Rate Breakdown

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

How Property Tax Works in Union County

Property tax in Union County is determined by the assessed value of your real estate and the local millage rate. The assessment 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. Once the assessed value is established, it is multiplied by the millage rate—a tax rate set annually by the Board of Supervisors, school districts, and municipal authorities. One mill is equal to $1 of tax for every $1,000 of assessed value. Your final tax bill is the product of your assessed value multiplied by the total millage rate applicable to your specific property location.

Available Exemptions

Mississippi offers several exemptions to reduce the tax burden for eligible property owners. You must apply for these exemptions through the Tax Assessor’s office, typically by April 1st of the tax year.

• Homestead Exemption: Available to legal residents who occupy their home as their primary residence. This can significantly reduce the school tax portion of your bill.
• Senior Citizens: Homeowners aged 65 or older may qualify for an additional homestead exemption, providing further relief on their primary residence.
• Disability Exemption: Total, permanent disability exemptions are available for individuals who meet specific Social Security or Veterans Administration criteria.
• Veteran Exemptions: Veterans with a service-connected total disability may be eligible for a full or partial exemption on their homestead.

Payment Schedule & Deadlines

Property taxes in Union County are due annually. The tax collection window typically opens in late autumn, and payments must be received or postmarked by February 1st of the following year to avoid penalties. While the county generally requires payment in full, taxpayers should check with the Tax Collector’s office regarding any current installment plan options. Failure to pay by the deadline will result in the accrual of interest and penalties. Continued delinquency can lead to the property being sold at a tax sale, where a tax lien is auctioned to recover the unpaid balance. Always keep your contact information updated with the county to ensure you receive your tax statement promptly.

Appealing Your Assessment

If you believe your property has been over-valued or improperly assessed, you have the right to appeal. The process begins with an informal review by the Tax Assessor’s office to discuss the valuation data. If you remain dissatisfied, you may file a formal petition with the Union County Board of Supervisors. This must be done during the designated protest period, which usually occurs when the tax rolls are open for public inspection. You should be prepared to provide evidence, such as recent appraisals, photographs, or comparable sales data of similar properties in your neighborhood, to support your claim for a valuation adjustment.