Mississippi Property Tax Appeal:
How to Fight Your Over-Assessment
In Mississippi, 36% of appeals succeed with an average savings of $540/year. Yet fewer than 5% of homeowners ever file. Here’s how to do it — and how Tax Ghost generates your formal appeal letter for $24.99.
Mississippi Property Tax Appeal — Key Facts
How to Appeal in Mississippi
Check your assessment notice
Your county assessor mails assessment notices — usually in spring. The notice shows your assessed value and the appeal deadline. In most states you have 30–90 days from the notice date.
Gather comparable sales
Find 3–5 similar properties in your neighborhood that sold recently at prices below your assessed value. Use Zillow, Redfin, or your county recorder's public records. The more recent and similar the sales, the stronger your case.
File your formal appeal
In Mississippi, you file with the County Board of Supervisors. File written protest with the Board of Supervisors by September 1. Mississippi uses local Boards of Supervisors to hear appeals. File before September 1 (Board of Supervisors).
Present your evidence at the hearing
Show up with your comparables. Be calm and factual. You don't need a lawyer. Appeals boards are accustomed to homeowners representing themselves. Simply demonstrating that comparable properties sold for less than your assessment is often enough to win a reduction.
Expert tip for Mississippi
Mississippi assesses residential property at 10% of appraised value. Focus your challenge on the underlying appraised value.
Get your Mississippi appeal letter — $24.99
Formal appeal letter citing Miss. Code Ann. § 27-35-119, addressed to the County Board of Supervisors. Evidence checklist and filing instructions included. PDF delivered in 60 seconds.
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Frequently Asked Questions
How do I appeal my property tax assessment in Mississippi?
In Mississippi, you file an appeal with the County Board of Supervisors. The deadline is September 1 (Board of Supervisors). You can file yourself — no attorney required. File written protest with the Board of Supervisors by September 1. Mississippi uses local Boards of Supervisors to hear appeals.
What is the property tax appeal success rate in Mississippi?
Approximately 36% of property tax appeals in Mississippi result in a reduced assessment. The average annual tax savings for successful appeals is around $540.
What evidence do I need to win a property tax appeal in Mississippi?
The strongest evidence is 3–5 recent comparable sales in your neighborhood with sale prices below your assessed value. An independent appraisal is also very effective. You can find comparables on Zillow, Redfin, or your county recorder's public records.
What law governs property tax assessments in Mississippi?
Property tax assessments in Mississippi are governed by Miss. Code Ann. § 27-35-119. Under this law, property must be assessed at fair market value — defined as what a willing buyer would pay a willing seller in an arm's-length transaction.
Do I need a lawyer to appeal my property taxes in Mississippi?
No. The vast majority of successful Mississippi property tax appeals are filed by homeowners without attorneys. You simply need to file your appeal before the deadline and present evidence (comparable sales) showing your property's market value is lower than the assessed value.