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Updated 2025 Tax Year

Wayne County
Property Tax Guide

Everything you need to know about property taxes in Wayne 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
40.75 mills (4.075%) base rate, varies by location due to special districts
Exemptions
5+ Available
Section 1

How Property Tax Works

Wayne County, Mississippi operates under a property tax system that funds essential local services including public schools, county government operations, road maintenance, and emergency services. Property taxes are levied based on assessed property values and collected annually to support these critical community functions. The county's tax rate for fiscal year 2024-2025 is 40.75 mills (4.075%), though this represents just one component of your total property tax bill.

Your actual property tax rate will vary depending on your specific location within Wayne County due to additional special taxing districts, school district levies, and municipal assessments that may apply. These additional assessments can include school bonds, fire districts, water districts, and other special service areas. Property owners should expect their effective tax rate to be higher than the base county rate when these additional districts are factored in.

Section 2

What Makes Up Your Tax Bill

ComponentRate (Mills)Description
Wayne County Base40.75County operations, services, and administration
Wayne County SchoolsVaries by districtSchool operations and educational services (historically 35-52.55 mills)
Special DistrictsVariesFire protection, water, drainage, and other local services
MunicipalVariesCity/town services (if applicable)

Note: These rates apply to fiscal year 2024-2025. The Wayne County Schools rate has fluctuated between 35-52.55 mills in recent years, with the current rate being 40.75 mills. Your total millage rate will depend on which special taxing districts serve your property location. Contact the Wayne County Tax Assessor for your specific district combination and total millage rate.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Wayne 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 Wayne County are additional property tax assessments that occur when there are changes to property ownership, significant improvements, or new construction after the regular assessment period. These taxes are calculated based on the difference between the old and new assessed values, prorated for the portion of the tax year remaining. Common triggers include home sales, major renovations, new construction completion, or property rezoning that increases value.

For example, if you purchase a newly constructed home in March that wasn't included in the regular January assessment, you would receive a supplemental tax bill covering the remaining nine months of the fiscal year. The supplemental tax amount would be calculated using the new assessed value minus any previous assessment, multiplied by the applicable tax rate, then prorated for the months remaining in the tax year.

Example Calculation

Example 1: $300,000 Home

  • Market Value: $300,000
  • Assessed Value (10% of market): $30,000
  • Less: Homestead Credit (if eligible): $0-7,500*
  • Net Taxable Value: $22,500-30,000
  • Annual Tax (40.75 mills base + districts): ~$1,100-1,500
  • Monthly Escrow: ~$92-125

Example 2: $600,000 Home

  • Market Value: $600,000
  • Assessed Value (10% of market): $60,000
  • Less: Homestead Credit (if eligible): $0-7,500*
  • Net Taxable Value: $52,500-60,000
  • Annual Tax (estimated total rate): ~$2,600-3,600
  • Monthly Escrow: ~$217-300

Example 3: $1,000,000 Home

  • Market Value: $1,000,000
  • Assessed Value (10% of market): $100,000
  • Less: Homestead Credit (if eligible): $0-7,500*
  • Net Taxable Value: $92,500-100,000
  • Annual Tax (estimated total rate): ~$5,500-7,500
  • Monthly Escrow: ~$458-625

*Credits shown are estimates and require application. Actual rates include school and special district taxes.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Wayne County require property tax escrow accounts, where monthly tax payments are collected along with your mortgage payment and held until tax bills are due. Lenders typically collect 1/12 of your annual property tax bill each month, plus a buffer amount to ensure adequate funds. The escrow account is managed by your mortgage servicer, who pays your property taxes directly to Wayne County when they become due on November 15th.

Your lender will provide an annual escrow analysis showing how your tax payments were calculated and applied. If property taxes increase due to reassessment or rate changes, your monthly escrow payment may be adjusted accordingly. You can verify that your taxes were paid correctly by checking with the Wayne County Tax Collector's office or accessing online payment records. If you pay off your mortgage or don't have an escrow account, you'll be responsible for making tax payments directly to the county by the November 15th deadline.

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 Wayne County property taxes due for fiscal year 2024-2025? A: Property taxes are due by November 15, 2026. Mobile home taxes have a separate due date of April 1st.

Q: What happens if I pay late? A: Late payments incur 0.81% monthly interest charges. Additionally, a 5% penalty is assessed after 120 days past the due date.

Q: What homestead tax credits are available and do they require application? A: Mississippi offers a homestead exemption that must be applied for through the Wayne County Tax Assessor's office. This credit caps assessment increases rather than reducing market value. You must be a Mississippi resident and cannot claim residency elsewhere for state income tax purposes. Military personnel stationed outside Mississippi may qualify if they maintain Mississippi residency.

Q: How often are properties reassessed in Wayne County? A: Mississippi conducts property reassessments periodically. Contact the Wayne County Tax Assessor's office for the current assessment schedule and to verify your property's assessed value.

Q: Can I appeal my property assessment? A: Yes, property owners can appeal their assessments. Contact the Wayne County Tax Assessor's office for appeal procedures, deadlines, and required documentation.

Q: How do I apply for available tax credits? A: All tax credits require application and are not automatic. Contact the Wayne County Tax Assessor's office to obtain applications for homestead exemptions and other available credits. Applications must be filed by specific deadlines to be effective for the current tax year.

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

Q: Why do properties in the same area have different tax rates? A: Total tax rates vary based on special taxing districts that serve each property, including school districts, fire protection districts, water districts, and municipal boundaries. Two neighboring properties may be served by different combinations of these districts, resulting in different total millage 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
County
wayne county commissionwaynecountymi.gov
03
County
Washington County Public Access > Property Detailwashcotax.co.washington.or.us
04
State
State Wise Property Tax Deadlines 2025 | Key Due Datesncscorpglobal.com
05
County
Wayne County Michigan Property Tax Foreclosure List 2015 | PDF | Foreclosure | Taxesscribd.com
06
Tax Doc
Tax Due Dates and Deadlines | Tax Administrationfairfaxcounty.gov
07
Homestead Exemptiondor.ms.gov
08
01202025.xmlbillstatus.ls.state.ms.us
09
State
the state of new hampshirecourts.nh.gov
10
Case 2:19-cv-12579-LJM-DRG ECF No. 65 filed 04/20/ ...govinfo.gov
All sources verified as of 2025 Tax Year

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