County housing intelligence
Mississippi Housing Market by County
Mississippi is not one housing market. Across 82 counties, the median county home value is $122,250 and the median county rent is $776/mo. The useful question is not whether Mississippi is cheap. It is which county fits your income, tax tolerance, and buy-versus-rent plan.
County median home value
$122,250
Median of county medians, less distorted by the largest metros.
County median rent
$776/mo
Gross rent includes rent plus utilities where Census reports it.
Counties compared
82
Every county with available ACS housing data in this state.
Fast answers
Start with the housing question.
Market brief
The state-level housing signal
These benchmarks use the median county in the state, not one metro-weighted average. That makes the brief better for county comparison and rural-to-urban screening.
Purchase price
State county median vs national benchmark
Rent
State county median vs national benchmark
Owner cost
State county median vs national benchmark
Income base
State county median vs national benchmark
Tax rate
State county median vs national benchmark
The Mississippi Pattern
These are the signals a statewide average hides. Start here before choosing counties to compare.
Price geography
Lafayette County, Madison County, DeSoto County sit at the top of the purchase market, while Quitman County, Holmes County, Jefferson County anchor the lower-cost end.
Rent reality
DeSoto County, Rankin County, Madison County lead on rent, while Issaquena County, Jefferson County, Holmes County show where monthly lease costs are lowest.
Decision lens
Greene County, Carroll County, Neshoba County screen best for purchase affordability when home values are measured against local household income.
Best Counties by Housing Goal
Different households need different rankings. Price alone is not enough, so these groups compare rent, income, owner costs, and tax exposure.
Cheapest to buy
Lowest median home values. Useful for purchase-price screening.
- 1. Quitman County
$69,600
- 2. Holmes County
$80,400
- 3. Jefferson County
$81,300
- 4. Tallahatchie County
$82,300
- 5. Claiborne County
$82,700
Best buy affordability
Lowest home-value-to-income ratios. Better than price alone.
- 1. Greene County
1.7x home-value-to-income
- 2. Carroll County
1.8x home-value-to-income
- 3. Neshoba County
1.8x home-value-to-income
- 4. Smith County
1.8x home-value-to-income
- 5. Franklin County
1.9x home-value-to-income
Cheapest to rent
Lowest median gross rent among counties with ACS rent data.
- 1. Issaquena County
$339/mo
- 2. Jefferson County
$448/mo
- 3. Holmes County
$590/mo
- 4. Sharkey County
$623/mo
- 5. Webster County
$632/mo
Lowest rent burden
Where typical renters spend the smallest share of income on rent.
- 1. Kemper County
14.6% rent burden
- 2. Carroll County
19.7% rent burden
- 3. Issaquena County
20.7% rent burden
- 4. Choctaw County
21.9% rent burden
- 5. Prentiss County
22.0% rent burden
Lowest tax-rate signal
Lowest effective property-tax rates in the state data.
- 1. Amite County
0.38% effective tax rate
- 2. Smith County
0.42% effective tax rate
- 3. Choctaw County
0.48% effective tax rate
- 4. Tishomingo County
0.49% effective tax rate
- 5. Claiborne County
0.49% effective tax rate
Owner-cost advantage
Counties where median owner costs are furthest below median rent.
- 1. Pike County
$354/mo cheaper to own than rent
- 2. Greene County
$318/mo cheaper to own than rent
- 3. Wayne County
$314/mo cheaper to own than rent
- 4. Scott County
$297/mo cheaper to own than rent
- 5. Clarke County
$289/mo cheaper to own than rent
Income-backed value
Higher-income counties that still hold a reasonable value-to-income profile.
- 1. Smith County
$60,916 income, 1.8x value-to-income
- 2. Carroll County
$59,327 income, 1.8x value-to-income
- 3. Greene County
$54,276 income, 1.7x value-to-income
- 4. Neshoba County
$57,013 income, 1.8x value-to-income
- 5. Webster County
$58,789 income, 2.0x value-to-income
Tradeoffs to Check
The best page is not the one that crowns a winner. It is the one that shows where a county can surprise you after the headline price looks attractive.
| Signal | County | What it means |
|---|---|---|
| Cheap price, weaker income base | Quitman County $69,600 home value, $32,412 income | Low purchase prices can still feel tight when local wages are also low. |
| Affordable homes, higher tax rate | Quitman County $69,600 home value, 1.06% tax rate | A low home price can be offset by the annual property-tax bill. |
| Renter pressure | Noxubee County $677/mo rent, 46.20% rent burden | Monthly rent alone does not show whether renters can comfortably absorb the cost. |
| Expensive, but income-supported | Lafayette County $315,400 home value, $67,185 income | Some high-price counties also have stronger incomes, so affordability depends on both sides of the equation. |
Lowest home values
Best value-to-income
Compare Every Mississippi County
Sorted by home-value-to-income ratio so the first rows are not just cheap counties, but counties where purchase prices look smaller relative to local income.
| County | Home Value | Rent | Income | Value/Income | Tax Rate |
|---|---|---|---|---|---|
| Greene County | $92,700 | $802/mo | $54,276 | 1.7x | 0.85% |
| Carroll County | $109,600 | $662/mo | $59,327 | 1.8x | 0.53% |
| Neshoba County | $100,000 | $839/mo | $57,013 | 1.8x | 0.89% |
| Smith County | $112,600 | $664/mo | $60,916 | 1.8x | 0.42% |
| Franklin County | $101,900 | $725/mo | $52,939 | 1.9x | 0.73% |
| Attala County | $104,600 | $825/mo | $51,639 | 2.0x | 0.68% |
| Webster County | $120,100 | $632/mo | $58,789 | 2.0x | 0.68% |
| Calhoun County | $90,300 | $662/mo | $43,125 | 2.1x | 0.66% |
| Jefferson County | $81,300 | $448/mo | $38,305 | 2.1x | 0.86% |
| Kemper County | $99,600 | $677/mo | $46,431 | 2.1x | 0.57% |
| Newton County | $106,300 | $638/mo | $50,540 | 2.1x | 0.73% |
| Quitman County | $69,600 | $672/mo | $32,412 | 2.1x | 1.06% |
| Jasper County | $107,100 | $724/mo | $48,660 | 2.2x | 0.69% |
| Scott County | $106,700 | $888/mo | $48,786 | 2.2x | 0.67% |
| Simpson County | $122,200 | $852/mo | $56,381 | 2.2x | 0.61% |
| Tallahatchie County | $82,300 | $732/mo | $37,466 | 2.2x | 0.61% |
| Benton County | $105,100 | $731/mo | $46,016 | 2.3x | 0.69% |
| Choctaw County | $117,200 | $638/mo | $50,919 | 2.3x | 0.48% |
| Copiah County | $114,100 | $766/mo | $49,089 | 2.3x | 0.72% |
| Covington County | $105,100 | $662/mo | $45,051 | 2.3x | 0.59% |
| Jefferson Davis County | $90,100 | $757/mo | $38,548 | 2.3x | 0.89% |
| Lawrence County | $100,000 | $753/mo | $43,531 | 2.3x | 0.67% |
| Leake County | $116,800 | $765/mo | $50,728 | 2.3x | 0.67% |
| Monroe County | $120,800 | $768/mo | $51,866 | 2.3x | 0.70% |
| Winston County | $124,600 | $721/mo | $53,031 | 2.3x | 0.65% |
| Coahoma County | $90,300 | $749/mo | $37,461 | 2.4x | 1.12% |
| Tippah County | $124,100 | $790/mo | $52,542 | 2.4x | 0.77% |
| Wayne County | $91,100 | $784/mo | $37,619 | 2.4x | 0.63% |
| Adams County | $108,700 | $734/mo | $43,644 | 2.5x | 0.90% |
| Chickasaw County | $109,800 | $670/mo | $43,586 | 2.5x | 0.73% |
| Holmes County | $80,400 | $590/mo | $32,538 | 2.5x | 0.86% |
| Perry County | $124,000 | $755/mo | $49,634 | 2.5x | 0.62% |
| Pike County | $110,800 | $919/mo | $43,814 | 2.5x | 0.88% |
| Prentiss County | $122,500 | $637/mo | $49,724 | 2.5x | 0.73% |
| Sharkey County | $98,000 | $623/mo | $40,000 | 2.5x | 0.88% |
| Sunflower County | $100,300 | $694/mo | $39,956 | 2.5x | 0.93% |
| Washington County | $104,000 | $833/mo | $42,165 | 2.5x | 0.86% |
| Wilkinson County | $90,000 | $686/mo | $35,311 | 2.5x | 0.99% |
| Yalobusha County | $122,300 | $667/mo | $49,151 | 2.5x | 0.66% |
| Claiborne County | $82,700 | $660/mo | $31,897 | 2.6x | 0.49% |
| Clarke County | $118,100 | $801/mo | $46,108 | 2.6x | 0.56% |
| Humphreys County | $87,800 | $641/mo | $33,731 | 2.6x | 0.98% |
| Itawamba County | $142,400 | $811/mo | $55,546 | 2.6x | 0.59% |
| Lauderdale County | $133,300 | $953/mo | $50,817 | 2.6x | 0.92% |
| Stone County | $161,100 | $936/mo | $61,413 | 2.6x | 0.70% |
| Walthall County | $126,600 | $790/mo | $48,905 | 2.6x | 0.72% |
| Warren County | $156,400 | $888/mo | $59,401 | 2.6x | 0.80% |
| Amite County | $100,800 | $670/mo | $37,222 | 2.7x | 0.38% |
| Grenada County | $132,200 | $807/mo | $48,804 | 2.7x | 1.02% |
| Jones County | $143,100 | $869/mo | $52,216 | 2.7x | 0.74% |
| Marion County | $122,800 | $818/mo | $45,110 | 2.7x | 0.75% |
| Noxubee County | $90,800 | $677/mo | $33,833 | 2.7x | 0.96% |
| Tishomingo County | $145,100 | $682/mo | $53,040 | 2.7x | 0.49% |
| Alcorn County | $142,100 | $751/mo | $51,260 | 2.8x | 0.58% |
| George County | $166,900 | $844/mo | $59,758 | 2.8x | 0.63% |
| Panola County | $127,800 | $874/mo | $45,945 | 2.8x | 0.65% |
| Jackson County | $193,100 | $1,101/mo | $66,201 | 2.9x | 0.71% |
| Lee County | $199,500 | $957/mo | $67,863 | 2.9x | 0.69% |
| Leflore County | $101,200 | $689/mo | $35,277 | 2.9x | 1.02% |
| Union County | $163,400 | $865/mo | $55,505 | 2.9x | 0.56% |
| Clay County | $129,100 | $817/mo | $43,125 | 3.0x | 0.63% |
| Lincoln County | $155,800 | $760/mo | $51,119 | 3.0x | 0.70% |
| Lowndes County | $164,100 | $930/mo | $53,812 | 3.0x | 0.60% |
| Montgomery County | $126,800 | $734/mo | $41,748 | 3.0x | 1.00% |
| Rankin County | $237,400 | $1,270/mo | $79,357 | 3.0x | 0.60% |
| Tate County | $209,000 | $963/mo | $69,704 | 3.0x | 0.65% |
| Forrest County | $168,000 | $972/mo | $53,640 | 3.1x | 0.81% |
| Marshall County | $167,900 | $868/mo | $53,458 | 3.1x | 0.72% |
| Pearl River County | $182,300 | $906/mo | $58,135 | 3.1x | 0.65% |
| Pontotoc County | $157,100 | $864/mo | $51,484 | 3.1x | 0.58% |
| DeSoto County | $269,600 | $1,451/mo | $85,297 | 3.2x | 0.60% |
| Hinds County | $159,900 | $1,061/mo | $49,402 | 3.2x | 0.88% |
| Lamar County | $224,700 | $1,126/mo | $70,909 | 3.2x | 0.66% |
| Bolivar County | $130,000 | $685/mo | $39,585 | 3.3x | 0.73% |
| Hancock County | $224,200 | $977/mo | $67,708 | 3.3x | 0.71% |
| Issaquena County | $110,800 | $339/mo | $31,429 | 3.5x | N/A |
| Harrison County | $212,200 | $1,115/mo | $59,479 | 3.6x | 0.65% |
| Madison County | $311,100 | $1,186/mo | $83,441 | 3.7x | 0.68% |
| Yazoo County | $153,800 | $790/mo | $39,295 | 3.9x | 0.78% |
| Tunica County | $175,900 | $977/mo | $39,364 | 4.5x | 0.53% |
| Lafayette County | $315,400 | $1,085/mo | $67,185 | 4.7x | 0.55% |
| Oktibbeha County | $237,700 | $915/mo | $46,695 | 5.1x | 0.71% |
Questions This Page Answers
Each answer is generated from the current county dataset, so it changes when the underlying ACS data changes.
What is the typical home value in Mississippi by county?
What is the typical rent in Mississippi by county?
Which Mississippi counties are most affordable to buy in?
Why do cheap counties still need a closer look?
Data: U.S. Census Bureau, American Community Survey (ACS) 5-Year Estimates (2019-2023) — Informational only. Not financial or legal advice.