What is the property tax rate in Rankin County?

The combined effective property tax rate in Rankin County, Mississippi is approximately 0.65%.

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

Property Tax in Rankin County, 2026

A calculator and field guide for Brandon-area homeowners — and for anyone considering a move to Rankin 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.

Rankin County, home to Brandon and 165k 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 Rankin 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. Rankin County\'s combined millage is ~110 mills (= ~1.10% gross, ~0.65% 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 Rankin County rate breakdown (consolidated millage per $1,000 of AV (Class I 10% AR × FMV), Brandon district)

Taxing entity	Rate
Combined county + municipal + school + special districts (~110 mills × 10% Class I AR = ~0.65% effective post Homestead)	110.0000
Combined total	110.0000

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

Note: Rankin County is **the affluent eastern Jackson metro suburban county** — sitting east of Jackson across the Pearl River. Anchored by Brandon (~25K, the seat), Pearl (~28K — immediately east of Jackson, home to Trustmark Park / former home of the Mississippi Braves AA baseball team), Flowood (~10K — major commercial corridor with substantial healthcare and retail), Florence, Richland, and Pelahatchie. The county has experienced ~25%+ population growth since 2010 — driven by Jackson-metro suburban relocation. Major employment is largely Jackson commuter — substantial state government, UMMC healthcare, and Mississippi Department of Transportation.

Note: Rankin County effective property tax rates run approximately **0.65% — among the lower in central Mississippi**. Combined county + municipal + school district + special district millage is ~110 mills (× 10% Class I AR = ~1.10% gross, reduced by Mississippi's Homestead Exemption to ~0.65% effective). Median home values around $245K combined with the moderate effective rate produce median annual bills around $1,593.

Note: For relocation buyers: Rankin County offers **the premier Jackson-metro eastern suburban** option — strong public schools (Rankin County School District is among Mississippi's highest-rated), substantial new construction in the Brandon / Flowood / Reservoir area, the celebrated Ross Barnett Reservoir recreation area, and direct Jackson commute via I-20/US-80 (Brandon to downtown Jackson ~20 min). The trade-off: substantial Jackson-area commute traffic, persistent Jackson-water-crisis spillover effects on regional reputation.

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 Rankin County

Rankin County contains 6 incorporated municipalities, ranging from Brandon 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 Rankin County is subject to Rankin County's tax rolls, while the portion outside is subject to the adjacent county's.

City or town	Type	Population (2020)
Pearl	city	28,000
Brandon County seat	city	25,000
Flowood	city	10,000
Richland	city	7,300
Florence	city	4,500
Pelahatchie	town	1,400

About city-level property tax rates: The rate breakdown and calculator on this page reflect the Brandon tax district. Other cities in Rankin 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 Rankin 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 Rankin County

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

Weird fact

Rankin County is home to the **Ross Barnett Reservoir** — at 33,000 acres, **the largest body of water in Mississippi** and a major regional recreational destination. The reservoir was created by damming the Pearl River in 1965 (named after segregationist Mississippi Governor Ross Barnett, 1960-1964 — whose name has become controversial in modern times). The reservoir provides drinking water for the Jackson metropolitan area, recreational boating and fishing, and substantial waterfront residential development (Reservoir Estates, Mariners Cove). Despite the controversial name, periodic discussions about renaming the reservoir have not resulted in changes — the name remains an awkward legacy of Mississippi's segregation era.

Hometown hero

Tate Reeves (governor)

Mississippi Governor **Tate Reeves** (born 1974 in Florence, Rankin County) — 65th Governor of Mississippi (2020-present) — is a Rankin County native. Reeves was born in Florence, MS (Rankin County) and attended Florence and Olive Branch schools. Other notable Rankin County figures include actress **Diane Ladd** (born 1935 in Meridian, MS but with Rankin County family connections), and country music star **Charley Pride** (1934-2020 — the first African American country music superstar, with 30 No. 1 country hits including "Kiss an Angel Good Mornin'" 1971; born in Sledge, Quitman County, MS but lived parts of his Mississippi years in the Jackson metro).

Biggest annual event

Mississippi Braves baseball history + Jackson-metro events

The **Mississippi Braves** (Atlanta Braves AA affiliate, played at Trustmark Park in Pearl from 2005-2024) drew substantial regional fan attendance during their 19-year run before relocating to Columbus, GA in 2025. Trustmark Park continues as a regional events venue. The annual **Pearl River Reservoir Yacht Club Regatta** (early summer) and **Ross Barnett Reservoir BassMasters tournaments** are major regional events. The **MS Coast Coliseum** (in adjacent Harrison County) hosts substantial Rankin-area fan attendance.

Property Tax in Rankin County, 2026