Rate Breakdown

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

How Property Tax Works in Montgomery County

Property taxes in Montgomery County are calculated based on the assessed value of your real estate and the local millage rate. The process begins with the County Tax Assessor, who determines the "true value" of your property. In Mississippi, residential property is assessed at 10% of its fair market value, while commercial property is assessed at 15%. This resulting figure is known as the assessed value.

Once the assessed value is determined, it is multiplied by the local millage rate, which is set by the Board of Supervisors, municipal authorities, and school districts. One mill is equivalent to $1 of tax for every $1,000 of assessed value. Because these rates vary based on your specific school district and city limits, your total tax burden is a combination of county, municipal, and educational levies.

Available Exemptions

Mississippi offers several exemptions to help reduce the tax burden for qualified homeowners. It is essential to apply for these through the Tax Assessor’s office by the annual deadline of April 1.

• Homestead Exemption: Available to individuals who own and occupy their primary residence. This provides a significant reduction in the assessed value used for taxation.
• Senior Citizen Exemption: Homeowners aged 65 and older may qualify for an additional exemption, often freezing the assessed value of their primary residence at the level it was when they reached age 65.
• Disability Exemption: Individuals with a 100% permanent disability, as determined by the Social Security Administration or other qualifying agencies, may be eligible for an increased exemption amount.
• Veteran Exemption: Certain disabled veterans or their surviving spouses may qualify for specific tax exemptions based on their service-connected disability status as verified by the U.S. Department of Veterans Affairs.

Payment Schedule & Deadlines

Property taxes in Montgomery County are due annually. Tax bills are typically mailed in the fall, and the deadline for payment is February 1 of the following year. While the county generally requires payment in full, property owners should check with the Tax Collector’s office regarding any local policies on partial payments.

Failure to pay property taxes by the deadline results in the accrual of interest and penalties. If taxes remain unpaid, the property may be subject to a tax sale, where a tax lien is sold to an investor. To avoid these severe consequences, ensure your payments are postmarked or received by the Tax Collector’s office before the February deadline.

Appealing Your Assessment

If you believe the assessed value of your property is inaccurate or higher than the fair market value, you have the right to appeal. The process begins by contacting the Montgomery County Tax Assessor’s office to discuss your concerns. If a resolution is not reached, you may formally appeal to the County Board of Supervisors during their designated equalization hearings. You should be prepared to provide documentation, such as recent appraisals, comparable sales data, or evidence of structural damage, to support your claim for a valuation adjustment.