Mississippi Property Tax Appeals: Board of Supervisors
Researched from official Mississippi sources · Updated October 2026
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How Mississippi Property Tax Appeals Work
In Mississippi, locally elected Tax Assessors value your property, and the county Board of Supervisors reviews those valuations and hears taxpayer objections. If you disagree with your valuation, you can request a hearing with the Board of Supervisors. The Chancery Clerk assists the board with valuation appeals, so that is the office to contact for the local process. Mississippi DOR: Local Property Appraisal
The Deadline: First Monday in August
The Department of Revenue says an appeal to the Board of Supervisors must normally be filed by the first Monday in August preceding the due date of the taxes. The next one is Monday, August 2, 2027. "Normally" matters here: ask your Chancery Clerk what date and form your county uses before you rely on the calendar. Mississippi DOR: Local Property Appraisal
The state's guidance does not set out later appeal steps after the Board of Supervisors, so we do not describe them here. If you are considering going further, ask the Chancery Clerk and consider asking an attorney.
How Your Mississippi Bill Is Built
Your tax is true value x assessment ratio x millage rate. The ratios are set by the Mississippi Constitution:
- Class I: single-family, owner-occupied residential real property, 10 percent of true value
- Class II: all other real property, 15 percent
- Class III: personal property other than motor vehicles, 15 percent
- Class V: motor vehicles, 30 percent
The Department's example is a home with a true value of $100,000 at the 10 percent ratio, giving $10,000 of assessed value. At 125 mills the tax is $1,250. An appeal that lowers true value lowers the bill proportionally. Millage rates are set by the county, city and school district and are not something a valuation appeal changes. Mississippi DOR: Local Property Appraisal Mississippi DOR: Property Tax FAQ
State law requires that real property be revalued at least once every four years, and the Tax Assessor must physically inspect it. Interior inspections of residences are not required. A reappraisal year is when a jump in value is most likely. Mississippi DOR: Property Tax FAQ
When Taxes Are Due
Property is assessed to the owner of record on January 1. Bills are issued in November and December. Taxes are due on or before February 1, or the following Monday if February 1 falls on a weekend or legal holiday. Taxes are paid to the county Tax Collector. Unpaid taxes can lead to a tax sale. Mississippi DOR: Local Property Appraisal Mississippi DOR: Property Tax FAQ
Homestead Exemption
Apply at the county Tax Assessor's office between January 1 and April 1. You must own and occupy the home as your primary residence on January 1, and ownership must be established before January 1 with the ownership instrument filed with the Chancery Clerk before January 7. A valid exemption stays in place each year unless something changes, such as property description, ownership, use or occupancy, or your eligibility tier.
- Tier 1, regular: under 65, a tax credit of up to $300 depending on property value.
- Tier 2, age 65 or older, or totally disabled: exempt from taxes on the first $7,500 of assessed value (the first $75,000 of true value at the 10 percent ratio). Turning 65 means you reapply in the next filing period.
- Tier 3, total exemption: certain veterans with a service-connected total disability, honorably discharged veterans 90 or older, and certain unremarried surviving spouses.
A homestead exemption can be disallowed for reasons that include unpaid or unfiled Mississippi income tax, filing as a non-resident, vehicle registration problems and claiming more than one property. Mississippi DOR: Homestead Exemption
Where the Windows Stand Now
The first Monday in August 2026 was August 3, so the 2026 Board of Supervisors window has passed in the usual case. The next one is Monday, August 2, 2027. Homestead applications for the next assessment year open January 1, 2027 and close April 1. The two county guides below show the 2027 countdown.
Where Grove Hopper Fits
Grove Hopper is a research tool. We look at your property, flag whether it looks over-assessed and prepare your appeal documents. You review, sign and submit them to your county yourself. We are not attorneys, accountants or a tax firm. The free check is at the top of this page.
Pick your county below for its assessor and appeal details.
Mississippi property tax FAQs
What is the deadline to appeal a property tax assessment in Mississippi?
The Department of Revenue says an appeal to the county Board of Supervisors must normally be filed by the first Monday in August preceding the due date of the taxes. For the next cycle that is Monday, August 2, 2027. For details in your county, contact the Chancery Clerk.
Who hears a Mississippi property tax appeal?
The county Board of Supervisors reviews property valuations set by the tax assessor and hears taxpayer objections. The Chancery Clerk assists the board with valuation appeals, so that is the office to call first.
How is my Mississippi property tax calculated?
True value times the assessment ratio times the millage rate. Single-family, owner-occupied residential property (Class I) is assessed at 10 percent of true value. Other real property (Class II) is assessed at 15 percent. For example, a $100,000 home at 10 percent is $10,000 of assessed value, and at 125 mills the tax is $1,250.
When are Mississippi property taxes due?
On or before February 1 for property assessed the preceding year. If February 1 falls on a weekend or legal holiday, taxes may be paid the following Monday without penalties or interest. Bills are issued in November and December.
How do I get the Mississippi homestead exemption?
Apply at the county Tax Assessor's office between January 1 and April 1. You must own and occupy the home as your primary residence on January 1. Once you have a valid exemption on file you do not need to refile each year unless something changes, such as ownership, occupancy or your eligibility tier.
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Mississippi county appeal deadlines on the clock
Live countdown from the deadline each county guide lists. Each row links to the county guide with the official source for that date. Always confirm against the date on your own notice.
| County | Deadline | Status |
|---|---|---|
| DeSoto County | Aug 2, 2027 | 289 days out |
| Hinds County | Aug 2, 2027 | 289 days out |
All 2 Mississippi county guides
Grove Hopper is a research tool with reminders and document preparation. We prepare your appeal documents and you review, sign, and file them yourself. We never file or represent anyone, and we are not attorneys, accountants, or a tax firm. Dates and rules here come from the official pages linked above and can change; check your notice and your county's site before you file.
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