Local costs · Mississippi
What a home costs across Mississippi
Property-tax rates, insurance, and closing costs vary widely by county. Below are the state-wide rules that apply everywhere in Mississippi, then every county with its own tax rate and insurance range.
Statewide facts
- Home insurance average
- About $1,907 per year for a standard HO-3 policy (NAIC 2022 state average). Individual counties run above or below this based on local hazard risk — see the table below.
- Transfer & recording tax
- Mississippi charges no state transfer or recording tax on a home purchase.
- Title insurance
- Mississippi uses competitive (filed) rates. Rates are competitive rather than state-set, so we model title and settlement from a national declining-rate curve calibrated to published costs.
- State income tax
- Mississippi income tax is modeled at about 2.94% effective for a married household at $100,000 (3.27% filing single). These are modeled effective rates from Tax Foundation 2026 brackets.
All 81 counties in Mississippi
Effective property-tax rate (Census ACS) and a typical annual insurance range at the state median home value. Select a county for the full breakdown.
| County | Property tax | Insurance / yr |
|---|---|---|
| Adams County | 0.90% | $930–$2,070typical $1,430 |
| Alcorn County | 0.58% | $930–$2,070typical $1,430 |
| Amite County | 0.38% | $1,410–$3,150typical $2,170 |
| Attala County | 0.68% | $1,050–$2,330typical $1,610 |
| Benton County | 0.69% | $930–$2,070typical $1,430 |
| Bolivar County | 0.73% | $930–$2,070typical $1,430 |
| Calhoun County | 0.66% | $930–$2,070typical $1,430 |
| Carroll County | 0.53% | $930–$2,070typical $1,430 |
| Chickasaw County | 0.73% | $930–$2,070typical $1,430 |
| Choctaw County | 0.48% | $990–$2,220typical $1,530 |
| Claiborne County | 0.49% | $1,170–$2,610typical $1,800 |
| Clarke County | 0.56% | $1,130–$2,520typical $1,740 |
| Clay County | 0.63% | $940–$2,090typical $1,440 |
| Coahoma County | 1.12% | $930–$2,070typical $1,430 |
| Copiah County | 0.72% | $1,120–$2,510typical $1,730 |
| Covington County | 0.59% | $1,510–$3,360typical $2,320 |
| DeSoto County | 0.60% | $930–$2,070typical $1,430 |
| Forrest County | 0.81% | $1,170–$2,610typical $1,800 |
| Franklin County | 0.73% | $1,160–$2,600typical $1,790 |
| George County | 0.63% | $2,740–$6,100typical $4,210 |
| Greene County | 0.85% | $1,870–$4,160typical $2,870 |
| Grenada County | 1.03% | $930–$2,070typical $1,430 |
| Hancock County | 0.71% | $2,090–$4,650typical $3,210 |
| Harrison County | 0.65% | $2,120–$4,730typical $3,260 |
| Hinds County | 0.88% | $1,220–$2,710typical $1,870 |
| Holmes County | 0.86% | $990–$2,220typical $1,530 |
| Humphreys County | 0.98% | $1,060–$2,360typical $1,630 |
| Itawamba County | 0.59% | $930–$2,070typical $1,430 |
| Jackson County | 0.71% | $2,280–$5,080typical $3,500 |
| Jasper County | 0.69% | $1,120–$2,510typical $1,730 |
| Jefferson County | 0.86% | $990–$2,200typical $1,520 |
| Jefferson Davis County | 0.89% | $1,220–$2,710typical $1,870 |
| Jones County | 0.74% | $1,140–$2,540typical $1,750 |
| Kemper County | 0.56% | $1,110–$2,470typical $1,700 |
| Lafayette County | 0.55% | $930–$2,070typical $1,430 |
| Lamar County | 0.66% | $1,090–$2,440typical $1,680 |
| Lauderdale County | 0.92% | $930–$2,070typical $1,430 |
| Lawrence County | 0.67% | $1,280–$2,860typical $1,970 |
| Leake County | 0.67% | $990–$2,200typical $1,520 |
| Lee County | 0.69% | $930–$2,070typical $1,430 |
| Leflore County | 1.02% | $930–$2,070typical $1,430 |
| Lincoln County | 0.70% | $1,000–$2,230typical $1,540 |
| Lowndes County | 0.60% | $930–$2,070typical $1,430 |
| Madison County | 0.68% | $1,030–$2,290typical $1,580 |
| Marion County | 0.75% | $1,610–$3,600typical $2,480 |
| Marshall County | 0.72% | $930–$2,070typical $1,430 |
| Monroe County | 0.70% | $930–$2,070typical $1,430 |
| Montgomery County | 1.00% | $930–$2,070typical $1,430 |
| Neshoba County | 0.89% | $1,110–$2,480typical $1,710 |
| Newton County | 0.73% | $1,180–$2,620typical $1,810 |
| Noxubee County | 0.96% | $1,000–$2,230typical $1,540 |
| Oktibbeha County | 0.71% | $930–$2,070typical $1,430 |
| Panola County | 0.65% | $930–$2,070typical $1,430 |
| Pearl River County | 0.65% | $2,310–$5,160typical $3,560 |
| Perry County | 0.61% | $1,330–$2,970typical $2,050 |
| Pike County | 0.88% | $1,150–$2,570typical $1,770 |
| Pontotoc County | 0.58% | $930–$2,070typical $1,430 |
| Prentiss County | 0.73% | $930–$2,070typical $1,430 |
| Quitman County | 1.06% | $930–$2,070typical $1,430 |
| Rankin County | 0.60% | $1,180–$2,620typical $1,810 |
| Scott County | 0.66% | $1,120–$2,490typical $1,720 |
| Sharkey County | 0.88% | $1,140–$2,540typical $1,750 |
| Simpson County | 0.61% | $1,120–$2,490typical $1,720 |
| Smith County | 0.42% | $1,270–$2,830typical $1,950 |
| Stone County | 0.70% | $2,150–$4,800typical $3,310 |
| Sunflower County | 0.93% | $930–$2,070typical $1,430 |
| Tallahatchie County | 0.61% | $930–$2,070typical $1,430 |
| Tate County | 0.65% | $930–$2,070typical $1,430 |
| Tippah County | 0.77% | $930–$2,070typical $1,430 |
| Tishomingo County | 0.49% | $930–$2,070typical $1,430 |
| Tunica County | 0.53% | $930–$2,070typical $1,430 |
| Union County | 0.56% | $930–$2,070typical $1,430 |
| Walthall County | 0.72% | $1,100–$2,450typical $1,690 |
| Warren County | 0.80% | $1,170–$2,610typical $1,800 |
| Washington County | 0.86% | $930–$2,070typical $1,430 |
| Wayne County | 0.63% | $1,570–$3,490typical $2,410 |
| Webster County | 0.68% | $930–$2,070typical $1,430 |
| Wilkinson County | 0.99% | $1,320–$2,940typical $2,030 |
| Winston County | 0.65% | $1,180–$2,640typical $1,820 |
| Yalobusha County | 0.66% | $930–$2,070typical $1,430 |
| Yazoo County | 0.78% | $1,110–$2,470typical $1,700 |
* Property-tax rate is approximate because the county’s Census median is top-coded.
How these numbers are built
Every figure comes from public data or our own math: Census ACS property taxes, NAIC insurance averages scaled by FEMA risk, and researched transfer-tax and title schedules.
Estimates, not advice. See the methodology for sources, vintages, and the honest gaps.