Biloxi Property Tax: Rates, Exemptions & 2026 Payment Dates

Biloxi Property Tax rates, assessments, and payment deadlines shape the cost of owning a home or business in the coastal city, and the Harrison County Tax Assessor office at 730 Dr Martin Luther King Jr Blvd offers a Biloxi home tax calculator to estimate yearly dues while the county tax collector contact (228) 435‑8266 can answer questions about Biloxi property tax refunds or delinquency penalties that may arise after the Biloxi property tax due dates 2026 pass.

Biloxi Property Tax exemptions, such as the Biloxi homestead exemption requirements for seniors or reduction programs for rental properties, reduce the burden for qualifying owners, and the Biloxi property tax appeals process lets taxpayers challenge assessments that seem unfair, while a quick Biloxi property tax lien search on the official portal provides history records, school funding impacts, and details on the Biloxi municipal tax district that affect commercial property tax and overall community services.

Search Biloxi City Property Tax

Biloxi sits on the Mississippi Gulf Coast and falls under the Harrison County Tax Assessor for property tax records. The official public search portal is http://landrecords.co.harrison.ms.us/DuProcessWebInquiry/ and the county website is https://co.harrison.ms.us. Property owners in Biloxi can look up current bills, assessment values, payment status, and parcel maps through this online system.

The search process is simple and works on any device with internet access. Follow these steps to find your property tax records:

1. Open the search portal at http://landrecords.co.harrison.ms.us/DuProcessWebInquiry/ in your web browser.
2. Select the search type: owner name, parcel number, address, or section/block/lot.
3. Type the requested details into the search field. Use last name plus first initial for owner searches.
4. Pick Harrison County from the jurisdiction dropdown when prompted.
5. Click the search button to load the matching parcels.
6. Choose your specific Biloxi parcel from the result list.
7. View the full record, which shows assessed value, tax amount, exemptions, and payment history.
8. Print or save the record for your personal files or for an appeal filing.

The same portal also offers a deed and recording index through http://landrecords.co.harrison.ms.us/DuProcessWebInquiry/VirtualIndex/. Users can verify ownership history, check for liens, and confirm sale prices for any Biloxi parcel.

Biloxi Property Tax Rates and Assessment Basics

Biloxi property tax rates are set each year by Harrison County, the city of Biloxi, the school district, and any special districts that cover a parcel. The combined rate changes based on the budgets of each taxing body. Rates are expressed in mills, where one mill equals one dollar of tax for every one thousand dollars of assessed value.

Assessment values are based on market value, with periodic updates across the county. A standard formula is:

Most residential homes in Mississippi are assessed at 10% of true value, while commercial property sits at 15%. Real property and personal property follow the same general process in Harrison County.

Mississippi Property Tax Law and How It Applies

Mississippi property tax law sets the rules for how counties value property, how often reassessments occur, and what exemptions residents can claim. The state requires counties to keep assessments fair and at market value, with oversight from the Mississippi Department of Revenue. Harrison County follows these state rules and adds local procedures for Biloxi parcels.

Key legal points that affect Biloxi owners include:

• Reassessment cycles that update values to match current market conditions.
• Class-based rates that separate residential, commercial, and personal property.
• Homestead exemption rules that shield part of a primary home from taxes.
• Appeals rights that let owners challenge an unfair valuation.
• Collection rules that govern penalties, sales, and liens on overdue accounts.

Taxing bodies in Biloxi must publish their proposed budgets and millage rates each year. Public hearings give owners a chance to speak before rates become final.

Biloxi Real Estate Tax Exemptions Available

Biloxi real estate tax exemptions lower the taxable value of a parcel when the owner meets state and local rules. These exemptions apply to specific property types and owner groups, and they must be filed with the Harrison County Tax Assessor by the legal deadline.

The most common exemptions that Biloxi property owners use include:

• Homestead exemption for owner-occupied primary residences.
• Senior citizen exemption for residents aged 65 and older.
• Disability exemption for owners with a qualified medical condition.
• Veterans exemption for service members with a documented record.
• Agricultural land use exemption for active farming operations.
• Business inventory exemption for qualifying commercial stock.

Each exemption has its own form, proof requirements, and renewal cycle. Owners who miss a renewal deadline lose the benefit for that tax year.

Homestead Exemption Requirements in Biloxi

Biloxi homestead exemption requirements protect part of the value of a primary residence from property taxes. The exemption applies only to the home where the owner lives on January 1 of the tax year. Rental homes, second homes, and vacant land do not qualify.

To claim the exemption, the owner must file Form 62-0214 with the Harrison County Tax Assessor and provide proof of residency. Required documents usually include a Mississippi driver license, vehicle registration, voter registration, and a recorded deed showing ownership.

The homestead exemption exempts the first $7,500 of assessed value for eligible owners. Owners who are 65 or older, disabled, or a veteran can receive a full exemption up to a higher value, with no taxes owed on that portion of the home.

Biloxi Property Tax for Seniors

Biloxi property tax for seniors includes a full exemption from ad valorem taxes on the homestead for owners aged 65 and older, provided the home is the primary residence. This benefit is separate from the standard homestead exemption and applies to both city and county taxes on the protected portion of value.

Eligibility rules for the senior exemption include:

• Age 65 or older on or before January 1 of the tax year.
• Legal ownership of the home as recorded in Harrison County land records.
• Use of the property as a primary residence.
• Annual income below the limit set by state law for the tax year.

Seniors who qualify must file the senior exemption form with the Harrison County Tax Assessor and renew it when the county requests an update. The form is available at the assessor office or on the county website at https://co.harrison.ms.us.

Biloxi Property Tax Appeals Process

The Biloxi property tax appeals process gives owners a legal path to challenge an assessment they believe is too high. An appeal can cover the market value, the classification, or the application of an exemption. The process starts at the local level and can move to state review if the owner disagrees with the outcome.

Steps to file an appeal in Harrison County:

1. Review the assessment notice from the Tax Assessor and confirm the parcel details.
2. Gather proof of value, such as a recent appraisal, comparable sales, or repair cost records.
3. File a written appeal with the Harrison County Board of Review before the published deadline.
4. Attend the scheduled hearing and present your evidence to the board.
5. Receive a written decision from the board within the legal time frame.
6. Request a review by the Mississippi Department of Revenue if the local decision is not accepted.

Owners should keep copies of every form, receipt, and photograph they submit. Strong evidence and a clear record help the case move faster through the process.

Biloxi Property Tax Payment Deadlines

Biloxi property tax payment deadlines follow the calendar set by Mississippi state law. Real and personal property taxes are due each year, and missing the deadline triggers penalties and interest on the unpaid balance.

Standard payment timing in Harrison County for property owners:

Owners can pay taxes in person at the Harrison County Tax Collector office, by mail, or through the online portal. Receipts should be kept for at least three years for tax filing and audit purposes.

Tax Delinquency Penalties in Biloxi

Tax delinquency penalties in Biloxi apply when a property owner misses the December 1 payment deadline. The state sets a fixed rate for interest and a separate charge for late payment. Both amounts compound on the unpaid balance until the tax bill is paid in full.

Penalties start at a set percentage of the unpaid tax. Interest runs on a fixed annual rate from the original due date. The county may place a lien on the property, advertise the parcel for tax sale, and transfer title to a new owner if the balance stays unpaid for the legal period.

Common results of unpaid Biloxi property tax bills include:

• Late fees added to the next billing cycle.
• Public tax sale listing on the county website.
• Loss of the property through a tax sale deed.
• Damage to the owner’s credit record.
• Extra legal costs added to the final balance.

Owners who cannot pay on time should contact the Harrison County Tax Collector to ask about payment plans or partial payment options before the tax sale date.

Biloxi Property Tax Refund Options

A Biloxi property tax refund may be available when a property owner has overpaid the tax bill, paid under a successful appeal, or qualified for an exemption that was not applied in time. The refund process requires a written request and proof of the overpayment or qualification change.

Refund requests are reviewed by the Harrison County Tax Assessor and the Tax Collector. Common refund reasons include:

• Duplicate payment of the same tax year.
• Successful appeal that lowers the assessed value after payment.
• Late approval of an exemption that should have reduced the bill.
• Payment made on a parcel sold before the lien date.
• Calculation error in the millage rate applied to a parcel.

Owners should file refund claims within the legal window set by Mississippi law. Supporting documents such as canceled checks, appeal decisions, or exemption approval letters must be attached to the claim.

Biloxi Commercial Property Tax

Biloxi commercial property tax is calculated on the assessed value of business real estate, including land, buildings, and improvements used for income or commercial activity. Commercial parcels are assessed at 15% of true value in Mississippi, which is higher than the residential rate.

Commercial owners in Biloxi can use several tools to manage their tax burden:

• File an appeal when the assessed value does not match current market data.
• Claim a business inventory exemption on qualifying stock held for sale.
• Apply for a free port warehouse exemption on goods stored for export.
• Use cost segregation studies to shift value to shorter-life assets.
• Track local incentives for redevelopment zones within the city.

Owners should keep detailed records of rental income, operating costs, and capital improvements. Those records support both annual tax planning and any appeal filing with the Harrison County Board of Review.

Biloxi Property Tax on Rentals

Biloxi property tax on rentals follows the same general process as owner-occupied homes, with one key difference. Rental properties do not qualify for the homestead exemption because the owner does not live in the unit. Rental parcels are assessed at the standard residential or commercial rate based on how the property is used.

Owners of rental homes in Biloxi should plan for the following tax items:

• Annual assessment review for market value accuracy.
• Timely appeal filing if the value is above the local rental market.
• Separate filings for any accessory units or commercial spaces on the parcel.
• Record keeping for repairs, upgrades, and capital expenses that affect value.
• Coordination with tenants on who pays the bill when a lease is active.

Rental owners who hold several units in Biloxi can use the county parcel search to manage each property from one account. Bulk appeals are allowed when multiple parcels share the same valuation issue.

Biloxi Municipal Tax District Details

The Biloxi municipal tax district covers the city limits of Biloxi and adds a city millage on top of the county and school district rates. The city council sets the municipal rate each year as part of the budget process. The rate supports city services such as police, fire, roads, parks, and public works.

Special districts may also apply to a Biloxi parcel. These districts add a small millage for specific local needs:

• School district taxes for the Biloxi Public School District.
• Library district taxes where the parcel falls inside a library boundary.
• Fire protection district taxes for areas served by a special fire unit.
• Drainage or levee district taxes for flood control areas.

The total millage that appears on a Biloxi tax bill combines the county, school, city, and any special district rates. Owners can find the exact breakdown on the parcel record in the public search portal.

Biloxi Property Tax Lien Search

A Biloxi property tax lien search shows whether a parcel has an unpaid tax balance that has become a lien on the property. Liens are public records and appear in the Harrison County land records system. Buyers, sellers, and title companies use these searches to confirm that no unpaid taxes will transfer with the sale.

To run a lien search, open http://landrecords.co.harrison.ms.us/DuProcessWebInquiry/VirtualIndex/ and search by parcel number, owner name, or address. The result page shows the current tax status, any recorded liens, and the history of the parcel.

Key data points a lien search covers:

• Outstanding tax balance for the current year.
• Delinquent years with the amount of tax, penalty, and interest.
• Recorded lien documents with the book and page number.
• Tax sale history, including the date and outcome of past sales.
• Release of lien records when a balance has been paid in full.

A clean lien search is a normal step before closing on a Biloxi property. Any unpaid balance is usually paid at closing from the sale proceeds.

Biloxi Property Tax History Records

Biloxi property tax history records show the past assessments, exemptions, and payments for a parcel. These records are useful for owners who want to track value changes over time. They also help buyers compare a property’s tax trend with the local market before purchase.

History records are stored in the Harrison County land records database. Each parcel record includes the last several years of tax data, with the following fields:

Owners can request older records that are not in the online system by visiting the Harrison County Chancery Clerk office in person or by mail. Copy fees may apply for certified records.

Biloxi Property Tax Reduction Programs

Biloxi property tax reduction programs help owners lower their tax bills through exemptions, deferrals, or special reviews. These programs target specific groups such as seniors, disabled veterans, low-income households, and long-term owners in need of repair.

Available reduction paths for Biloxi owners include:

• Senior citizen exemption for owners aged 65 and older who meet income limits.
• Disability exemption for owners with a qualifying medical condition.
• Disabled veteran exemption for service-related injuries.
• Property tax deferral program for low-income owners who cannot pay the full bill.
• Special valuation for properties in a designated historic district under repair.

Each program has its own form, deadline, and proof list. The Harrison County Tax Assessor office at 730 Dr Martin Luther King Jr Blvd can answer questions about which program fits a specific owner situation.

Biloxi Property Tax and School Funding

Biloxi property tax and school funding are tied together because a large share of the local millage supports the Biloxi Public School District. School funding from property taxes pays for teacher salaries, building upkeep, classroom supplies, and student programs. When property values rise or fall, the amount of school funding shifts with them.

How the school share of a Biloxi tax bill is calculated:

• The school district sets a millage rate each year during the budget process.
• The rate is added to the county and city rates on every parcel in the district.
• Total collections are split based on the share of taxable value in each district zone.
• State aid supplements the local share to reach a base funding level per student.

Owners who claim the homestead exemption directly reduce the school tax on their primary home. Higher exemption participation in Biloxi means the school district has a slightly smaller local base, which the state aid formula helps balance.

Biloxi Home Tax Calculator Usage

The Biloxi home tax calculator helps owners estimate the annual tax bill for a residential parcel. The tool uses the assessed value, the local millage rate, and any approved exemptions to produce a yearly amount. Most local estimators are simple forms that ask for three inputs.

Steps to estimate a Biloxi home tax bill:

1. Find the assessed value of the home in the public search portal.
2. Subtract the homestead exemption value, if the home qualifies.
3. Add up the county, city, school, and special district millage rates for the parcel.
4. Divide the taxable value by 1,000 to get the per-mill amount.
5. Multiply the per-mill amount by the combined millage rate to get the total tax.

The estimate is a planning tool. The final bill from the Harrison County Tax Collector is the legal amount due for the year, and the bill may differ if exemptions, rates, or values change before the due date.

Contact, Local Details, and Map

Tax Assessor

Department: Harrison County Tax Assessor (Biloxi Office)

Official Website: https://co.harrison.ms.us

Direct Public Search Portal: http://landrecords.co.harrison.ms.us/DuProcessWebInquiry/

Main Phone: (228) 435-8266

Official Email: plander@co.harrison.ms.us

Physical Address: 730 Dr Martin Luther King Jr Blvd, Biloxi, MS 39530

Mailing Address: P O Box 99, Biloxi, MS 39533

Deed Recorder

Department: Harrison County Chancery Clerk (Biloxi Recording Department)

Official Website: https://co.harrison.ms.us

Direct Public Search Portal: http://landrecords.co.harrison.ms.us/DuProcessWebInquiry/VirtualIndex/

Main Phone: (228) 435-8220

Official Email: Not Available

Physical Address: 730 Dr Martin Luther King Jr Blvd, Biloxi, MS 39530

Mailing Address: PO Box 544, Biloxi, MS 39533

Frequently Asked Questions

Biloxi property tax matters impact every homeowner, landlord, and business. Knowing rates, payment deadlines, exemptions, and appeal steps helps you avoid penalties and keep finances steady. The Harrison County Tax Assessor office supplies online tools, phone support, and in‑person assistance for clear, timely tax handling.

What are the current Biloxi property tax rates for 2026?

The 2026 Biloxi property tax rate sits at about 1.14 % of assessed value. This includes the city levy, school district levy, and county portion. For a home assessed at $200,000, the yearly bill totals roughly $2,280. Check the online calculator on the Harrison County website for exact figures based on your parcel.

How can I find my Biloxi property tax assessment online?

Visit the public search portal at http://landrecords.co.harrison.ms.us/DuProcessWebInquiry/. Enter your parcel number or address. The page displays the current assessment, taxable value, and any exemptions applied. If data looks wrong, call the Tax Assessor office at (228) 435‑8266 to request a review.

What exemptions are available for seniors in Biloxi?

Seniors may qualify for the homestead exemption and an additional age‑related credit. To apply, complete the exemption form available on the assessor’s site and submit it with proof of age and residency. Approved exemptions can reduce taxable value by up to $50,000, lowering the annual bill significantly.

How do I appeal a Biloxi property tax assessment?

First, gather recent comparable sales and your property’s condition report. File a written appeal with the Harrison County Tax Assessor within 30 days of receiving your notice. Include the evidence and a clear statement of why the assessment is too high. An informal hearing follows; most disputes settle before a formal board meeting.

Where can I pay my Biloxi property tax and avoid late penalties?

Payments accept online, by mail, or in person at the county tax collector office. The deadline for 2026 is October 1 for the first installment and December 31 for the balance. Paying after the due date adds a 5 % penalty plus interest. Set up automatic reminders to stay on schedule.

How can I check for a Biloxi property tax lien on a parcel?

Search the lien database through the Harrison County portal linked above. Enter the parcel ID to view any outstanding tax claims or recorded liens. If a lien appears, contact the tax collector to arrange payment or a payment plan. Clearing a lien promptly protects your credit and prevents a tax sale.