Homestead Exemption in Mississippi: Requirements and Application

Disclaimer: This page provides general legal information about Mississippi real estate law. It does not constitute legal advice and does not create an attorney-client relationship. For guidance on your specific situation, consult a licensed attorney.

Tax Disclaimer: This page provides general information about real estate taxation. It does not constitute tax advice. Consult a Certified Public Accountant (CPA) for guidance specific to your situation.

Mississippi Homestead Exemption for Property Taxes

The Mississippi homestead exemption reduces the assessed value of an owner-occupied primary residence for property tax purposes. This is one of the most significant property tax benefits available to Mississippi homeowners, and understanding the requirements is important for anyone purchasing a home in Oxford or Lafayette County.

Who Qualifies

To qualify for the homestead exemption, the applicant must meet all of the following requirements:

• Mississippi resident. The applicant must be a legal resident of Mississippi
• Owner. The applicant must own the property (fee simple, life estate, or certain other qualifying interests). Ownership documents (deed) must be filed with the Lafayette County Chancery Clerk before January 7 of the filing year
• Primary residence. The property must be the applicant primary residence as of January 1 of the filing year — the place where they live most of the year. Investment properties, second homes, and vacation rentals do not qualify
• Comply with Mississippi income tax requirements. The applicant must be current on Mississippi income tax obligations

When and How to File

Homestead exemption applications are accepted at the Lafayette County Tax Assessor office between January 2 and April 1 of each year. If April 1 falls on a weekend, the deadline is the preceding Friday. Applications filed after April 1 are generally rejected for that tax year.

Where to file: Lafayette County Tax Assessor office, 300 N. Lamar Blvd., Suite 103, Oxford, MS 38655. Phone: (662) 234-5562.

What to bring:

• Social Security Numbers for all applicants (or IRS-issued ITIN if no SSN)
• Date of birth for all applicants
• Phone number and email address
• Contact the Tax Assessor office in advance to confirm any additional county-specific requirements

Re-Filing Requirements

Once a homestead exemption is approved by the Mississippi Department of Revenue, the owner does not need to re-file annually. Re-filing is required only when circumstances change:

• Change of residence (moving to a different property)
• Death of a spouse
• Divorce or separation
• Marriage
• Reaching age 65 (may qualify for additional exemption)
• Becoming a 100 percent disabled veteran

Source: Lafayette County Tax Assessor office; Mississippi Department of Revenue Homestead Exemption guidelines; Miss. Code Ann. § 27-33-3.

How Much the Exemption Saves

The savings depend on the property assessed value and the local millage rate. The exemption reduces the assessed value subject to taxation, which directly reduces the annual tax bill. Contact the Lafayette County Tax Assessor at (662) 234-5562 for a specific calculation based on your property.

Properties That Do Not Qualify

• Investment properties held solely for rental income
• Second homes or vacation properties
• Properties used primarily for short-term vacation rentals
• Properties owned by entities (LLCs, corporations) rather than individuals — with limited exceptions
• Commercial properties

Converting Between Homestead and Non-Homestead

If a homeowner converts their primary residence to a rental property, they must notify the Tax Assessor office and the homestead exemption will be removed. The property will then be assessed without the exemption. Conversely, if an investor purchases a property and moves into it as a primary residence, they can apply for the homestead exemption.

Impact on Oxford Condo Buyers

Condo buyers who plan to live in the unit as their primary residence can claim the homestead exemption. Parent-buyers who purchase a condo for their student but do not live in it themselves generally cannot claim the exemption, because the property is not the parent primary residence. However, individual circumstances vary — the Tax Assessor makes the final determination based on the specific facts.

Why Work with a Broker Who Understands Homestead Exemption Rules

Bill Rosenblatt is a licensed attorney and licensed real estate broker in Mississippi. He understands the legal requirements for the Mississippi homestead exemption — who qualifies, what properties are eligible, and how converting a property between owner-occupied and investment use affects exemption status. This knowledge helps buyers understand the true carrying cost of a property and helps sellers present accurate tax information to prospective purchasers.

This does not create an attorney-client relationship and is not a substitute for independent legal or tax counsel. Clients should consult a CPA for tax guidance specific to their situation.

Oxford CPAs for Real Estate Tax Questions

Tax implications vary by transaction type and individual circumstances. The following Oxford-area CPAs work with real estate clients:

• Alex Sanders — GranthamPoole PLLC — (662) 234-8130
• Webb Baird — Baird & Stallings CPAs — (662) 887-4557

For a complete list of Oxford real estate service providers, see the Oxford Real Estate Professional Directory.

The professionals listed on this page are local service providers in the Oxford area. Their inclusion is for informational purposes only and does not constitute an endorsement, referral, or referral fee arrangement. Conduct your own due diligence when selecting any service provider.

Oxford Real Estate Intelligence Cross-Reference

• Market Intelligence — price trends, seasonal patterns, forecast models
• Single-Family Guide — 36 subdivisions, PPSF data, market profiles
• Condo Guide — 33 building profiles, HOA data, ownership analysis
• Costs and Fees — buyer/seller cost breakdowns, tax calculations
• Neighborhoods — school zones, proximity rankings, comparison tools
• Timing and Risk — DOM analysis, seasonal patterns, risk assessment
• Legal and Tax — Mississippi deed-of-trust, closing process, tax framework
• Lifecycle Scenarios — 50 transaction scenarios with Oxford context
• Buying and Selling — step-by-step transaction guidance
• Living in Oxford — schools, culture, cost of living overview

Last reviewed July 2026. Part of the Oxford MS Legal & Tax Guide.