Mississippi Disabled Veteran Property Tax Exemptions in 2026
Does Mississippi Exempt Disabled Veterans From Property Tax?
Mississippi exempts Veterans with a service-connected total disability and an honorable discharge from all ad valorem taxes on the assessed value of their homestead. The benefit extends to an unremarried surviving spouse. There is no tiered or partial exemption. Veterans rated below total disability receive only the standard homestead exemption on the first $7,500 of assessed value (approximately the first $75,000 of market value). File with your county tax assessor or tax collector, not with the VA or a lender. [1] [2] [3]
Property tax exemptions are administered by Mississippi county offices, not by VA or VA Loan Network. This information is educational, not a tax assessment or mortgage approval.
Mississippi Veteran Exemptions at a Glance
Choose a section to jump to eligibility, savings math, application steps and VA loan impact.
What Does Mississippi Offer Disabled Veterans?
Two statutes govern the Veteran homestead exemption and its scope.
Who Qualifies for the Full Exemption?
Service-connected total disability, honorable discharge and homestead occupancy.
How Much Property Tax Could You Save?
See savings at multiple home values with Mississippi’s low effective rates.
How Do You Apply for the Exemption?
File with your county tax assessor or collector with VA documentation and DD-214.
Where Do Veterans File Near Mississippi Bases?
County contacts for Keesler AFB, Camp Shelby, Columbus AFB, NAS Meridian and Stennis.
How Does the Exemption Affect a VA Mortgage?
Escrow, DTI and buying power with zero property tax in Mississippi.
Do Surviving Spouses Keep the Exemption?
Unremarried surviving spouses retain the full homestead benefit.
Real-World Mississippi Veteran Scenarios
First-time buyer, existing homeowner, partial rating and surviving spouse.
What Mistakes Can Cost You the Exemption?
Filing timing, escrow assumptions and documentation errors.
How Does Mississippi Compare to Neighboring States?
Alabama, Louisiana, Tennessee and Arkansas side by side.
Frequently Asked Questions
Quick answers to the questions Mississippi Veterans ask about property tax.
Sources and Verification Method
Statute, MSVA guidance and federal rules cited in this article.
Mississippi’s exemption is all or nothing. A Veteran with service-connected total disability and an honorable discharge pays $0 in property tax on the homestead. A Veteran rated below total disability receives only the standard homestead exemption. File with your county as soon as you own and occupy the home.
What Does Mississippi Offer Disabled Veterans?
Mississippi provides two property tax benefits. The disabled Veteran homestead exemption eliminates all ad valorem taxes on the homestead for qualifying Veterans. The standard homestead exemption covers the first $7,500 of assessed value for all homeowners. [1] [2] [3]
Disabled Veteran Homestead Exemption
Veterans with a VA-determined service-connected total disability and an honorable discharge are exempt from all ad valorem taxes on the assessed value of their homestead property. The exemption covers county, municipal, school district and special district levies. [1] [2]
Standard Homestead Exemption
All Mississippi homeowners receive an exemption on the first $7,500 of assessed value (approximately the first $75,000 of market value at the 10% assessment ratio). Homeowners age 65 and older receive additional relief on the first $7,500 of assessed value. [1] [4]
| Program | Eligibility | Benefit |
|---|---|---|
| Disabled Veteran exemption | Service-connected total disability + honorable discharge + homestead occupancy | $0 property tax on the full assessed value of the homestead |
| Standard homestead | All homeowners who own and occupy primary residence | First $7,500 assessed value exempt (approx. first $75,000 market value) |
| Over-65 additional | Homeowners age 65+ who own and occupy primary residence | Additional first $7,500 assessed value exempt |
| Surviving spouse of disabled Veteran | Unremarried surviving spouse who retains homestead | Same full exemption as the qualifying Veteran |
Mississippi assesses owner-occupied residential property at 10% of true (market) value. A $225,000 home has an assessed value of $22,500. The Veteran exemption removes the entire assessed value from the tax rolls. The standard homestead exemption removes only the first $7,500 of that assessed value. [4]
Who Qualifies for the Full Exemption?
Eligibility requires three conditions. All three must be met. Mississippi does not offer a partial Veteran exemption for ratings below total disability. [1] [2]
What You Must Establish
- Service-connected total disability: a VA determination that the Veteran has a service-connected total disability. The VA letter must state the rating and the effective date.
- Honorable discharge: the Veteran must have received an honorable discharge from Military service. Other-than-honorable and dishonorable discharges do not qualify.
- Homestead occupancy: the property must be the Veteran’s primary residence, owned and occupied as the homestead.
Situations Requiring a Closer Look
- 100% schedular vs. P&T: Mississippi’s statute refers to service-connected total disability. Confirm with the county that your VA documentation meets the state’s standard.
- TDIU (Individual Unemployability): may qualify if the VA designates you as totally disabled. Bring the VA Summary of Benefits letter showing total disability status.
- Partial ratings (10% to 90%): these do not qualify for the Veteran exemption. The standard homestead exemption applies instead.
- Non-homestead property: rental, investment and second homes do not qualify for any homestead exemption.
How Much Property Tax Could You Save?
Mississippi’s statewide average effective property tax rate is approximately 0.65%, among the lowest in the nation. Dollar savings are modest compared to high-tax states, but the full elimination of property tax creates one of the lowest total housing costs for exempt Veterans. [4]
| Home value | Assessed value (10%) | Illustrative effective rate | Annual tax without exemption | Annual tax with full Veteran exemption | Monthly savings |
|---|---|---|---|---|---|
| $150,000 | $15,000 | 0.65% | $975 | $0 | $81 |
| $225,000 | $22,500 | 0.65% | $1,463 | $0 | $122 |
| $300,000 | $30,000 | 0.65% | $1,950 | $0 | $163 |
| $400,000 | $40,000 | 0.65% | $2,600 | $0 | $217 |
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These examples use the statewide average effective rate of 0.65% for illustration. Actual rates vary by county and taxing jurisdiction. The Veteran exemption removes all ad valorem taxes, including county, municipal, school district and special district levies on the homestead. [1] [4]
Standard Homestead Comparison
Veteran With Total Disability
The full assessed value is removed from the tax rolls. On a $225,000 home, that eliminates approximately $1,463 per year.
Standard Homestead Only
The standard homestead exemption reduces the tax bill by up to approximately $300 per year, the statutory maximum. On a $225,000 home at 0.65%, the remaining annual tax is approximately $1,163. [4]
How Do You Apply for the Exemption?
File with your county tax assessor or tax collector. Mississippi administers property tax exemptions at the county level. The exemption is not automatic. You must apply with documentation. [1] [2]
VA letter stating service-connected total disability with effective date, DD-214 showing honorable discharge, and proof of homestead occupancy (deed, utility bills, etc.).
Contact your county tax assessor or tax collector. Key counties near Military bases: Harrison (Keesler AFB), Forrest (Camp Shelby), Lowndes (Columbus AFB), Lauderdale (NAS Meridian), Hancock (Stennis Space Center).
File the application with all required documentation at the county office. Some counties accept mail submissions; confirm with your office.
Ask the county to confirm which tax levies are exempt and the first tax year the exemption applies. Request written confirmation.
After county approval, contact your loan servicer and request an escrow re-analysis so your monthly payment reflects the $0 property tax bill.
Some Mississippi counties require annual renewal or periodic re-verification. Confirm whether your county maintains the exemption until circumstances change or requires refiling.
Required Documents
- VA letter confirming service-connected total disability with effective date
- DD-214 showing honorable discharge
- Proof of homestead occupancy (deed, mortgage statement, utility bills)
- Any additional county-specific forms
After Initial Approval
Once approved, the exemption typically remains in place as long as the Veteran owns and occupies the homestead with an unchanged disability status. Moving to a new property requires a new application at the new county. A change in disability status may require updated VA documentation. [1]
The VA loan occupancy guide covers mortgage residency requirements. Property-tax homestead residency is a separate state-law determination administered by the county. [1]
Where Do Veterans File Near Mississippi Military Bases?
Mississippi has five major Military installations. Home prices near each base remain among the most affordable in the country, and the Veteran exemption eliminates the entire property tax bill for qualifying buyers. [4]
| Military base | County | Illustrative effective rate | Annual savings on $225K home (full exemption) |
|---|---|---|---|
| Keesler AFB | Harrison | 0.62% | $1,395 |
| Camp Shelby | Forrest | 0.82% | $1,845 |
| Columbus AFB | Lowndes | 0.65%* | $1,463 |
| NAS Meridian | Lauderdale | 0.80% | $1,800 |
| Stennis Space Center | Hancock | 0.65%* | $1,463 |
*County-specific rate not available from source. Statewide average (0.65%) used as illustration. [4]
The rates above are illustrative. Actual effective rates depend on the specific property, taxing jurisdictions and any local millage adjustments. For service members comparing housing allowances with property costs, see 2026 Mississippi BAH Rates. [4]
How Does the Exemption Affect a VA Mortgage?
A confirmed property tax exemption reduces monthly escrow, improves the lender’s housing-expense calculation and may increase the amount of home you can purchase with a VA loan. It does not change the mortgage interest rate or guarantee an approval. [6] [7]
Before the Exemption
Illustrative $225,000 VA purchase at 6.5%, $0 down. Principal and interest: $1,422. Homeowner insurance: $125 (illustrative assumption). Property-tax escrow: $122.
Only the tax portion changes through this exemption. Insurance and mortgage payments remain separate.
After Full Exemption Approved
Same principal and interest: $1,422. Insurance: $125 (illustrative assumption). Approved property-tax escrow: $0.
Actual servicer escrow may still include cushion amounts until the exemption is reflected on the tax bill.
The $122 monthly difference represents the tax escrow elimination. For the lender’s debt-to-income ratio calculation, that lower PITI means more income is available toward qualifying. VA underwriting also evaluates residual income, which the tax savings directly improve. For a broader view, see How Much VA Loan Can I Afford?. [7]
Funding Fee Exemption: a Separate Benefit
The VA funding fee exemption is a federal benefit distinct from the Mississippi property tax exemption. Veterans receiving VA compensation for a service-connected disability are generally exempt from the one-time VA funding fee. For a first-use VA purchase with less than 5% down, the fee is 2.15% of the loan amount. On a $225,000 loan, that equals $4,838 saved at closing. See Are Disabled Veterans Exempt from the VA Funding Fee? and the 2026 VA Funding Fee Calculator. [6]
Do Surviving Spouses Keep the Exemption?
Mississippi extends the full homestead exemption to the unremarried surviving spouse of a qualifying Veteran. The spouse must continue to own and occupy the homestead. [2] [3]
| Situation | What the statute indicates | Practical next step |
|---|---|---|
| Unremarried surviving spouse | Retains full exemption on homestead while remaining unmarried and occupying the property | File with county tax office with Veteran’s VA documentation, death certificate and marriage certificate |
| Remarriage | The statute refers to the unremarried surviving spouse; remarriage may affect eligibility | Contact the county tax office to confirm whether remarriage terminates the benefit |
| New home purchase | The exemption attaches to the homestead, not the previous property | Reapply at the new county with all original documentation plus new proof of homestead occupancy |
For surviving spouses exploring VA loan eligibility, see Property Tax Exemptions for Surviving Spouses and Can Surviving Spouses Use VA Loans?. [2]
Real-World Mississippi Veteran Scenarios
The following cases show how the exemption, VA loan underwriting and county administration interact. None is a guarantee of a specific tax outcome or mortgage approval. [1] [6]
100% P&T Veteran Near Keesler AFB
The Veteran’s VA letter confirms service-connected total disability with permanent-and-total status. The buyer closes on a $235,000 home in Harrison County. After closing, the Veteran files with the Harrison County tax office. With an illustrative 0.62% effective rate, the exemption eliminates approximately $1,457 per year. The buyer also qualifies for the VA funding fee exemption, saving an additional $5,053 at closing.
70% Rated Veteran in Forrest County
The Veteran has a 70% service-connected disability rating. Mississippi does not offer a partial Veteran exemption. The Veteran receives only the standard homestead exemption on the first $7,500 of assessed value. On a $200,000 home, the standard exemption saves up to approximately $300 per year, the statutory maximum for the standard homestead benefit. [4]
Rating Upgrade to Total Disability
A Mississippi homeowner’s VA rating increases from 80% to service-connected total disability. The Veteran contacts the county tax office, provides the updated VA letter and requests the full Veteran exemption. The county processes the application and the next tax bill reflects $0 property tax. The Veteran also requests an escrow re-analysis from the mortgage servicer.
Unremarried Spouse Retains the Home
A qualifying Veteran passes away. The unremarried surviving spouse continues to own and occupy the homestead. The spouse contacts the county tax office with the Veteran’s VA documentation, death certificate and marriage certificate. The county confirms the exemption continues as long as the spouse remains unmarried and in the home.
What Mistakes Can Cost You the Exemption?
The most common mistakes involve filing timing, escrow assumptions and using the wrong documentation. [1] [7]
Before You File
- Confirm your VA letter states service-connected total disability with the effective date
- Verify your DD-214 shows an honorable discharge
- Confirm homestead occupancy with deed and proof of residence
- Contact the county tax office for any county-specific forms
- Ask about the filing deadline and first applicable tax year
- Retain a copy of the approved application
Before You Budget for a Home
- Do not assume $0 tax in mortgage qualification until the county confirms the exemption
- Use the actual county tax rate, not the statewide average
- Account for any time between closing and exemption approval when taxes are payable
- Do not confuse the property tax exemption with the VA funding fee exemption
- Get the lender’s escrow assumptions in writing before closing
- A pending exemption does not guarantee a specific automated underwriting result
How Does Mississippi Compare to Neighboring States?
Veterans considering a home purchase along the Gulf Coast or in the Mid-South may compare Mississippi’s property tax exemption with neighboring state programs. Each state has its own eligibility rules, benefit levels and filing procedures.
| State | Disabled Veteran benefit summary | State page |
|---|---|---|
| Mississippi | Full exemption from all ad valorem taxes on homestead for service-connected total disability | This page |
| Alabama | Full exemption from all state and county property taxes for 100% P&T service-connected disabled Veterans | Alabama exemptions |
| Louisiana | Partial exemption for 100% service-connected disabled Veterans based on assessed value; additional parish-level benefits possible. See the Louisiana page for current figures | Louisiana exemptions |
| Tennessee | Property tax relief for service-connected disabled Veterans; amount varies by county and program | Tennessee exemptions |
| Arkansas | Property tax exemption for disabled Veterans; program details and benefit levels set by state law | Arkansas exemptions |
For a national comparison across all 50 states, see the Disabled Veteran Property Tax Calculator. The State-by-State Property Tax Exemptions guide provides a broader overview. [1]
Frequently Asked Questions
Quick answers to the questions Mississippi Veterans ask when evaluating property tax relief in 2026.
How much does a 100% disabled Veteran save on property tax in Mississippi?
Do partially disabled Veterans get a property tax break in Mississippi?
Not under the Veteran-specific exemption. Veterans rated below service-connected total disability receive only the standard homestead exemption on the first $7,500 of assessed value (approximately the first $75,000 of market value). [1]
Where do I apply for the Mississippi disabled Veteran property tax exemption?
File with your county tax assessor or tax collector. Bring your VA letter showing service-connected total disability with the effective date, your DD-214 showing honorable discharge and proof of homestead occupancy. [1]
Does IU (Individual Unemployability) qualify for the Mississippi exemption?
IU may qualify if the VA designates you as totally disabled. Bring your VA Summary of Benefits letter showing total disability status to the county tax office. The county makes the final eligibility determination. [1]
Does the exemption cover all taxing jurisdictions in Mississippi?
Yes. The exemption covers all ad valorem taxes on the homestead assessed value, including county, municipal, school district and special district levies. [1]
Can I combine the property tax exemption with the VA funding fee waiver?
Will my lender adjust my escrow after the exemption is approved?
Not automatically. Contact your loan servicer and request an escrow re-analysis once the county confirms the exemption. Federal servicing rules require periodic escrow analyses, but you may need to initiate the request. [7]
What is the difference between assessed value and market value in Mississippi?
Mississippi assesses owner-occupied residential property at 10% of true market value. A $225,000 home has an assessed value of $22,500. The Veteran exemption covers the full assessed value. The standard homestead exempts the first $7,500 of assessed value. [4]
Can a surviving spouse transfer the exemption to a new home?
The surviving spouse should reapply at the new property with the county tax office. Bring all original Veteran documentation plus proof of occupancy at the new address. The exemption attaches to the homestead, not the previous property. [2]
Do I need to reapply every year?
Requirements vary by county. Some Mississippi counties require annual renewal while others maintain the exemption until circumstances change. Contact your county tax office to confirm. [1]
Should I apply for the exemption before or after closing?
After closing. You must own and occupy the home as your homestead before the county can process the application. Apply immediately after closing and occupancy to minimize time paying full taxes. Notify your lender during the loan process so escrow projections account for the expected reduction. [1]
Can I get the exemption on a rental property or second home?
No. The exemption applies only to your primary-residence homestead. Investment properties, rental properties and second homes do not qualify for any homestead exemption. [1]
Sources and Verification Method
This article uses Mississippi statute, the Mississippi Veterans Affairs office, county tax administration guidance, VA.gov and the CFPB as primary sources. Illustrative savings examples use the statewide average effective rate and are not county-specific tax quotations. [1] [4]
- Mississippi Veterans Affairs: State Benefits. Service-connected total disability exemption from all ad valorem taxes on homestead; surviving spouse extension; honorable discharge requirement.
- Miss. Code Ann. §27-33-67 and §27-33-75. Homestead exemption for totally disabled Veterans; all ad valorem taxes on assessed value of homestead; unremarried surviving spouse provision.
- U.S. Department of Veterans Affairs: Disability Compensation. Service-connected disability ratings, total disability designation and Individual Unemployability overview.
- SmartAsset: Mississippi Property Tax Calculator. Statewide average effective rate 0.65%; 10% residential assessment ratio; county-level effective rates (Harrison 0.62%, Forrest 0.82%, Lauderdale 0.80%).
- VA: Home Loan Eligibility. VA disability rating and mortgage eligibility are separate determinations from state tax benefits.
- U.S. Department of Veterans Affairs: VA Funding Fee. First-use purchase fee 2.15% with less than 5% down; exemptions for service-connected disability compensation recipients.
- Consumer Financial Protection Bureau: Mortgage Servicing FAQs. Escrow-account analysis timing, shortage and surplus treatment under Regulation X.
What We Verified
Statutory exemption scope, eligibility requirements, assessment ratio, surviving spouse extension, filing authority, VA funding fee exemption rates, and escrow servicing rules. Dollar examples are illustrative using published statewide averages.
What Must Be Checked Locally
Specific county effective rates, any county-specific application forms, renewal requirements, processing timelines, and individual VA documentation sufficiency. A statewide article cannot verify a particular parcel’s tax status.
Confirm Your Exemption Before You Budget a Mortgage.
File with your county tax office after closing, then request an escrow re-analysis from your servicer. Ask a VA loan specialist to review the complete housing payment, fee status and qualification picture.