAX STATEMENTwashcotax.co.washington.or.us
03
Business Personal Property Assessmentwashingtoncountyor.gov
04
Homestead Exemptiondor.ms.gov
05
State
https://billstatus.ls.state.ms.us/2024/pdf/daily_action/03012024.xmlbillstatus.ls.state.ms.us
06
Tax Doc
Property Tax Reduction and Relief Programstn.gov
07
The following document was not prepared by the ...osa.ms.gov
08
County
Washington County Centralized Tax Database Studytax.ny.gov
09
Personal and Industrial Property Valuation Guidelinesdor.wa.gov
All sources verified as of 2025 Tax Year

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