Housing decision brief
Humphreys County, MS Housing Market
Humphreys County screens as a below-state purchase price, below-state rent, a higher tax-rate signal market. Use the page as a decision brief, not just a price lookup, because local income, taxes, and data confidence change how affordable the county really is.
12th lowest home value out of 82 Mississippi counties with data | 11th lowest rent out of 82
Median home value
$88,800
Purchase-price signal from Census ACS.
Median rent
$643/mo
Gross rent, including utilities where reported.
Monthly owner cost
$687/mo
Owner costs before individual loan terms.
Decision snapshot
Read this county in four signals.
Buy screen
2.7x
Median home value divided by local household income.
Rent burden
29.0%
Below 30% usually screens as less pressured.
Rent vs own
$44/mo
Median rent screens below owner cost.
Data confidence
1 note
Crime coverage is partial, so safety comparisons need source context.
What Works
Lower purchase price
$88,800 median home value is 23% below Mississippi county median
Lower rent
$643/mo is 15% below Mississippi county median
Rent burden below pressure line
29.00% of renter income goes to rent, below the 30% burden threshold.
What to Check
Lower income base
$32,976 median income is 32% below Mississippi county median
Tax rate needs attention
1.10% effective property-tax rate is 10% above Mississippi county median
Water quality cross-check
Water quality grade is F. Review water data before treating housing cost as the full story.
Health context
Health score is 5.2 out of 100, so affordability should be weighed against local health indicators.
Crime data coverage
Crime data coverage is partial. Treat zero or low crime rates as incomplete until you check the source coverage.
Best Fit For
- Buyers comparing homes to local incomes
- Remote earners or cash buyers looking below the state price line
Poor Fit For
- Households dependent on a deep local wage market
- Buyers focused only on purchase price and ignoring annual property tax
- Buyers who will not investigate local water systems before moving
- Anyone treating reported crime rates as complete without source context
County vs State vs National
The county number only matters after you see the benchmark. These comparisons show where Humphreys County is genuinely cheap, where it is average, and where the hidden cost may be.
| Metric | County | State | U.S. | Signal |
|---|---|---|---|---|
Median home value Lower usually helps affordability. | $88,800 | $114,900 | $281,900 | 23% favorable23% below Mississippi county median |
Median gross rent Lower usually helps affordability. | $643 | $756 | $1,163 | 15% favorable15% below Mississippi county median |
Monthly owner cost Lower usually helps affordability. | $687 | $615 | $1,672 | 12% pressure12% above Mississippi county median |
Median household income | $32,976 | $48,207 | $74,755 | 32% pressure32% below Mississippi county median |
Effective property-tax rate Lower usually helps affordability. | 1.10% | 1.00% | 1.02% | 10% pressure10% above Mississippi county median |
Rent burden Lower usually helps affordability. | 29.00% | 29.00% | N/A | Near state median29.00% of renter income goes to rent. |
Income Fit
A low price only helps if local income can carry the monthly cost. This panel compares the county income base with rent and owner-cost thresholds.
Rent cushion
+$7,256
Median income minus rent threshold.
Owner cushion
+$3,533
Median income minus owner-cost threshold.
Affordability Advisory
This turns the raw housing numbers into income and buy-versus-rent screens.
Affordability verdict
For renters in Humphreys County, the market is affordable. Expect to pay around $643/month in gross rent, with 29.0% of renter households considered cost-burdened.
Rent vs own
The median rent in Humphreys County is $643/month, while owner costs run $687/month. Renting saves approximately $44/month.
Income needed
To afford the median rent without exceeding 30% of gross income, a household needs to earn approximately $25,720/year. For owner costs at the 28% rule, the required income is roughly $29,443/year. With a median household income of $32,976, most households can comfortably afford rent here. Notably, 29.0% of renter households in Humphreys County are cost-burdened, spending more than 30% of income on housing.
Regional context
Humphreys County sits 7% less expensive than Jefferson Davis County ($695/month) in terms of median gross rent.
Better Counties to Compare
Similar counties are matched on home value, rent, income, and state context. This is more useful than a simple nearest-price list.
| County | Home Value | Rent | Why compare |
|---|---|---|---|
| Claiborne County, MS | $80,800 | $651/mo | Same-state comparison near $80,800 home value and $651/mo rent. |
| Amite County, MS | $89,800 | $689/mo | Same-state comparison near $89,800 home value and $689/mo rent. |
| Leflore County, MS | $98,200 | $701/mo | Same-state comparison near $98,200 home value and $701/mo rent. |
| Jefferson Davis County, MS | $87,100 | $695/mo | Same-state comparison near $87,100 home value and $695/mo rent. |
| Coahoma County, MS | $86,400 | $719/mo | Same-state comparison near $86,400 home value and $719/mo rent. |
Data Confidence
- Crime coverage is partial, so safety comparisons need source context.
Next Checks
Housing Questions for Humphreys County
Is Humphreys County affordable for buying a home?
Is renting or owning cheaper in Humphreys County?
How much income do you need for housing in Humphreys County?
What should I double-check before moving to Humphreys County?
Data: U.S. Census Bureau, American Community Survey (ACS) 5-Year Estimates (2019-2023) — Informational only. Not financial or legal advice.