Coahoma Property Tax Rates 2026: Quick Calculator & Help

Coahoma Property Tax rates for 2026 are posted on the Coahoma County Tax Assessor/Tax Collector website, showing a tax rate per $1,000 assessed value of $7.15 and a 2023 property tax statistics snapshot for trend analysis. The online calculator lets owners input their assessed value to see an instant estimate, while the tax roll search portal provides detailed parcel information. Residents can check the Coahoma tax bill due dates schedule to avoid late fees and view the tax lien foreclosure rules that apply to delinquent accounts. The official site also lists the Coahoma land tax assessment guidelines, helping buyers understand how values are calculated.

Coahoma Property Tax assistance starts with direct contact to the Coahoma County tax assessor at (662) 624‑3006 or via email awilliams@coahomacountyms.gov for questions about exemptions, credits, or payments. Seniors can explore Coahoma property tax exemptions for seniors and the Coahoma homestead exemption eligibility criteria, while veterans should review Coahoma veteran tax credit information. The county offers tax relief programs, a clear appeal procedure, and a printable Coahoma tax refund request form for overpayments. Online tax payment options simplify meeting the Coahoma real estate tax payment deadlines.

Search Coahoma County Property Tax

Property owners in Coahoma County, Mississippi, can look up bills, assessment values, and payment status through the official online portal. The first step is to open a web browser and go directly to https://www.coahomacountyms.gov, which is the main page for all county departments. From the home page, find the link for the Tax Assessor/Tax Collector office. This link sends users to the public search system where parcel data is stored.

1. Open your web browser and type https://www.coahomacountyms.gov into the address bar.
2. Find and click on the Tax Assessor/Tax Collector section from the county site menu.
3. Choose the public search tool, which leads to http://coahomams.bttax.net.
4. Type a name, parcel number, or property address into the search box.
5. Review the results for assessed value, tax amount, and any unpaid balances.
6. Print or save the record for future reference or appeal needs.

The portal shows current year bills and past tax years when records exist. Users who cannot find a parcel should call the office at (662) 624-3006 for help.

How Property Tax Bills Are Calculated in Coahoma County

Property tax bills in Coahoma County start with two main numbers: the assessed value of the land and buildings, and the tax rate applied to that value. The Tax Assessor assigns a value based on market data, land size, and building details. The Board of Supervisors sets the millage rate each year, and the Tax Collector applies that rate to the assessed value to produce the bill.

• Step 1: The assessor reviews property records and sets a fair market value.
• Step 2: The county applies the homestead exemption if the owner qualifies.
• Step 3: The remaining taxable value is multiplied by the millage rate.
• Step 4: School district and other special levies are added to the total.

Mississippi law caps the growth of assessed value at 10 percent per year for homes that are not sold. This rule helps long-time owners avoid sudden tax jumps.

Coahoma County Tax Rates Per $1,000 of Assessed Value

The current millage rate in Coahoma County equals about $7.15 per $1,000 of taxable assessed value for most properties inside city limits. Rural parcels outside the city limits often see a slightly lower combined rate because they do not pay city school levies. The table below shows how different districts apply the rate.

Rates can change after budget hearings each fall. Owners should check the county website every November for the new millage list.

Property Tax Deadlines and Payment Schedule

Coahoma County mails tax bills each January, and the full amount is due by February 1 of the same year. Owners who pay early save money because no interest accrues until after the deadline. The table below lists the main due dates that appear on the schedule.

Missing the April 15 cutoff starts the delinquency process, which can lead to a lien on the property. Owners facing hardship should call the office right away to ask about payment plans.

Online Tax Payment Options for Coahoma County

The county accepts payments through several online methods for owner convenience. Credit cards, debit cards, and electronic checks all work on the official payment portal. Each method carries a small service fee charged by the payment processor, not the county.

• Card payments: Visa, MasterCard, and Discover accepted for a flat convenience fee.
• Electronic checks: Lowest fee option, taken directly from a bank account.
• Phone payments: Call the number on the bill to pay with a card any weekday.
• In-person payments: Cash, check, or money order at the office on First Street.

A printed receipt is emailed after each online payment, which serves as proof for tax filings or escrow accounts.

Senior Property Tax Exemptions in Coahoma County

Mississippi offers a homestead exemption that removes part of the assessed value for owners age 65 and older. In Coahoma County, this exemption shields the first $7,500 of the value from county taxes and a larger amount from school taxes. The savings appear as a lower tax bill each February.

To qualify, the owner must meet the following list of basic conditions:

• Be at least 65 years old by January 1 of the tax year.
• Own and live in the home as the primary residence.
• File the application with the Tax Assessor office in person or by mail.
• Provide a valid Mississippi driver license or photo ID showing the address.

Once approved, the exemption stays on the property for as long as the owner lives there. The county mails a renewal notice every few years to confirm continued eligibility.

Homestead Exemption Eligibility Rules

The regular homestead exemption is available to any owner who uses the home as a primary residence. It removes $300 of assessed value for school taxes and a matching amount for county taxes. The exemption also freezes the assessed value at the time of application, which protects owners from large jumps caused by rising market prices.

Applicants must supply the documents listed below to start the process:

1. A recorded deed or warranty deed showing ownership.
2. A government-issued photo ID with the property address.
3. A completed homestead exemption form from the assessor office.
4. Proof that the home is the owner’s main residence, such as a voter registration card.

Applications can be filed at any time, but they must be in place before the January tax bill is prepared to affect that year.

Veteran Property Tax Credit Details

Veterans with a service-connected disability rating from the VA may claim an extra exemption in Coahoma County. The credit removes up to the full assessed value of the home for eligible veterans. A surviving spouse of a qualified veteran can also keep the exemption for life.

• Service-connected disability rating of 100 percent: Full exemption on the home.
• Disability rating between 50 and 99 percent: Partial exemption based on rating.
• Surviving spouse exemption: Continues as long as the spouse does not remarry.

Owners should bring their VA award letter and discharge papers to the assessor office. Staff will copy the documents and add the credit to the tax record for the next billing cycle.

Disabled Owner Tax Credit Qualifications

Property owners with a permanent disability not related to military service can apply for a similar credit in Mississippi. The owner must receive disability benefits from Social Security or a state agency. The credit removes a set amount from the assessed value and lowers the yearly bill.

The application packet includes three main items that staff will review:

• Signed disability statement from a licensed doctor.
• Proof of Social Security disability benefits or state award letter.
• Recorded deed showing sole or shared ownership of the home.

Approved credits remain in place until the owner no longer meets the disability rules or sells the home.

Property Tax Relief Programs Available

Coahoma County works with state programs to help owners who struggle to pay. The homestead credit program sends a check to qualifying seniors or disabled owners after they pay the full bill. This credit is not applied at the time of billing, so owners must pay first and then apply for the state refund.

Other local relief options include the following list of support choices:

• State homestead credit: Cash refund based on income and tax amount.
• Property tax work-off program: Senior owners can work hours for the county to cover part of the bill.
• Installment plans: Owners with large past bills can spread payments over several months.

Income limits apply to most relief programs, so applicants should gather pay stubs and bank statements before applying.

Step-by-Step Appeal Procedure for Property Tax

Owners who disagree with their assessed value have the right to file an appeal with the Coahoma County Tax Assessor. The appeal must be filed in writing within 30 days of receiving the tax notice. Missing this window waives the right to challenge the value for that year.

1. Read the tax notice and note the assessed value listed for the land and building.
2. Gather proof such as recent sales of similar homes, repair estimates, or photos of damage.
3. Fill out the appeal form available on https://www.coahomacountyms.gov or at the office.
4. Submit the form and supporting documents to the assessor before the 30-day cutoff.
5. Attend the hearing date mailed to the owner and present the evidence in person.

If the appeal is denied, owners can take the case to the county Board of Supervisors and then to Chancery Court within a set time.

How to Request a Property Tax Refund

Refunds are issued when an owner pays more than the correct amount, qualifies for an exemption that was missed, or cancels a duplicate payment. The owner must file a written request with the Tax Collector office. Supporting documents such as the original receipt, exemption approval, or cancellation proof must be attached.

Refunds follow the steps listed below once the office receives the request:

• Step 1: Staff reviews the tax account for payment history and exemption status.
• Step 2: The office verifies the overpayment amount using county records.
• Step 3: A refund check is mailed to the owner within 30 to 60 days.

Owners should keep a copy of all refund paperwork for at least three years in case of an audit.

Land Tax Assessment Guidelines in Coahoma County

Vacant land is assessed at fair market value, just like improved property, but the county uses land-only sales when setting values. Sales of nearby wooded lots, farm tracts, and residential lots guide the assessor. The rules help keep values close to what buyers actually pay in the area.

Key factors that affect land assessments include:

• Lot size measured in acres or square feet.
• Road frontage and access to city water and sewer.
• Soil type and drainage for farmland and timberland.
• Highest and best use, which can be residential, farm, or commercial.

Owners who farm the land may apply for an agricultural use value, which lowers the assessment based on crop income instead of market price.

Using the Tax Roll Search Portal

The tax roll search portal at http://coahomams.bttax.net lets users pull detailed parcel information from any computer. The system shows current year values, tax amounts, payment status, and exemption flags. Historical tax data for the past several years is also available through the same search tool.

Search results include the following data points for each parcel:

• Parcel number and physical address of the land.
• Owner name and mailing address on file.
• Assessed value broken into land and improvement parts.
• Tax amount due with interest if past the deadline.

Users who need certified copies of tax records should request them in person at the office, since the online file is for reference only.

Reading Your Property Tax Notice

The annual tax notice mailed in January contains several key fields that owners should check each year. The top section shows the parcel number, legal description, and owner of record. The middle section lists the assessed value, any exemptions applied, and the taxable value used in the math.

The bottom section of the notice shows the millage rate, the tax amount, and the payment deadline. Owners should confirm the following items on the notice:

1. The spelling of the owner name matches county records.
2. The address on the notice is correct for mail delivery.
3. The assessed value reflects any new construction or demolition.
4. All approved exemptions appear on the exemption line.

Errors on the notice should be reported to the office right away so corrections can be made before the bill is paid.

Property Tax Delinquency and Consequences

Property becomes delinquent when the tax bill remains unpaid after the February 1 due date. A penalty of 1 percent per month accrues on the unpaid amount. After several years of nonpayment, the property can be sold at a public tax sale to recover the debt.

The typical delinquency timeline in Coahoma County follows these steps:

• February 1: Bill becomes past due.
• March 1: One percent penalty applied to the unpaid balance.
• April 15: Final notice mailed before lien filing.
• August: Lien recorded with the Chancery Court Clerk.
• Following year: Tax sale auction held for unpaid parcels.

Owners facing delinquency should contact the office to set up a payment plan and stop the sale process.

Tax Lien Foreclosure Rules

When a parcel goes to tax sale, the highest bidder pays the tax debt and receives a lien on the property. The original owner has a set period to redeem the property by paying the buyer the tax amount plus fees and interest. If the owner does not redeem, the lien holder can file for foreclosure in Chancery Court.

Redemption rights and foreclosure steps follow the rules below:

1. The owner has two years from the tax sale date to pay the full amount.
2. Redemption payment includes the tax, interest, and any costs paid by the buyer.
3. If no redemption occurs, the buyer files a foreclosure lawsuit in court.
4. The court sets a hearing date and notifies the owner by mail and publication.
5. A court order transfers the property to the buyer if the owner does not respond.

Owners who believe a sale was done in error should consult an attorney and file a challenge in court before the redemption period ends.

2023 Property Tax Statistics Snapshot

Reports from 2023 show the total taxable value of all parcels in Coahoma County, the number of exempt parcels, and the average bill for a single-family home. These numbers help owners compare their own bill to the county average. The data also shows trends in assessment growth and exemption use over time.

Key figures from the 2023 report include:

• Total parcels on the tax roll: Around 18,500.
• Average single-family home value: Near $72,000.
• Average tax bill for a home: About $515 per year.
• Exempt parcels approved: Roughly 4,200 homes.

Owners can request a copy of the full report from the assessor office for planning or research purposes.

Property Tax History Archive Access

Old tax records are kept in the Coahoma County Chancery Court Clerk office for several decades. These records help with title searches, estate settlements, and research projects. Most archives cover deeds, liens, and tax sale history from the early 1900s to the present.

Researchers can use the following methods to find old records:

1. Visit the Chancery Court Clerk office at 115 First Street during business hours.
2. Use the public computers to search the online index for old deed books.
3. Request printed copies of records for a small per-page fee.
4. Hire a local title searcher for large projects covering many years.

The clerk office staff can help locate the right book and page number for a small research fee. Records older than 50 years are sometimes stored off-site, so advance notice helps the team prepare copies.

Contact, Local Details, and Map

The Coahoma County Tax Assessor/Tax Collector office is the main contact for bill questions, exemption forms, and payment help. Staff can be reached by phone, email, mail, or in person at the address below.

The Coahoma County Chancery Court Clerk handles deed recording, tax lien filings, and property record archives. Owners needing those services should use the contact details listed below.

Both offices are housed in the Coahoma County Courthouse complex on First Street in downtown Clarksdale. Free public parking is available on the side streets near the building. Visitors should bring a photo ID and any tax notice or parcel number when asking for in-person help.

Frequently Asked Questions

Coahoma Property Tax services help owners track assessments, pay bills, and claim exemptions. Knowing where to find rates, deadlines, and relief options saves money and avoids penalties. Below are clear answers to the most common queries.

What are the 2026 Coahoma property tax rates and how are they calculated?

The 2026 rate is $12.45 per $1,000 of assessed value. To find your bill, multiply the assessed amount by 0.01245. For example, a home assessed at $150,000 results in a tax of $1,867.50. The rate applies to all real‑estate parcels unless a specific exemption lowers the taxable value.

How can I pay my Coahoma County property tax online?

Visit the Tax Assessor/Collector portal at https://www.coahomacountyms.gov and click the online payment link. Enter your parcel number, review the amount, then choose credit‑card or e‑check. A receipt emails to you instantly. Payments are accepted until the final due date listed on your bill.

Which seniors qualify for the Coahoma property tax exemption?

Owners 65 or older who meet a Mississippi income threshold may claim a $5,000 homestead exemption. Submit the exemption form with proof of age and income before the March 31 deadline. Once approved, the exemption reduces the taxable value, lowering the annual bill.

What steps should I follow if I receive a Coahoma tax delinquency notice?

First, verify the amount on the online portal. Second, contact the tax collector at (662) 624‑3006 to discuss payment plans. Third, make at least the minimum amount due to stop a lien. If you miss the deadline, the county may schedule a tax sale.

How do I appeal my Coahoma property assessment?

File an appeal form within 30 days of the assessment notice. Include comparable sales data and any errors in the property description. Submit the form to the Tax Assessor office either in person or via the portal. A hearing will be scheduled, and the assessor will issue a revised value if the appeal succeeds.