Hattiesburg Property Tax is calculated using the current millage rates set by Forrest County and appears on every real estate taxes Hattiesburg MS bill. The Hattiesburg tax assessor office at 601 North Main Street maintains assessment data and offers a tax bill lookup tool online. Homeowners must meet the Hattiesburg property tax payment deadline to avoid delinquent penalties. Contact the Hattiesburg tax collector at (601) 545-6130 for payment assistance or to verify your bill.
Hattiesburg Property Tax exemptions can lower the amount you owe, especially for seniors and qualifying families. To see potential savings, use the Hattiesburg property tax calculator online before filing an appeal. If you believe your assessment is incorrect, follow the how to appeal Hattiesburg property tax steps and submit evidence before the August deadline. The refund process applies when overpayment is identified, while lien information is available through the Forrest County Tax Assessor portal. Commercial owners should review Hattiesburg commercial property tax rates, and residents can track the Hattiesburg residential property tax increase 2026 trends.
Search Hattiesburg City Property Tax
Hattiesburg Property Tax records live with the Forrest County Tax Assessor, located at 601 North Main Street, Hattiesburg, MS 39401. Residents can review ownership, current value, and bill status by visiting the assessor office in person or by contacting the office to confirm which public search tools are currently available. The Tax Services Building houses both the Tax Assessor and Tax Collector offices, and staff can direct residents to the right resource for the search at hand. Searches by name, parcel number, or street address all return a short list of matching records that link to the parcel detail panel.
- Visit the Forrest County Tax Assessor office at 601 North Main Street, Hattiesburg, MS 39401
- Ask staff about the current public search tools available for parcel records
- Provide a name, parcel number, or street address to start the search
- Review the matching parcel for owner, parcel number, and current value
- Note any exemption flags and the link to the current tax bill on the parcel record
How Millage Rates Set the Hattiesburg Property Tax Bill
The Hattiesburg millage rate combines rates from several taxing authorities, and the final number flows directly to the annual tax bill. Forrest County, the City of Hattiesburg, the local school district, and any special districts each add a portion to the total. The assessor first applies the Mississippi assessment ratio to the market value, then multiplies the resulting assessed value by the combined millage. Recent budget moves have shifted these pieces, with the city adding 2 mils in 2026 and the county trimming its rate in the FY26 budget.
Assessment Ratios in Mississippi
Mississippi applies different assessment ratios to different classes of property, and the ratio decides how much of the market value gets taxed. For residential property, the assessment ratio sits at 10 percent. For commercial and industrial property, the ratio rises to 15 percent. Owner-occupied homes can also claim a homestead exemption that removes part of the assessed value before the millage runs.
| Property Class | Assessment Ratio | Example Market Value | Assessed Value |
|---|---|---|---|
| Residential (owner-occupied) | 10% | $200,000 | $20,000 |
| Residential (rental) | 10% | $200,000 | $20,000 |
| Commercial | 15% | $200,000 | $30,000 |
| Industrial | 15% | $200,000 | $30,000 |
| Agricultural (use-value) | Varies | Varies | Per state schedule |
Combined Millage Components
The combined millage on a typical Hattiesburg parcel breaks into several distinct rows, and each row carries its own rate. The county row funds general county services. The city row funds city services, public safety, and infrastructure inside the city limits. The school district row funds local schools. Special district rows fund any fire, library, or other districts that cover the parcel.
- County row: general county services, roads, and administration
- City row: police, fire, streets, and parks inside the city limits
- School district row: local K-12 schools and bond debt
- Special district row: fire protection, library, or other local districts
- Total: the sum of all rows, expressed in mills per dollar of assessed value
How Market Value Feeds the Assessed Value
The assessor uses market evidence to set the value of each parcel, and the assessment ratio then takes a percentage of that value. Sales of similar properties in the same neighborhood form the main evidence, with adjustments for size, age, condition, and lot size. Cost data and income data also feed the value for commercial and rental properties. The assessed value then enters the millage calculation as the taxable base for the parcel.
- Sales comparison: recent sales of similar nearby properties
- Cost approach: replacement cost minus depreciation for newer construction
- Income approach: rental income and expense data for income-producing property
- Adjustments: differences in size, age, condition, and lot size between subject and comparables
Reading a Hattiesburg Property Tax Bill
A Hattiesburg Property Tax bill from the Forrest County Tax Services Building breaks the levy into separate rows that match the millage components. The county row, the city row, the school district row, the school bond row, and any special district rows each carry their own millage and dollar amount. The total at the bottom of the bill reflects the sum of all rows after exemptions are applied. The exemption amount appears as a separate line that subtracts from the gross assessed value before the millage runs.
- County row: the portion of the bill that funds county services
- City row: the portion of the bill that funds city services
- School district row: the portion of the bill that funds local schools
- School bond row: the portion of the bill that pays down voter-approved bond debt
- Special district row: the portion of the bill that funds fire, library, or other districts
- Total: the sum of all rows minus any exemption, plus any past-due balance
Hattiesburg Property Tax Bill Lookup
The Hattiesburg Property Tax bill lookup runs on the county payment system, and residents can enter a parcel number or an owner name to view the current bill. The system shows the amount due, the due date, and a breakdown of the levy by taxing authority. The lookup also indicates whether the bill carries a past-due balance from a prior year. For a current-year bill, the lookup shows the full year amount, even if the county offers a discount for early payment.
| Lookup Method | What You Need | What You Get Back |
|---|---|---|
| Parcel number | The full parcel number from a prior bill or the assessor portal | Exact match, current assessed value, current bill |
| Owner name | Full or partial last name | List of matching parcels, ownership record, current bill |
| Street address | House number and street name | List of matching parcels, ownership record, current bill |
| Map click | Click on the parcel in the GIS map view through the assessor office tools | Owner name, parcel number, assessed value, exemption flags |
Hattiesburg Property Tax Payment Methods
The Forrest County Tax Collector accepts payment in person, by mail, and through an online portal, with each method carrying its own processing timeline. Online and in-person payments post same-day to the parcel record. Mail payments post on the date the office opens the envelope, not the postmark date. The online portal at https://taxes.paystar.io/app/customer/forrest-county-tax accepts payment by credit card, debit card, and electronic check, and applies a small convenience fee to card payments.
- Online: card or electronic check through the Paystar portal at https://taxes.paystar.io/app/customer/forrest-county-tax
- In person: cash, check, money order, or card at the Tax Services Building at 601 N. Main Street
- By mail: check or money order sent to the address listed on the bill stub
- Same-day posting: applies to online and in-person payments received before the daily cutoff
- Convenience fee: applies to card payments on the online portal
Hattiesburg Property Tax Payment Deadlines
For Hattiesburg Property Tax payment deadlines, residents should refer to the official bill mailed by the Tax Collector or check the county website for the current-year schedule. Mississippi allows counties to set discount windows for early payment of real property taxes, and bills paid in a discount window receive a small reduction. Bills paid after the due date accrue penalty and interest on a monthly schedule. Mobile home taxes follow a separate schedule with a different due date each year, and motor vehicle ad valorem taxes renew with the tag.
- Real property: refer to the official bill or county website for the current-year due date and discount window
- Discount window: confirmed by the official bill or the county website when it is open
- Late bills: accrue penalty and interest on a monthly schedule after the due date
- Mobile home: separate schedule with a different annual due date
- Motor vehicle ad valorem: renews with the vehicle tag on a separate schedule
Hattiesburg Property Tax Calculator Online
A Hattiesburg Property Tax calculator helps residents estimate the bill before the official statement arrives, and the estimate gives owners a baseline for appeals. The estimate takes the market value, applies the assessment ratio, subtracts any exemption, and multiplies the result by the combined millage. Online tools pull the current millage from public records, and a quick estimate can be done by hand with a single multiplication. Owners planning an appeal can use the estimate to check whether the bill lines up with the assessor’s value.
- Start with the market value of the property
- Apply the assessment ratio (10% for residential, 15% for commercial)
- Subtract any exemption that applies to the parcel
- Multiply the result by the combined millage rate, then divide by 1,000
- Compare the estimate to the bill to spot any data error
Hattiesburg Property Tax Exemptions
Mississippi offers several Hattiesburg Property Tax exemptions that reduce the taxable value of a parcel before the millage runs. Eligibility for each program depends on ownership status, residency, age, disability, and the use of the property. The Tax Assessor office processes all exemption applications and flags approved exemptions directly on the parcel record. The most common exemption is the homestead exemption, available to any Mississippi resident who occupies the property as a primary residence on January 1 of the tax year.
Homestead Exemption
The homestead exemption works on the parcel, not the owner, and removes a portion of assessed value from taxation for primary residences. Once the assessor approves the exemption, it stays in place until the ownership changes, the use changes, or the owner no longer occupies the property as a primary residence. A change in marriage status, a transfer of the deed, or a change in occupancy all require a new application. The application deadline for the homestead exemption is April 1 of the tax year.
- Standard amount: a reduction in assessed value for primary residences, with the exact figure set by state law
- Eligibility: owner-occupant who uses the property as a primary residence on January 1
- Deadline: April 1 of the tax year, with late applications deferred to the following year
- Stacking: the homestead exemption can stack with the senior or disability exemption
- Transfer: owners who move within the county can transfer the exemption to a new parcel
Senior and Other Exemptions
Homeowners 65 and older qualify for an additional exemption on top of the standard homestead amount, and the senior exemption reduces the taxable value of the home for as long as the owner remains eligible. Disabled homeowners follow a similar schedule with its own qualification rules. Other programs target veterans, agricultural users, and nonprofit organizations. Each program carries its own application form, qualification rules, and deadline, and the assessor office can confirm the requirements for any specific program.
- Senior exemption: additional reduction for owners 65 and older
- Disability exemption: reduction for owners meeting the state’s disability criteria
- Veteran exemption: reduction for honorably discharged veterans with qualifying service
- Agricultural use exemption: applies to actively farmed land meeting state thresholds
- Religious, charitable, and educational exemptions: apply to qualifying nonprofit-owned properties
Confirming an Exemption on the Record
Owners can confirm a Hattiesburg Property Tax exemption by checking the parcel record through the Tax Assessor office or by contacting the office directly. The parcel record shows exemption flags that indicate which program applies and the year it took effect. Owners who see a missing exemption should file a new application with the assessor office. Owners who see an exemption that no longer applies should contact the office to remove the flag before the next bill goes out.
- Visit or contact the Forrest County Tax Assessor office at 601 North Main Street, Hattiesburg, MS 39401
- Provide the parcel number to pull the side panel for the parcel
- Look for exemption flags and the year each took effect
- Ask staff about a missing or incorrect exemption flag
- File a new application for any exemption that applies to the parcel
How to Appeal Hattiesburg Property Tax
Property owners who believe their assessed value is higher than the market value can file a Hattiesburg Property Tax assessment appeal with the county. The filing deadline for a property tax appeal in Mississippi is August 1 of the tax year, and appeals filed after the deadline are not heard for the current tax year. The first step in an appeal is to review the assessment record through the assessor office and confirm the data the assessor used. The next step is to gather evidence of market value, with comparable sales in the same neighborhood forming the backbone of a strong case.
- Review the assessment record through the Forrest County Tax Assessor office
- Confirm square footage, acreage, building class, and feature counts
- Flag any data error with the assessor before filing a formal appeal
- Gather comparable sales from the past 12 to 24 months
- Submit the appeal to the Board of Supervisors by the August 1 deadline
Filing Deadline and Forms
The Hattiesburg Property Tax appeal goes to the Forrest County Board of Supervisors, which serves as the local board of equalization for the county. The owner can submit the appeal in person at the Tax Services Building, by mail, or through any online submission channel the county provides. The appeal should include the parcel number, the requested value, and a short statement of the grounds for the protest. Forms and instructions are available at the Tax Assessor office, and staff can walk an owner through the form, confirm the parcel number, and verify the deadline for the current cycle.
Evidence for a Strong Appeal
Strong Hattiesburg Property Tax appeal evidence includes sales of similar homes in the same neighborhood within a recent window, with each sale matching the subject property in size, age, condition, and lot size. Distances of half a mile to a mile work best, and sales outside the neighborhood carry less weight. Other useful evidence includes a recent appraisal from a licensed appraiser, photos that show defects or differences from the assessor’s record, and documentation of any features the assessor missed. The owner should organize the evidence in a clear folder and label each item.
- Comparable sales: similar nearby properties sold in the past 12 to 24 months
- Recent appraisal: a licensed appraiser’s opinion of market value
- Photos and notes: defects, condition issues, and missing features
- Cost records: recent repair quotes, contractor estimates, or insurance data
- Income data: rental income and expense figures for income-producing property
The Hearing Process
The Hattiesburg Property Tax appeal board schedules a hearing and notifies the owner of the date and time, and hearings typically run 10 to 15 minutes. The owner or a representative presents the evidence and answers questions from the board members, and the board issues a written decision after the hearing. Owners who disagree with the board’s decision can escalate the appeal to the Mississippi Board of Tax Appeals within a set window after the local decision. The state board reviews the case based on the record from the local hearing and any additional evidence the owner submits.
- Notice: the board mails a date and time for the hearing
- Format: owner presents evidence, board asks questions, both close the record
- Decision: the board issues a written ruling after the hearing
- Escalation: owner can take the case to the Mississippi Board of Tax Appeals
- Final step: court challenge is the last available path after the state board
Hattiesburg Property Tax Delinquent Penalties
Bills that remain unpaid past the due date accrue Hattiesburg Property Tax delinquent penalties in the form of interest at the Mississippi statutory rate and a flat penalty for each month of delinquency. The combined charges grow the total balance above the original levy, and the additional amounts stay on the parcel record until paid in full. The penalty schedule starts with a small percentage of the unpaid tax and grows with each additional month, and the interest runs at a fixed annual rate set by state law. Owners who cannot pay the full bill can contact the Tax Collector office to ask about a payment plan.
- Interest: fixed annual rate set by Mississippi state law
- Flat penalty: small percentage of the unpaid tax for each month of delinquency
- Growth: total balance grows with each month the bill stays unpaid
- Payment plan: spreads the past-due balance over several months with interest
- Lien trigger: extended delinquency can lead to a lien on the parcel
Hattiesburg Property Tax Lien Information
A Hattiesburg Property Tax lien attaches to a parcel when the tax bill goes delinquent and the county takes action to secure the unpaid amount, and the lien stays on the parcel record until paid in full. The lien also appears on the title search of the property, which can complicate a sale or a refinance. After a set period of delinquency, the county publishes the delinquent parcels in a public list and may sell a tax lien on the property. A tax lien gives the lien holder a claim that must be satisfied before the property can change hands.
Hattiesburg Property Tax Refund Process
A Hattiesburg Property Tax refund becomes available when the county collects more than the amount owed on a parcel, and common triggers include a duplicate payment, an approved exemption that took effect after the bill was paid, and a successful appeal that lowers the value for a tax year already paid. To start a refund, the owner contacts the Tax Collector office and provides the parcel number and the payment date. The office reviews the payment history, confirms the overpayment, and prepares a refund request for approval. Approved refunds go out as a check mailed to the owner of record on the parcel.
- Trigger events: duplicate payment, post-payment exemption, or successful appeal
- First step: contact the Tax Collector office with the parcel number and payment date
- Review: the office pulls the payment history and confirms the overpayment
- Approval: the office prepares the refund request and submits it for sign-off
- Payment: approved refund goes out as a check to the owner of record
Hattiesburg Commercial Property Tax Rates
Hattiesburg commercial property tax rates sit higher than residential rates because commercial and industrial property is taxed at a 15 percent assessment ratio, compared to the 10 percent ratio for residential. The higher ratio means a commercial parcel of the same market value pays a higher tax bill than a residential parcel, before the millage rate enters the calculation. Mississippi treats residential rentals the same as single-family owner-occupied homes, so a residential rental still sits in the 10 percent category unless the owner occupies the unit as a primary residence. Business owners can pursue exemptions and appeal options that apply to commercial property.
- Commercial ratio: 15 percent of market value
- Industrial ratio: 15 percent of market value
- Residential rental: 10 percent of market value, same as owner-occupied
- Freeport exemption: applies to qualifying warehouse inventory in transit
- Commercial appeal: uses comparable commercial sales as the evidence base
Hattiesburg Residential Property Tax Trends
Hattiesburg residential property tax trends in recent years show the city portion of the millage rising while the county portion has trended lower, and the net effect depends on the parcel. The 2-mil increase approved by the city council in September 2026 added to the city rate to fund public safety raises, and the increase flows through to bills mailed in the following year. County supervisors lowered the county portion of the rate as part of the FY26 budget that took effect with the new fiscal year. For most parcels inside the city limits, the city rate increase outweighs the county rate decrease and produces a slightly higher bill.
- City rate: up 2 mils in 2026 to fund public safety raises
- County rate: down slightly in the FY26 budget
- Net effect: most city parcels see a slightly higher bill; unincorporated parcels see a slightly lower bill
- Long-term: residential assessments have climbed with the local real estate market
- Millage change: smaller increments from year to year compared to assessment change
Hattiesburg Property Tax Relief Programs
A few state and local Hattiesburg Property Tax relief programs can reduce the tax burden for owners who meet specific criteria, and the programs sit on top of the standard exemption framework. Each program carries its own application, qualification rules, and deadline. Owners who think they may qualify for any of the programs should contact the Tax Assessor office to confirm the requirements and pick up the right form. The office can also tell the owner whether a particular program stacks with the homestead exemption or runs in place of it.
- Homestead exemption: reduction for primary residences, with the exact figure set by state law
- Senior exemption: additional reduction for owners 65 and older
- Disability exemption: reduction for owners meeting state criteria
- Veteran exemption: reduction for honorably discharged veterans with qualifying service
- Deferral program: lets eligible owners postpone payment on the homestead until the property changes hands
Hattiesburg Property Tax Record Search
A Hattiesburg Property Tax record search pulls from several offices, and the right office depends on the type of record needed. The Forrest County Chancery Clerk maintains land records, deeds, mortgages, and liens. The Tax Assessor maintains ownership, valuation, and exemption records. The Tax Collector maintains payment history and current bill status. For a full title history, the Forrest County official website at https://www.forrestcountyms.us provides access to recorded documents dating back many years, and the portal accepts name, document type, and date range searches.
Contact, Local Details, and Map
For Hattiesburg Property Tax questions, the two main offices sit in the Jesse L. Brown Forrest County Tax Services Building at 601 North Main Street, Hattiesburg, MS 39401. The Tax Assessor office occupies the upstairs portion of the building, and the Tax Collector office occupies the downstairs portion. The Forrest County Chancery Clerk office also operates from the same address and handles recorded documents, deeds, mortgages, and liens. Residents who need in-person help can visit during the building’s open hours, and phone lines route to staff who can answer specific questions about a parcel.
| Department | Address |
|---|---|
| Forrest County Tax Assessor | 601 North Main Street, Hattiesburg, MS 39401 |
| Forrest County Chancery Clerk | 601 North Main Street, Hattiesburg, MS 39401 |
- Forrest County official website: https://www.forrestcountyms.us
- Tax Collector payment portal: https://taxes.paystar.io/app/customer/forrest-county-tax
- Assessment, valuation, exemptions: Forrest County Tax Assessor
- Bills, payments, delinquent penalties, liens: Forrest County Tax Collector
- Deeds, mortgages, recorded documents: Forrest County Chancery Clerk
Physical address: 601 North Main Street, Hattiesburg, MS 39401
Frequently Asked Questions
Hattiesburg Property Tax matters affect every homeowner, renter, and business owner in Forrest County. Knowing where to find the tax bill, how to pay on time, and which exemptions apply can save money and avoid penalties. Below are the most common questions residents ask about Hattiesburg property taxes, the tax assessor office, and the appeal process.
What is the contact information for the Hattiesburg (Forrest County) Tax Assessor?
The Forrest County Tax Assessor office sits at 601 North Main Street, Hattiesburg, MS 39401. Call (601) 545‑6130 for phone assistance. Email is not listed publicly. For written requests, mail to P.O. Box 1626, Hattiesburg, MS 39403. The office also hosts the public search portal at https://www.tscmaps.com where you can view assessment details.
How can I look up my Hattiesburg property tax bill online?
Visit the assessor’s portal https://www.tscmaps.com and enter your parcel number or owner name. The system returns the current assessed value, millage rate, and total tax due. If you cannot locate the parcel number, call the assessor at (601) 545‑6130 for guidance. The online view updates after each budget cycle.
When is the payment deadline for Hattiesburg property taxes?
Property tax bills are due by March 1 each year. Payments made after this date incur a 2 % late penalty plus interest. The county accepts online payments through the portal, checks mailed to the tax collector, or in‑person payments at the Tax Services Building.
What exemptions are available for seniors or homeowners in Hattiesburg?
Homeowners age 65 or older may qualify for a homestead exemption that reduces the taxable portion of the property’s assessed value. Veterans, disabled persons, and low‑income households also have separate exemptions. To apply, submit the appropriate form to the assessor’s office before the April 1 deadline mentioned in local notices.
How do I appeal my Hattiesburg property tax assessment?
First, review the assessment on the public portal. If the value seems too high, gather recent comparable sales and prepare a written appeal. File the appeal with the Forrest County Tax Assessor before the August 1 deadline. The board will schedule a hearing; bring your evidence, and you may receive a reduced assessment.
Where can I find information about commercial property tax rates in Hattiesburg?
Commercial rates are listed on the county’s budget summary, which is posted on the official website https://www.forrestcounty.com. The effective millage rate for commercial properties is typically higher than residential rates. For precise calculations, use the online tax calculator on the assessor’s portal and enter the commercial property’s assessed value.