Housing decision brief
Simpson County, MS Housing Market
Simpson County screens as a below-state purchase price, rent that needs comparison, a manageable 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.
38th lowest home value out of 82 Mississippi counties with data | 53rd lowest rent out of 82
Median home value
$111,600
Purchase-price signal from Census ACS.
Median rent
$819/mo
Gross rent, including utilities where reported.
Monthly owner cost
$569/mo
Owner costs before individual loan terms.
Decision snapshot
Read this county in four signals.
Buy screen
2.1x
Median home value divided by local household income.
Rent burden
29.0%
Below 30% usually screens as less pressured.
Rent vs own
$250/mo
Median owner cost screens below median rent.
Data confidence
1 note
Crime coverage is partial, so safety comparisons need source context.
What Works
Lower purchase price
$111,600 median home value is 3% below Mississippi county median
Rent burden below pressure line
29.00% of renter income goes to rent, below the 30% burden threshold.
Owning screens cheaper than renting
Median owner costs are $250/mo below median rent before individual mortgage terms.
What to Check
Health context
Health score is 15.4 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
- Households weighing ownership against renting
- Remote earners or cash buyers looking below the state price line
Poor Fit For
- 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 Simpson 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. | $111,600 | $114,900 | $281,900 | Near state median3% below Mississippi county median |
Median gross rent Lower usually helps affordability. | $819 | $756 | $1,163 | 8% pressure8% above Mississippi county median |
Monthly owner cost Lower usually helps affordability. | $569 | $615 | $1,672 | 7% favorable7% below Mississippi county median |
Median household income | $54,111 | $48,207 | $74,755 | 12% favorable12% above Mississippi county median |
Effective property-tax rate Lower usually helps affordability. | 0.60% | 1.00% | 1.02% | 40% favorable40% below 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
+$21,351
Median income minus rent threshold.
Owner cushion
+$29,725
Median income minus owner-cost threshold.
Affordability Advisory
This turns the raw housing numbers into income and buy-versus-rent screens.
Affordability verdict
Simpson County offers affordable rental housing at a median of $819/month , about 18.2% of the typical household income here.
Rent vs own
At $819/month rent versus $569/month in owner costs, owning is roughly $250/month cheaper , a 31% difference.
Income needed
To afford the median rent without exceeding 30% of gross income, a household needs to earn approximately $32,760/year. For owner costs at the 28% rule, the required income is roughly $24,386/year. With a median household income of $54,111, most households can comfortably afford rent here. Notably, 29.0% of renter households in Simpson County are cost-burdened, spending more than 30% of income on housing.
Regional context
Within Mississippi, Simpson County is less affordable than Oktibbeha County by roughly 6% ($819/mo vs $873/mo).
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 |
|---|---|---|---|
| Jones County, MS | $126,800 | $810/mo | Same-state comparison near $126,800 home value and $810/mo rent. |
| Itawamba County, MS | $122,400 | $832/mo | Same-state comparison near $122,400 home value and $832/mo rent. |
| Clarke County, MS | $114,300 | $803/mo | Same-state comparison near $114,300 home value and $803/mo rent. |
| Jasper County, MS | $118,600 | $809/mo | Same-state comparison near $118,600 home value and $809/mo rent. |
| Greene County, MS | $94,200 | $811/mo | Same-state comparison near $94,200 home value and $811/mo rent. |
Data Confidence
- Crime coverage is partial, so safety comparisons need source context.
Next Checks
Housing Questions for Simpson County
Is Simpson County affordable for buying a home?
Is renting or owning cheaper in Simpson County?
How much income do you need for housing in Simpson County?
What should I double-check before moving to Simpson County?
Data: U.S. Census Bureau, American Community Survey (ACS) 5-Year Estimates (2019-2023) — Informational only. Not financial or legal advice.