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Updated 2025 Tax Year

Yalobusha County
Property Tax Guide

Everything you need to know about property taxes in Yalobusha 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
Varies by taxing district - base county rate plus school districts and municipal additions
Exemptions
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Section 1

How Property Tax Works

Yalobusha County property taxes fund essential local services including public education, law enforcement, road maintenance, and county operations. The county's property tax system operates on Mississippi's assessed value structure, where properties are typically assessed at 10% of market value for residential properties and 15% for commercial properties. Property owners can expect effective tax rates that vary significantly based on location within the county due to multiple overlapping taxing districts.

The actual tax rate you pay depends on your property's location within specific taxing districts, including school districts like Coffeeville Schools, municipal boundaries, and special assessment areas. Tax rates are expressed in millage (mills per $1,000 of assessed value), and the total millage rate combines county operations, school district funding, municipal services (if applicable), and any special district assessments. Property owners should verify their specific taxing districts to determine their exact rate, as rates can vary considerably even between neighboring properties.

Section 2

What Makes Up Your Tax Bill

Based on available data for the 2024-2025 levy year:

ComponentRate (Mills)Description
County Operations~15-20General county services, roads, law enforcement
Coffeeville Schools39.82School district operations and debt service
Municipal (varies)0-25City services (if within city limits)
Special Districts0-10Fire protection, drainage, economic development
Total Range35-75Varies by location and taxing districts

Note: The 2025-2026 tax rates are not yet finalized. Rates shown are estimates based on 2024-2025 data. Your actual rate depends on your property's specific taxing districts. Contact the Yalobusha County Tax Assessor for precise rates applicable to your property location.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Yalobusha 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 Yalobusha County are additional property tax assessments that occur when there are changes to property ownership, value, or use during the tax year. Common triggers include new construction completion, property sales that trigger reassessment, additions or improvements that increase property value, or changes in property use classification.

When a supplemental assessment occurs, the additional tax is calculated by applying the current millage rate to the increase in assessed value, prorated for the remaining months in the tax year. For example, if you complete a $50,000 home addition in October, and your property is assessed at 10% of market value ($5,000 additional assessed value), you would owe approximately 5 months of additional taxes on that $5,000 at your district's millage rate. The supplemental tax bill is typically issued separately from your annual tax bill and has its own due date.

Example Calculation

Example 1: $300,000 Home (Coffeeville Schools District)

  • Market Value: $300,000
  • Assessed Value (10%): $30,000
  • Less: Homestead Credit (if applied): -$7,500
  • Net Taxable Value: $22,500
  • Annual Tax (45 mills): $1,012.50
  • Monthly Escrow: $84.38

Example 2: $600,000 Home (Coffeeville Schools District)

  • Market Value: $600,000
  • Assessed Value (10%): $60,000
  • Less: Homestead Credit (if applied): -$7,500
  • Net Taxable Value: $52,500
  • Annual Tax (45 mills): $2,362.50
  • Monthly Escrow: $196.88

Example 3: $1,000,000 Home (Coffeeville Schools District)

  • Market Value: $1,000,000
  • Assessed Value (10%): $100,000
  • Less: Homestead Credit (if applied): -$7,500
  • Net Taxable Value: $92,500
  • Annual Tax (45 mills): $4,162.50
  • Monthly Escrow: $346.88

Note: Examples assume 45-mill total rate and maximum homestead credit. Credits require application and approval. Actual rates vary by specific taxing districts.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Yalobusha County require property tax escrow accounts for borrowers with less than 20% down payment. Your lender collects monthly property tax payments as part of your mortgage payment and holds these funds in escrow until taxes are due. Lenders typically pay your property taxes directly to the Yalobusha County Tax Collector before the March deadline.

The escrow amount is calculated by estimating your annual property tax bill and dividing by 12 months, often with a small cushion for rate increases. Lenders must provide an annual escrow analysis showing the account activity and any required payment adjustments. If property taxes increase significantly due to reassessment or rate changes, your monthly escrow payment may increase accordingly. Property owners remain responsible for verifying that payments are made correctly and on time, even when handled through escrow.

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Section 6

Frequently Asked Questions

Q: When are property taxes due in Yalobusha County for the current fiscal year? A: Property taxes are due by March 3, 2026, for the 2025 tax year. This deadline was extended due to emergency proclamation. A 14-day grace period applies before penalties are assessed.

Q: What homestead credit is available and how do I apply? A: The homestead credit caps annual assessment increases and reduces taxable value for qualifying owner-occupied residences. You must apply with the Tax Assessor's office and cannot claim residency in another state. Military personnel stationed outside Mississippi may qualify if they maintain Mississippi residency.

Q: Are there other property tax credits available? A: Yes, various credits may be available including senior citizen credits, disability credits, and agricultural use credits. All credits require separate applications with supporting documentation and must be filed by specified deadlines.

Q: How often are properties reassessed in Yalobusha County? A: Mississippi requires property reappraisal every 4-6 years, though market changes or improvements can trigger individual reassessments. The county assessor reviews property values periodically to ensure fair market assessment.

Q: What are the penalties for late property tax payment? A: Late payments incur interest and penalty charges. Contact the Yalobusha County Tax Collector for current penalty rates and payment options for delinquent accounts.

Q: Can I pay property taxes online? A: Contact the Yalobusha County Tax Collector's office to verify available online payment methods and any associated convenience fees.

Q: How do special districts affect my tax rate? A: Special taxing districts for services like fire protection, drainage, or economic development can add additional millage to your tax bill. Your total rate includes all applicable district taxes based on your property location.

Q: How do I appeal my property assessment? A: Property assessment appeals must be filed with the County Board of Supervisors within specified timeframes after receiving your assessment notice. Contact the Tax Assessor's office for appeal procedures and deadlines.

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
Tax Doc
PROPERTY TAX DATA | Mississippi Department of Revenuedor.ms.gov
03
MISSISSIPPI LEGISLATURE REGULAR SESSION 2025 Bybillstatus.ls.state.ms.us
04
Tax Doc
Alert Center • Property Tax Payment Extension - March 3desotocountyms.gov
05
County
YALOBUSHA COUNTYosa.ms.gov
06
State
Tax-Forfeited Lands | Michael Watson Secretary of statesos.ms.gov
07
Homestead Exemptiondor.ms.gov
08
Low-Income Home Energy Assistance Programsos.ms.gov
09
Prepared by Senate Legislative Services Office MAY 1, 2025legislature.ms.gov
10
HB1897.xmlbillstatus.ls.state.ms.us
All sources verified as of 2025 Tax Year

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