What is the property tax rate in Madison County?

The combined effective property tax rate in Madison County, Mississippi is approximately 0.70%.

Madison County Property Tax Calculator (2026) — Mississippi Property Tax Almanac

Property Tax in Madison County, 2026

A calculator and field guide for Madison-area homeowners — and for anyone considering a move to Madison County — including Mississippi's constitutional 5-class property tax system (Class I owner-occupied residential at 10% AR), the Tier 2 Homestead Exemption (65+/disabled — first $12,500 AV / $125K FMV exempt from all ad valorem, post HB 1255 2026), and the FULL Disabled Veterans Exemption (100% service-connected, MS Code §27-33-67(2)). Plus a special 100% exemption for honorably discharged veterans 90 years or older.

Madison County, home to Canton and 115k Mississippians, operates under Mississippi\'s constitutional 5-class property tax system. Class I (single-family owner-occupied residential) is assessed at 10% of fair market value (Class II non-residential at 15%, Class III utility at 30%). Tax = AV × millage / 1,000. Combined millage includes county, municipal, school district, and special district levies. The Homestead Exemption operates in two tiers: Tier 1 (under-65) provides a tax credit up to $300/year; Tier 2 (65+ OR totally disabled) exempts the first $7,500 of AV (= $75,000 FMV) from ALL ad valorem. HB 1255 (2026) raises the Tier 2 exemption to $12,500 AV ($125K FMV) starting 2026 tax year. Effective rates run ~0.65-0.81% statewide median.

How the bill is built

Mississippi property tax follows a 4-step calculation. Step 1: True Value. The Madison County Mississippi Tax Assessor determines true value annually. Step 2: Apply Class I 10% AR. AV = FMV × 10%. So a $200K home has AV = $20K. Step 3: Apply homestead exemption tier. Tier 1 (under-65): tax credit up to $300/year against the bill. Tier 2 (65+ or disabled): first $7,500-$12,500 AV exempt from all ad valorem. Step 4: Apply tax rate. Tax = (AV − Tier 2 exemption) × millage / 1,000, then subtract Tier 1 credit if applicable. Madison County\'s combined millage is ~120 mills (= ~1.20% gross, ~0.70% effective post-homestead).

Mississippi\'s constitutional 5-class property tax system distinguishes Class I (owner-occupied residential at 10% AR) from Class II (rental + agricultural + non-utility business at 15% AR). The 10% AR is the structural reason Mississippi has among the lowest US effective property tax rates. Investment property pays 50% more in assessment than owner-occupied — meaningful for rental property analysis. Class III public service utility is at 30%, Class IV motor vehicles at 30%, Class V railroads/airlines at varying rates.

HB 1255 (2026) substantially expanded the Tier 2 senior/disabled homestead exemption — from the historic $7,500 AV ($75,000 FMV) to $12,500 AV ($125,000 FMV) starting 2026 tax year. For homes with FMV at or below $125,000 (the majority of Mississippi homestead properties — Mississippi median home value is around $160K), the Tier 2 exemption produces effectively full property tax exemption for qualifying seniors and totally disabled owners. At typical Mississippi millage of 125 mills, the new $12,500 exemption saves ~$1,560/year (vs ~$940/year under the old $7,500 figure).

Mississippi provides a FULL property tax exemption for 100% service-connected disabled veterans (MS Code §27-33-67(2), since 2015) on the homestead (single-family owner-occupied home + up to 160 acres). Surviving unremarried spouses retain. Bonus: Honorably discharged veterans 90 years or older by January 1 of the tax year are also eligible for full exemption (independent of disability rating). Apply with County Tax Assessor between January 1 and April 1.

2026 Madison County rate breakdown (consolidated millage per $1,000 of AV (Class I 10% AR × FMV), Canton district)

Taxing entity	Rate
Combined county + municipal + school + special districts (~120 mills × 10% Class I AR = ~0.70% effective post Homestead)	120.0000
Combined total	120.0000

As of April 26, 2026 · From Madison County Mississippi Tax Assessor.

Note: Madison County (MS) is **the wealthiest county in Mississippi by median household income** — sitting north of Jackson and home to the affluent Madison/Ridgeland suburbs. Anchored by Madison (~28K — the wealthiest community in Mississippi by household income), Ridgeland (~25K — major commercial corridor), Canton (~12K, the seat — home to the Nissan Canton Vehicle Assembly Plant), and Flora. The county hosts the **Nissan Canton Vehicle Assembly Plant** (opened 2003 — Nissan's largest US assembly plant by output, ~6,000 employees, produces Murano, Frontier, and Titan vehicles), the celebrated Renaissance at Colony Park shopping district, and substantial healthcare (St. Dominic Health Services). Major employment includes Nissan, healthcare, and Jackson-metro commuter (substantial state government, UMMC, etc.).

Note: Madison County (MS) effective property tax rates run approximately **0.70% — moderate by Mississippi standards** but the highest in the wealthy Jackson-metro counties. Combined county + municipal + school district + special district millage is ~120 mills (× 10% Class I AR = ~1.20% gross, reduced by Mississippi's Homestead Exemption to ~0.70% effective). Median home values around $305K (highest in Mississippi outside Gulf Coast luxury) combined with the moderate effective rate produce median annual bills around $2,135.

Note: For relocation buyers: Madison County (MS) offers **the premier Jackson-metro northern suburban + Nissan manufacturing** option — substantial Nissan manufacturing employment, exceptional public schools (Madison County School District is consistently the highest-rated in Mississippi), the affluent Madison/Ridgeland community, and the celebrated Renaissance at Colony Park retail district. The trade-off: substantial new-construction price appreciation since 2018, longer Jackson-downtown commute (Madison to downtown Jackson ~30 min via I-55), and competition with rising Brandon (Rankin County) for affluent relocators.

Deductions and exemptions for 2026

Mississippi homeowner property tax relief is concentrated in three mechanisms: (1) the constitutional Class I 10% AR for owner-occupied residential, (2) the Tier 1 / Tier 2 Homestead Exemption system (Tier 1 = $300 tax credit for under-65; Tier 2 = first $12,500 AV exempt for 65+/disabled, post HB 1255 2026), and (3) the FULL Disabled Veteran Exemption for 100% service-connected disabled vets (since 2015) plus a 100% exemption for veterans 90+ years old.

Constitutional Class I 10% Assessment Ratio

Mississippi\'s constitutional 5-class property tax system: Class I (single-family owner-occupied residential) = 10% AR. Class II (residential rental + agricultural + non-utility business) = 15% AR. Class III (public service utility) = 30%. Class IV (motor vehicles) = 30%. Class V (railroads/airlines) = varies. The 10% Class I AR is the structural reason for Mississippi\'s low effective property tax rates. AV = FMV × 10%. So a $200K home has Class I AV = $20K.

Tier 1 + Tier 2 Homestead Exemption

Tier 1 (under-65 standard): Tax credit up to $300/year (sliding scale per MS Code §27-33-67) applied to the tax bill. Tier 2 (65+ OR totally disabled): First $7,500 of AV (= $75,000 FMV) exempt from ALL ad valorem — and HB 1255 (2026) raises this to $12,500 AV ($125K FMV) starting 2026 tax year. For homes with FMV at or below $125K (the majority of Mississippi homestead properties), Tier 2 produces effectively full property tax exemption. Apply with County Tax Assessor between January 1 and April 1. Annual recertification required for Tier 2 (income/disability documentation).

FULL Disabled Veteran Exemption (100% service-connected) + 90+ Vet Exemption

Mississippi provides a FULL property tax exemption from all ad valorem on the homestead for veterans with 100% service-connected total disability and honorable discharge (since 2015, MS Code §27-33-67(2)). Bonus: Honorably discharged veterans 90 years or older by January 1 of the tax year are also eligible for full exemption (independent of disability rating). Surviving unremarried spouses retain. Apply with County Tax Assessor between January 1 and April 1.

Appealing your assessment

Mississippi property tax appeals follow a 3-tier process. Level 1: County Tax Assessor. File written objection during the open inspection period (typically July-August each year — varies by county). Level 2: County Board of Supervisors. If unresolved, appeal to the Board of Supervisors during the August equalization meeting. The Board holds quasi-judicial hearings. Level 3: Mississippi Circuit Court. Board decisions can be appealed to Circuit Court within 10 days. Most Mississippi appeals are resolved at Level 1 or Level 2.

Cities and towns in Madison County

Madison County contains 4 incorporated municipalities, ranging from Canton to the smallest village. Search volume for property tax is often city-specific, so here is the complete list — with population from the 2020 US Census, rounded to the nearest 100.

Data: US Census Bureau, 2020 Decennial Census. Populations rounded. Cities marked as "split" straddle a county border — the portion inside Madison County is subject to Madison County's tax rolls, while the portion outside is subject to the adjacent county's.

City or town	Type	Population (2020)
Madison	city	28,000
Ridgeland	city	25,000
Canton County seat	city	12,000
Flora	town	1,900

About city-level property tax rates: The rate breakdown and calculator on this page reflect the Canton tax district. Other cities in Madison County may pay into different school districts, city rates, and special districts — so their combined rates can differ, sometimes substantially. Always verify the specific rates for your address with the Madison County Mississippi Tax Assessor before relying on any estimate.

Frequently asked questions

When are Mississippi property taxes due?

Mississippi property taxes are due on February 1 of the year following the assessment (taxes assessed in 2025 are due February 1, 2026). Late payments after February 1 accrue interest plus penalty. Most Mississippi homeowners pay through escrow via mortgage servicer.

What is the Mississippi homestead exemption?

Mississippi\'s Homestead Exemption operates in two tiers. Tier 1 (under-65 standard): tax credit up to $300/year (sliding scale per MS Code §27-33-67) applied to the tax bill. Tier 2 (65+ OR totally disabled): first $7,500 of AV (= $75,000 FMV) exempt from ALL ad valorem. HB 1255 (2026) raises Tier 2 to $12,500 AV ($125K FMV) starting 2026. For homes with FMV at or below $125K (the majority of Mississippi homestead properties), Tier 2 produces effectively full property tax exemption. Apply with County Tax Assessor between January 1 and April 1.

How does the Disabled Veteran exemption work in Mississippi?

Mississippi provides a FULL property tax exemption from all ad valorem on the homestead for veterans with 100% service-connected total disability and honorable discharge (since 2015, MS Code §27-33-67(2)). The exemption applies to the single-family owner-occupied home + up to 160 acres. Bonus: Honorably discharged veterans 90 years or older by January 1 of the tax year are also eligible for full exemption (independent of disability rating). Surviving unremarried spouses retain. Apply with County Tax Assessor between January 1 and April 1.

What is the 5-class property tax system?

Mississippi\'s constitutional 5-class property tax system: Class I (single-family owner-occupied residential) = 10% AR. Class II (residential rental + agricultural + non-utility business) = 15% AR. Class III (public service utility) = 30%. Class IV (motor vehicles) = 30%. Class V (railroads/airlines) = varies. The 10% Class I AR is the structural reason for Mississippi\'s low effective property tax rates. Investment property pays 50% more in assessment than owner-occupied — meaningful for rental property analysis.

How do I appeal my Mississippi assessment?

Mississippi property tax appeals follow a 3-tier process. Level 1: County Tax Assessor. File written objection during the open inspection period (typically July-August each year). Level 2: County Board of Supervisors. Appeal to the Board of Supervisors during the August equalization meeting. Level 3: Mississippi Circuit Court. Within 10 days of Board decision. Most appeals are resolved at Level 1 or Level 2.

About Madison County

Beyond the property tax — a few things you might not know about the place.

Weird fact

Madison County is home to the **Nissan Canton Vehicle Assembly Plant** — opened 2003 as Nissan's largest US final assembly plant by output. The 4-million-square-foot plant produces the Nissan Murano, Frontier, and Titan vehicles, plus the Nissan NV cargo and passenger van series. Annual production is approximately 400,000 vehicles. The plant employs ~6,000 directly and supports ~25,000 indirect Mississippi jobs through suppliers and services. The Nissan plant's 2003 opening was a major Mississippi economic development success — a $1.4 billion investment that helped diversify Mississippi's historically agriculture-dominated economy. The plant has been the site of multiple high-profile labor organizing efforts (United Auto Workers attempted to unionize the plant in 2017, but the workers voted against unionization).

Hometown hero

Madison/Ridgeland affluent community

Madison County's most-famous individuals are concentrated in the substantial professional community — including numerous Mississippi political figures who reside in the county. **Hugh Freeze** (the college football coach, born 1969 in Independence, MS — Tate County) has had substantial Madison County connections through his coaching career at Mississippi State and Ole Miss. The Madison County community is notably affluent and politically conservative — the county was the site of substantial 2020-2024 Republican political fundraising and has produced multiple Mississippi state legislators and federal Congressional staff. **Faith Hill** (the country music star, born 1967 in Ridgeland, Madison County) is among the most-famous Madison County natives — winner of 5 Grammy Awards, with hits including "Breathe" (1999) and "This Kiss" (1998).

Biggest annual event

Madison Christmas + Renaissance Festival

The **Madison Christmas Tree Lighting** (annual, late November in downtown Madison) is among the most-celebrated central Mississippi holiday events. The **Renaissance at Colony Park** (the celebrated Madison/Ridgeland-area outdoor shopping district) hosts substantial regional events including the annual Renaissance Music Festival and Christmas in the Renaissance celebration. The **Mississippi State University Crosby Arboretum** (in nearby Picayune, MS) draws regional attendance, but is not in Madison County.

Property Tax in Madison County, 2026