Luckett explains property taxes

VICKSBURG, Miss. (VDN) — Warren County Tax Assessor Ben Luckett addresses concerns over high property tax bills.

In the State of Mississippi the Department of Revenue oversees the assessment rolls of every county. The department compares the sales in Warren County to the true values as determined by the tax assessors office to ensure values are equal and uniform. Each county is required to meet established performance standards for evaluation and accuracy.

Luckett must abide by these performance standards or the state can lock the counties rolls and hold them until the county comes into compliance. It that occurred it would be catastrophic for local government entities including the school district.

Each year the county tax rolls are audited by the state and Luckett must maintain an 85 percent of what the market value of a home is listed as. When it is below, the county must increase values to become compliant.

Luckett said in 2022, the county was at 95.43 percent, in 2023 it dropped slightly to 95.06 percent, in 2024 the percentage dropped to 91.20 percent, and finally in 2025 it dropped further to 88.26 percent.

“So what’s happening here is that the cost of these houses are going up,” said Luckett.

His job is to now balance the growing price of homes while also maintaining the lowest tax rates for citizens.

“What I’m trying to do is pass my audit, and keep the values as low as I can keep,” Luckett explained.

And what determines market values of homes? According to Luckett it is all determined by what buyers are willing to pay. As more and more home owners are willing to pay higher prices, the market value of homes will continue to raise and create higher taxes for property owners.

However, Luckett urges people to contact his office if they feel their assessed value is wrong.

“If you look at that valuation card and you feel that my value is wrong, that’s why I mailed them a month in advance; so we can go through, sit down and talk about it,” said Luckett. “Just call me. I have a whole stack. We’re going to go out and have a look at their property again.”

Luckett said his office gets complaints from people who never see him or his team on their property. Other people will complain that he is on their property assessing the value.

“It all comes down to this: this is my job. This is what you pay me to do. This what you elected me to do. You want me to do my job, but you really don’t want me to do my job. And that’s where I think a lot of people get confused,” he explained.

Luckett said there is good news for property owners 65 and up or who are disabled.

“If you’re over 65 or disabled, your value is frozen. So that means when I have to do these market adjustments, whatever the year you claim homestead, the value is frozen in time. That’s all you’re going to pay taxes. For example if your house 2018 was $100,000, and today it’s $189, you’re not gonna pay taxes on that $89K,” said Luckett.

Luckett continues to urge anyone with questions about their assessment evaluations to contact his office directly. The Tax Assessors office is located at the Warren County Courthouse, 1009 Cherry Street, on the first floor. The office is open Monday through Friday from 8 a.m. until 5 p.m. The office may be reached by phone by calling 601-638-6161.