County housing intelligence
Mississippi Housing Market by County
Mississippi is not one housing market. Across 82 counties, the median county home value is $114,900 and the median county rent is $756/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
$114,900
Median of county medians, less distorted by the largest metros.
County median rent
$756/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
Madison County, Lafayette County, DeSoto County sit at the top of the purchase market, while Quitman County, Holmes County, Wilkinson County anchor the lower-cost end.
Rent reality
DeSoto County, Rankin County, Madison County lead on rent, while Issaquena County, Jefferson County, Kemper County show where monthly lease costs are lowest.
Decision lens
Greene County, Neshoba County, Webster 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
$68,600
- 2. Holmes County
$76,500
- 3. Wilkinson County
$80,200
- 4. Claiborne County
$80,800
- 5. Jefferson County
$81,400
Best buy affordability
Lowest home-value-to-income ratios. Better than price alone.
- 1. Greene County
1.7x home-value-to-income
- 2. Neshoba County
1.8x home-value-to-income
- 3. Webster County
1.8x home-value-to-income
- 4. Calhoun County
1.9x home-value-to-income
- 5. Carroll County
1.9x home-value-to-income
Cheapest to rent
Lowest median gross rent among counties with ACS rent data.
- 1. Issaquena County
$253/mo
- 2. Jefferson County
$444/mo
- 3. Kemper County
$470/mo
- 4. Holmes County
$589/mo
- 5. Noxubee County
$590/mo
Lowest rent burden
Where typical renters spend the smallest share of income on rent.
- 1. Kemper County
17.0% rent burden
- 2. Choctaw County
20.0% rent burden
- 3. Itawamba County
20.0% rent burden
- 4. Benton County
22.0% rent burden
- 5. Issaquena County
22.0% rent burden
Lowest tax-rate signal
Lowest effective property-tax rates in the state data.
- 1. Issaquena County
0.35% effective tax rate
- 2. Tunica County
0.44% effective tax rate
- 3. Choctaw County
0.45% effective tax rate
- 4. Smith County
0.46% effective tax rate
- 5. Amite County
0.48% effective tax rate
Owner-cost advantage
Counties where median owner costs are furthest below median rent.
- 1. Jasper County
$354/mo cheaper to own than rent
- 2. Scott County
$334/mo cheaper to own than rent
- 3. Greene County
$329/mo cheaper to own than rent
- 4. Clarke County
$301/mo cheaper to own than rent
- 5. Amite County
$296/mo cheaper to own than rent
Income-backed value
Higher-income counties that still hold a reasonable value-to-income profile.
- 1. Webster County
$59,964 income, 1.8x value-to-income
- 2. Greene County
$55,838 income, 1.7x value-to-income
- 3. Neshoba County
$53,087 income, 1.8x value-to-income
- 4. Carroll County
$55,275 income, 1.9x value-to-income
- 5. Itawamba County
$59,508 income, 2.1x 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 $68,600 home value, $32,131 income | Low purchase prices can still feel tight when local wages are also low. |
| Affordable homes, higher tax rate | Quitman County $68,600 home value, 1.15% tax rate | A low home price can be offset by the annual property-tax bill. |
| Renter pressure | Noxubee County $590/mo rent, 45.00% rent burden | Monthly rent alone does not show whether renters can comfortably absorb the cost. |
| Expensive, but income-supported | Madison County $286,300 home value, $78,794 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 | $94,200 | $811/mo | $55,838 | 1.7x | 0.81% |
| Neshoba County | $96,600 | $759/mo | $53,087 | 1.8x | 0.89% |
| Webster County | $109,500 | $618/mo | $59,964 | 1.8x | 0.57% |
| Calhoun County | $82,900 | $674/mo | $43,942 | 1.9x | 0.68% |
| Carroll County | $105,500 | $621/mo | $55,275 | 1.9x | 0.67% |
| Scott County | $89,900 | $888/mo | $48,492 | 1.9x | 0.80% |
| Newton County | $102,700 | $722/mo | $50,426 | 2.0x | 0.80% |
| Yalobusha County | $97,200 | $810/mo | $49,171 | 2.0x | 0.82% |
| Covington County | $98,500 | $639/mo | $47,001 | 2.1x | 0.69% |
| Franklin County | $95,100 | $706/mo | $45,618 | 2.1x | 0.64% |
| Itawamba County | $122,400 | $832/mo | $59,508 | 2.1x | 0.64% |
| Kemper County | $90,200 | $470/mo | $43,595 | 2.1x | 0.60% |
| Quitman County | $68,600 | $650/mo | $32,131 | 2.1x | 1.15% |
| Simpson County | $111,600 | $819/mo | $54,111 | 2.1x | 0.60% |
| Attala County | $107,600 | $774/mo | $48,098 | 2.2x | 0.63% |
| Choctaw County | $104,500 | $661/mo | $48,321 | 2.2x | 0.45% |
| Copiah County | $105,600 | $682/mo | $47,994 | 2.2x | 0.79% |
| Jefferson County | $81,400 | $444/mo | $36,207 | 2.2x | 1.00% |
| Monroe County | $115,200 | $721/mo | $51,231 | 2.2x | 0.75% |
| Noxubee County | $85,200 | $590/mo | $38,814 | 2.2x | 1.01% |
| Smith County | $114,000 | $664/mo | $51,396 | 2.2x | 0.46% |
| Tallahatchie County | $82,200 | $695/mo | $37,383 | 2.2x | 0.60% |
| Wilkinson County | $80,200 | $674/mo | $35,930 | 2.2x | 0.86% |
| Chickasaw County | $100,400 | $702/mo | $43,041 | 2.3x | 0.74% |
| Jefferson Davis County | $87,100 | $695/mo | $37,183 | 2.3x | 0.84% |
| Prentiss County | $116,500 | $620/mo | $51,466 | 2.3x | 0.68% |
| Claiborne County | $80,800 | $651/mo | $34,371 | 2.4x | 0.58% |
| Coahoma County | $86,400 | $719/mo | $36,259 | 2.4x | 1.24% |
| Lawrence County | $104,600 | $835/mo | $43,368 | 2.4x | 0.70% |
| Leake County | $114,600 | $757/mo | $48,418 | 2.4x | 0.68% |
| Wayne County | $88,000 | $786/mo | $36,791 | 2.4x | 0.78% |
| Amite County | $89,800 | $689/mo | $35,385 | 2.5x | 0.48% |
| Clarke County | $114,300 | $803/mo | $46,054 | 2.5x | 0.50% |
| Jasper County | $118,600 | $809/mo | $47,157 | 2.5x | 0.60% |
| Jones County | $126,800 | $810/mo | $51,143 | 2.5x | 0.88% |
| Lauderdale County | $124,500 | $897/mo | $50,033 | 2.5x | 0.98% |
| Montgomery County | $110,700 | $682/mo | $45,057 | 2.5x | 0.90% |
| Perry County | $126,000 | $650/mo | $50,435 | 2.5x | 0.75% |
| Tippah County | $128,400 | $720/mo | $51,141 | 2.5x | 0.75% |
| Warren County | $144,400 | $889/mo | $56,648 | 2.5x | 0.85% |
| Washington County | $99,300 | $786/mo | $40,117 | 2.5x | 0.84% |
| Winston County | $121,200 | $654/mo | $49,071 | 2.5x | 0.65% |
| Adams County | $106,300 | $720/mo | $40,250 | 2.6x | 0.89% |
| Benton County | $109,300 | $729/mo | $42,139 | 2.6x | 0.66% |
| Grenada County | $123,400 | $823/mo | $47,998 | 2.6x | 1.01% |
| Holmes County | $76,500 | $589/mo | $29,434 | 2.6x | 0.91% |
| Sunflower County | $103,400 | $670/mo | $40,265 | 2.6x | 0.88% |
| Alcorn County | $132,300 | $728/mo | $49,404 | 2.7x | 0.60% |
| Humphreys County | $88,800 | $643/mo | $32,976 | 2.7x | 1.10% |
| Lincoln County | $131,800 | $754/mo | $48,316 | 2.7x | 0.72% |
| Pike County | $110,500 | $879/mo | $41,578 | 2.7x | 0.93% |
| Pontotoc County | $141,700 | $848/mo | $52,741 | 2.7x | 0.66% |
| Tate County | $173,000 | $897/mo | $63,995 | 2.7x | 0.77% |
| Walthall County | $120,600 | $718/mo | $45,444 | 2.7x | 0.78% |
| Jackson County | $181,700 | $1,087/mo | $64,756 | 2.8x | 0.73% |
| Lee County | $187,800 | $929/mo | $67,144 | 2.8x | 0.72% |
| Marion County | $117,000 | $700/mo | $42,320 | 2.8x | 0.74% |
| Panola County | $121,500 | $859/mo | $43,990 | 2.8x | 0.77% |
| Stone County | $163,300 | $839/mo | $59,307 | 2.8x | 0.61% |
| Union County | $159,100 | $910/mo | $56,807 | 2.8x | 0.58% |
| Clay County | $115,600 | $718/mo | $39,904 | 2.9x | 0.69% |
| Forrest County | $152,900 | $960/mo | $52,821 | 2.9x | 0.84% |
| Lowndes County | $157,400 | $909/mo | $54,460 | 2.9x | 0.64% |
| Rankin County | $223,400 | $1,210/mo | $77,454 | 2.9x | 0.62% |
| Tishomingo County | $132,500 | $703/mo | $46,257 | 2.9x | 0.54% |
| DeSoto County | $248,700 | $1,341/mo | $82,980 | 3.0x | 0.64% |
| Hinds County | $151,200 | $1,032/mo | $49,966 | 3.0x | 0.92% |
| Leflore County | $98,200 | $701/mo | $33,188 | 3.0x | 1.06% |
| Sharkey County | $108,000 | $622/mo | $35,741 | 3.0x | 0.93% |
| George County | $168,100 | $868/mo | $54,822 | 3.1x | 0.65% |
| Hancock County | $206,600 | $999/mo | $67,728 | 3.1x | 0.72% |
| Issaquena County | $90,700 | $253/mo | $29,271 | 3.1x | 0.35% |
| Pearl River County | $174,500 | $887/mo | $56,535 | 3.1x | 0.68% |
| Lamar County | $218,700 | $1,061/mo | $69,106 | 3.2x | 0.67% |
| Yazoo County | $129,200 | $804/mo | $40,974 | 3.2x | 0.89% |
| Bolivar County | $123,600 | $671/mo | $37,315 | 3.3x | 0.78% |
| Marshall County | $172,200 | $926/mo | $51,875 | 3.3x | 0.75% |
| Harrison County | $199,300 | $1,074/mo | $57,233 | 3.5x | 0.65% |
| Madison County | $286,300 | $1,097/mo | $78,794 | 3.6x | 0.72% |
| Lafayette County | $260,500 | $1,091/mo | $64,334 | 4.0x | 0.64% |
| Tunica County | $154,500 | $938/mo | $38,402 | 4.0x | 0.44% |
| Oktibbeha County | $219,500 | $873/mo | $43,482 | 5.0x | 0.77% |
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.