Mississippi's 2026 Senior Homestead Expansion: $7,500 → $12,500 Assessed Value Exemption Under §27-33-67, Plus Full Ad Valorem Exemption on the Protected Portion
Updated April 2026
Mississippi expanded its senior and disabled homestead exemption effective January 1, 2026. Under MS Code §27-33-67, qualifying homeowners age 65+ or 100% totally disabled now receive a $12,500 assessed-value exemption (up from $7,500), AND the protected portion is exempt from all ad valorem taxes, meaning if your home's assessed value falls under the cap, your property tax can drop to zero. Mississippi assesses owner-occupied residential at 10% of true value, so a $12,500 assessed-value exemption shields a home with up to $125,000 of true value from all property tax. Above that, the portion above $125,000 of true value is taxed at the local rate.
How Mississippi's Two-Tier Homestead Exemption Works
Mississippi applies a different exemption depending on age and disability status:
- Under 65, not disabled: standard homestead exemption of up to $300 in tax credit (capped). The credit reduces the bill but does not zero it out. Application via the county tax assessor.
- Age 65+ OR 100% totally disabled: exemption from all ad valorem taxes on the first $12,500 of assessed value (effective January 1, 2026; was $7,500 prior). For homes with assessed value at or below $12,500 (true value ~$125,000 at MS's 10% residential ratio), property tax is $0 in practice.
Critical tier-change administrative step: when you turn 65 (or are newly determined 100% totally disabled), you must reapply at the next filing period to move from the under-65 tier to the senior tier. Failure to reapply leaves you at the lower exemption, sometimes for years, until the county catches the discrepancy or the homeowner reapplies. The bigger cost in MS practice has historically been seniors who turned 65 but never updated their filing, calendar the reapplication.
The 2026 Expansion: $7,500 → $12,500 (and Why It Matters)
For decades the senior exemption was capped at $7,500 of assessed value (~$75,000 of true value at the 10% residential ratio). Mississippi's 2025 legislative session passed an expansion lifting the cap to $12,500 of assessed value (~$125,000 of true value), effective January 1, 2026. For seniors in lower-cost-of-living MS counties whose homes fall below the $125,000 true-value mark, the practical impact is moving from a partial reduction to a complete elimination of property tax. For seniors with higher-value homes, the impact is a $5,000 increase in shielded assessed value, translating to an additional $50-$100 in annual savings depending on local millage.
100% Disabled Veterans and Service-Connected Disability Path
Mississippi treats 100% service-connected disabled veterans on the same exemption tier as seniors 65+, both qualify for the $12,500 assessed-value exemption with full ad valorem relief on the protected portion. Veterans rated 100% permanently and totally disabled by the U.S. Department of Veterans Affairs apply via the county tax assessor with VA documentation of the rating. The exemption applies regardless of the veteran's age. There is no separate, larger DV exemption tier above the senior tier.
No Senior Assessment Freeze in Mississippi
Mississippi does not provide a senior-specific assessment freeze. Seniors' protection is the assessed-value exemption above; if the home's true value rises and assessment grows beyond the $12,500 protected band, the taxed portion grows accordingly. Some MS counties additionally waive certain millage rates for seniors at the local-option level (school district, library, etc.), but no statewide freeze exists.
Frequently Asked Questions
My Mississippi home is worth $90,000. Will I pay any property tax once I qualify for the senior exemption?
Likely zero in practice. Mississippi assesses owner-occupied residential property at 10% of true value, so a $90,000 home has an assessed value of $9,000. The senior/disabled exemption (effective January 1, 2026) shields up to $12,500 of assessed value from all ad valorem taxes, your full $9,000 of assessed value falls under the cap. After accounting for any small additional fees that aren't classified as ad valorem, your tax bill should be at or near zero. This is a meaningful change from the pre-2026 framework, where the $7,500 cap left $1,500 of your assessed value taxable.
I turned 65 in 2024 and never reapplied. Did I miss out on the higher exemption?
For the years you didn't reapply, yes, Mississippi requires the senior to actively move into the over-65 tier via reapplication during the next filing period after qualifying. There is no automatic enrollment from the under-65 tier. Mississippi counties typically do not offer retroactive correction for missed years, but you can reapply now to move to the senior tier going forward. With the 2026 expansion to $12,500, the ongoing dollar value of being in the correct tier is substantially larger than it was. File the reapplication via your county tax assessor with proof of age (driver's license or birth certificate).
Does the Mississippi $12,500 senior exemption stack with anything else?
The senior/disabled exemption is the main statewide mechanism, there is no separate senior-specific tax credit on top of it (unlike Michigan's HPTC or Minnesota's M1PR Refund). At the local level, some Mississippi counties waive or reduce specific millage components (school district levies, road millage, library millage) for seniors above the state floor. These vary by county; ask your county tax assessor what supplemental local programs exist. Disabled veterans rated 100% by the VA qualify under the same $12,500 senior tier rather than a separate DV-specific path.
