Last updated on January 2nd, 2025 at 12:54 am
Not long ago, I had the pleasure of speaking with a friendly and knowledgeable young woman who works for Jackson County, Mississippi. My initial inquiry was about my property taxes, but our conversation quickly expanded to include how local residents perceive their tax obligations. As our discussion unfolded, one key takeaway became clear: life is proven to be a matter of perspective.
From Southern California to the Mississippi Gulf Coast
During our conversation at the Jackson County Tax Assessor’s Office, I shared a bit about my journey from Southern California to the Mississippi Gulf Coast. As we compared experiences, I couldn’t help but notice a recurring theme—many local residents feel their property taxes are excessively high. This observation made me chuckle because, from my perspective, Jackson County property taxes are remarkably reasonable.
Mississippi Taxes: Surprisingly Low in Comparison
From my viewpoint, Mississippi property taxes—and taxes in general—are significantly lower than in many other states, especially when compared to California. As I have pointed out the average resident on the Mississippi Gulf Coast might be shocked to learn just how steep property taxes can be in places like Southern California.
Perspective Shapes Our Reality
Ultimately, how we perceive taxes depends largely on our frame of reference. For someone who has spent their entire life in Jackson County, the local tax rates might feel high simply because there’s no direct comparison to other regions. On the other hand, my perspective is shaped by having paid property taxes in multiple states. From this broader vantage point, I see Mississippi taxes as fair and equitable.
So, are taxes here “too high”? The answer depends on what you’re comparing them to. Perspective truly defines our experience—and when it comes to property taxes, that perspective makes all the difference.
Cost of Living Index
| State | Cost of Living Index | Compared to US average |
|---|---|---|
| California | 150.0 | 150% |
| Mississippi | 87.1 | 87.1% |
| New York | 133.6 | 133.6% |
| New Jersey | 129.4 | 129.4% |
| Illinois | 102.6 | 102.6% |
| Washington | 116.9 | 116.9% |
| Oregon | 105.6 | 105.6% |
Gasoline in California is $1.40 per gallon more than in Mississippi
Since I moved to the Mississippi Gulf Coast, I have found that the price of gasoline is considerably lower than that in Southern California. The difference can be as high as $1.40 per gallon. When the average person in Jackson County is paying for example $3.00 per gallon for gas and it goes to $4.00, that’s a significant increase that people complain about.
I bought my home in Jackson County a few years before I moved here. Each time, however, I traveled to my Jackson County home from California, the price of gas changed. Regardless of how much it went up, it was still less expensive than California so I laughed it off.
Unfortunately, now that I am a resident, I look for stations with lower prices. Life is a matter of perspective. I should just drive in and pay the going price. Perhaps in the future, I will complain about the property tax rate. When I started my real estate business on the Mississippi Gulf Coast, I could see what fuel alone would have cost in California as a real estate agent.
The two beaches below are a matter of perspective. One could say the the Ocean Springs, MS beach is crowded or the beach photo on the right is crowded.
Jackson County MS taxes are 53% lower than in some Southern California locations
When I moved from California to Jackson County, Mississippi, I quickly realized just how stark the differences are between these two states—especially when it comes to property taxes, cost of living, and overall value.
A Tale of Two Homes
In California, I owned a home that was significantly smaller—62% smaller—than the one I purchased in Mississippi. Additionally, the lot size of my California home was 5.5 times smaller. Yet, despite owning a larger home on a bigger piece of land in Mississippi, my property taxes are 53% lower than what I paid in California.
Evaluating the Trade-Off
After much reflection, I still struggle to pinpoint what exactly I was receiving in return for those exorbitant taxes in California. The roads in California were in fair condition, but the roads along the Mississippi Gulf Coast were equally good, if not better.
Moreover, public services are notably more efficient in Mississippi. For example, I no longer have to endure two-hour-long waits just to renew my vehicle registration. Interactions at the tax office are noticeably smoother, and yes, the people here are friendlier (even if that’s a subjective observation).
So, What Was I Paying For in California?
The answer seems to boil down to one thing: the weather. Sure, California summers offer less humidity, and the climate is generally more temperate. But was that really worth thousands—no, tens of thousands—of extra dollars per year?
To add insult to injury, Mississippi has lower state income taxes, and you don’t have to pay extra for something as basic as a grocery bag when checking out at the store.
A Citizens-Run Government
One major difference I’ve noticed is the structure of Mississippi’s government. Unlike California’s sprawling bureaucratic system, Mississippi operates with a “citizens-run government” model. The legislature meets for just a few months at the start of each year, and most elected officials maintain regular jobs or small businesses outside their government duties.
This setup seems to encourage more practical governance and fewer unnecessary expenses.
Final Thoughts
Relocating to Mississippi has been an eye-opening experience. The financial savings are undeniable, the quality of public services is commendable, and the people are genuinely welcoming.
While California will always have its perks, Mississippi offers far more value for every tax dollar spent. And honestly, it might be a long, long time before I ever complain about taxes in Mississippi—if ever.
If you’re considering a move or evaluating the cost of living between states, it’s worth taking a closer look at what you’re truly getting for your tax dollars. In my case, Mississippi wins hands down.
Average Salary of State Legislators
| State | Average Pay |
|---|---|
| California | $117,831 |
| Mississippi | $29,598 |
| New York | $56,253 |
| New Jersey | 112,104 |
| Illinois | $82,915 |
| Washington | $63,166 |
| Oregon | $57,547 |
A major difference between Mississippi and some other states including California is that California has a full-time legislature. Many of the elected officials earn their entire income from the state. Along with a full-time job comes the need for full-time staff committee staff and others to keep the legislature running 24/7.
This cost is tremendous compared to states with part-time legislatures. The hundreds of millions of dollars that are expended to support this large and complex organization is a drain on the state coffers.
The table above indicates how little Mississippi legislators earn compared to California and some other high-cost states. Who is paying for this cost plus the staff members?
Full-time state legislatures are very expensive
How much more in taxes would Mississippi residents be required to pay if the legislature went full-time in Mississippi as it is in California? Back to the title of this article life is a matter of perspective.
If you have never lived in a high-tax state with a full-time legislature, you could not know how well you have it at home. It’s difficult to convey this message to Mississippi residents and residents of other states with part-time legislatures where there is pressure to go full-time.
Average Tax Burden by State
| State | Average Tax Burden |
|---|---|
| California | 13.3% |
| Mississippi | 9.3% |
| New York | 10.3% |
| New Jersey | 11.1% |
| Illinois | 9.9% |
| Washington | 10.2% |
| Oregon | 9.6% |
There are many other reasons why taxes are lower in Mississippi than in some other coastal states and the reasons are that the state and local governments pay attention to the residents/voters and want smaller government. Consequently, it’s far better for an economy if the treasure is in the hands of those who create it.
Update: I have lived in Jackson County, MS full-time now for more than two years. Taxes are still low, they creep up a bit as with anywhere but they are not going up as fast as they are in California where members of my family are still “suffering” under the burden. Eventually, it’s my hope to have more of them move here.
Life is proven to be a matter of perspective
This blog was not originally created to tout the greatness of the Mississippi Gulf Coast or drag down California or other high-cost states. However, as I encounter more things and situations that beg comparison, the more I am convinced that life is a matter of perspective. Most residents of Mississippi may not agree that taxes and the cost of living are not high.
I also have to recognize that in order for people to live in the high-cost states, they must earn more to afford the higher cost of their home. The chart below indicates how much a family of four must earn to live in the states listed.
How much does a family of four need to live?
| State | Required Income for Family of Four |
|---|---|
| California | $101,378 |
| Mississippi | $51,572 |
| New York | $92,178 |
| New Jersey | $99,598 |
| Illinois | $74,272 |
| Washington | $84,666 |
| Oregon | $78,547 |
As I have noted the cost to live in Mississippi is considerably less than the cost to live in California by about half. This is very significant. People living in Mississippi could not afford to pay the costs that people in California pay.
People living in Mississippi spend less time commuting to work and less time on the job than in other states. This may be a sign of a better quality of life. More time spent with families. All of these charts lead to one
Average work and commute hours per week
| State | Average Hours of Work | Average Commute Time |
|---|---|---|
| California | 37.6 | 26.8 minutes |
| Mississippi | 36.7 | 17.7 minutes |
| New York | 38.2 | 30.6 minutes |
| New Jersey | 38.0 | 29.1 minutes |
| Illinois | 37.4 | 27.9 minutes |
| Washington | 37.7 | 25.2 minutes |
| Oregon | 37.5 | 24.1 minutes |
In conclusion for me, life is indeed a matter of perspective. When you live in an area where you can attend your child’s after-school baseball game and then home for dinner with the family, that’s quality of life. Yet, there is no doubt that my friends on the Mississippi Gulf Coast think this is normal.
People living in Mississippi have no idea how many hours people in large metros commute to their workplace and how that erodes away their time with family. I will relate a story.
Many people in Southern California want to buy a house but they look around near their workplace and find that they can not afford a house. Someone tells them if they move from Orange County to Riverside County they can afford a house. Sounds good right? They drive out on a Saturday through traffic (who would think there is traffic on the weekends) and find a nice house. They can afford the house.
Which photo contains traffic? The one on the right is on the Mississippi Gulf Coast
The two-hour commute
Before they sign, they look at that one-hour commute each way back to Orange County. Knowing that their previous commute was just 15 minutes, they knew sometimes accidents could cause a two-hour delay. The additional gas and depreciation on their vehicle is a big bill but it allows them to buy a house.
They sign and buy. At first, the commute is not too bad, time is about what they expected. Over the years, more and more people have been on the road because they too bought in that area. The commute gets longer and the cost of that commute in fuel and auto repairs e.g. tires, and oil changes is eating into their budget. The commute coupled with the many accidents that delay arrival even more, can see these commutes stressful.
Before long, both husband and wife are working in Orange County and commuting. Their young kids join Little League and it falls to a neighbor to take them to games because the parents are not able to be there (commuting). The commute begins to wear on their marriage and family life not to mention the high cost. These commuters have forgotten that life may have been better before the long commute.
And what would life be without the ubiquitous traffic helicopter that does not exist on the Mississippi Gulf Coast? I don’t miss it.
Long work commutes have negative consequences
| Reason | Impact |
|---|---|
| Less time for family activities | Can make it difficult to eat dinner together, go to the park, or just relax and spend time together |
| Increased stress | Can spill over into family life, making it difficult for parents and children to relax and enjoy each other’s company |
| Financial strain | The cost of gas, tolls, and parking can add up, especially if the commute is long |
| Reduced productivity | Employees who have long commutes are more likely to be late for work, take sick days, and be less productive overall |
| Increased risk of accidents | Drivers who are tired or stressed are more likely to make mistakes, which can lead to accidents |
| Environmental impact | The more people who drive, the more pollution is created. This can contribute to climate change and other environmental problems |
| Reduced social interaction | People who spend a lot of time commuting are less likely to get out and socialize with friends and neighbors. This can lead to feelings of isolation and loneliness |
| Increased risk of obesity | People who spend a lot of time sitting in traffic are less likely to get exercise. This can lead to weight gain and other health problems |
| Reduced quality of life | People who have long commutes are more likely to be unhappy and stressed. This can lead to health problems, relationship problems, and other negative consequences |
| Increased risk of burnout | Employees who have long commutes are more likely to feel exhausted and overwhelmed. This can lead to health problems, relationship problems, and job dissatisfaction |
Once again Life is a Matter of Perspective
Once again, life is a matter of perspective. The commuters have lost track of the reasons for the home. People in Mississippi have no idea how difficult long commutes can be on families because the don’t have long commutes.
Each family goes about their daily activities not knowing that for one family there may be a better way. The other family not knowing that they have a great life.
To conclude, this article is not about everyone moving to the Mississippi Gulf Coast. It’s about how sometimes we fail to see the advantages that life has laid out for us and the opportunities that we fail to recognize.
My wife and I gave up all of the negatives because we “knew” the difference between living on the Mississippi Gulf Coast vs Southern California. We knew the cost of everything was lower, virtually no traffic even at 5:00 PM, and people were happy because they had a family life.
When you live in a crowded big metro area and you are always chasing the dollar, it’s hard to see the forest for the trees. That there is a better place, a better way to live. I found it, perhaps you can as well.
Please read some of our other articles on similar topics such as Why you need to retire on the Mississippi Gulf Coast! Leave comments to let us know how we have done. You can sign up for notifications about new articles.
Should you be interested in making a life-changing move to the Mississippi Gulf Coast, please contact Logan-Anderson Gulf Coastal Realtors. Sign up on the website to see homes for sale.
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