Rate Breakdown

Property taxes in Calhoun County are calculated by multiplying the assessed value (minus exemptions) by the total local millage rate.

How Property Tax Works in Calhoun County

In Calhoun County, your property tax bill is determined by two primary factors: the assessed value of your property and the local millage rate. The assessment process begins with the County Tax Assessor, who determines the "true value" of your real and personal property. Once the true value is established, it is multiplied by an assessment ratio—set by Mississippi state law at 10% for residential property—to arrive at the assessed value. The millage rate, which includes levies for the county, school districts, and municipal governments, is then applied to this assessed value to calculate your total tax liability. Because millage rates fluctuate annually based on budget requirements, your tax burden may change even if your property's assessed value remains constant.

Available Exemptions

Mississippi offers several exemptions to help reduce the tax burden for eligible property owners. To qualify, you must file an application with the Calhoun County Tax Assessor’s office.

• Homestead Exemption: Available to homeowners who occupy their primary residence as of January 1 of the tax year. This reduces the amount of taxable assessed value.
• Senior Citizen Exemption: Homeowners aged 65 and older may qualify for an additional exemption, often shielding a larger portion of the home's value from school district taxes.
• Disability Exemption: Individuals determined to be 100% disabled by the Social Security Administration or the Department of Veterans Affairs are eligible for specific exemptions.
• Veteran Exemptions: Certain veterans with service-connected disabilities may qualify for total or partial exemptions on their primary residence, depending on the disability rating.

Payment Schedule & Deadlines

Property taxes in Calhoun County are due annually. The tax roll is finalized in the fall, and tax notices are typically mailed to property owners by late November. The deadline for payment is February 1 of the following year. While Mississippi law generally requires payment in full, taxpayers should contact the Calhoun County Tax Collector’s office to verify if local installment plans are permitted. It is critical to meet these deadlines; payments received after the February 1 deadline are considered delinquent. Delinquent taxes accrue interest penalties each month, and if taxes remain unpaid, the property may eventually be subject to a tax sale, which can lead to significant legal complications and the potential loss of property ownership.

Appealing Your Assessment

If you believe the assessed value of your property is inaccurate or exceeds its fair market value, you have the right to appeal. The process begins by contacting the Calhoun County Tax Assessor’s office to discuss your concerns and review the data used for your valuation. If a resolution is not reached, you may formally appeal to the Calhoun County Board of Supervisors. Appeals must be filed within the timeframe specified by state law, typically during the designated board meeting period after the tax rolls are opened for public inspection. It is advisable to gather evidence, such as recent appraisals or sales data of comparable properties, to support your claim during the hearing.