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Featured local agent — Mississippi
Sarah Mitchell
Compass Real Estate · Mississippi
“Your trusted relocation specialist since 2009. 350+ homes sold. Zero-pressure, data-first approach.”
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Mississippi housing market
Mississippi housing market summary
The typical home in Mississippi is worth $197,606, up 2.3% over the past year. Homes that actually closed went for a median of $284,300 after 47 days on market. On supply, pricing discipline, and speed of sale, Mississippi currently reads as a balanced market at 3.8 months of supply. At today's 7.03% 30-year fixed rate, that typical home costs $1,055 a month in principal and interest with 20.0% down.
Sources: Zillow, August 2026 · Refreshes monthly · Redfin, through May 2026 · Freddie Mac via FRED, September 2026
Mississippi housing market at a glance
Every tile carries the provider and the month it was published
Typical home value
$197,606
+2.3% YoY · Zillow, August 2026
Median sale price
$284,300
Redfin, through May 2026
Typical asking rent
$1,488/mo
Median of 31 cities · Zillow, August 2026
30-yr fixed rate
7.03%
Freddie Mac via FRED, September 2026
Monthly P&I
$1,055
20.0% down, 30-yr fixed
Days on market
47
+5 days YoY
Active listings
7,330
+2.4% YoY
Median household income
$54,915
U.S. Census ACS, 2023
Typical home value is Zillow's ZHVI — the value of a typical home across the whole housing stock, not just the homes that sold. Median sale price is what actually closed. Redfin stopped publishing public market trackers in June 2026; latest available period is May 2026.
Where Mississippi home prices are heading
Mississippi's typical home value is $197,606, up 2.3% over 12 months. The two-year number matters more than the one-year number: it spans a full rate cycle rather than a single seasonal swing. Values are at or within a rounding error of their two-year high.
Against the national picture, Mississippi runs 46.4% below the U.S. typical home value of $368,697, and its 12-month move of +2.3% is outpacing the national pace of +1.2%.
What would have to change for Mississippi prices to fall. Prices fall when supply outruns demand for long enough that sellers compete on price rather than waiting. Mississippi is carrying 3.8 months of supply — below the four-month line, so inventory would have to roughly double before sellers lose pricing power. Active listings are +2.4% year over year and new listings +2.2%, which is close to flat. The other lever is the rate. At 7.03%, existing owners with cheaper mortgages have little reason to list, which is what has kept supply artificially low across most of the country. A sustained move down in rates unlocks those sellers and adds inventory; it also adds buyers. Which side moves first decides the direction.
Market trends
Statewide monthly series · Redfin, through May 2026 · No longer updating · Redfin stopped publishing public market trackers in June 2026; latest available period is May 2026.
What it costs to buy in Mississippi at today's rate
Down payment
$39,521
20.0% of value
Loan amount
$158,085
30-yr fixed
Monthly P&I
$1,055
at 7.03%
Income needed
$45,214
28.0% front-end ratio
A buyer purchasing the typical Mississippi home at $197,606 puts $39,521 down, finances $158,085, and pays $1,055 a month in principal and interest. Property taxes, homeowners insurance, HOA dues, and mortgage insurance sit on top of that and vary by county — budget for them separately rather than assuming the P&I figure is the payment.
Lenders typically want principal and interest under 28.0% of gross income, which puts the qualifying income for that purchase at roughly $45,214. Mississippi's median household earns $54,915 (Census ACS 2023) — a gap of $9,701 below what the median household brings in. Put differently, the median household would spend 23.1% of gross income on principal and interest alone — inside the ratio most lenders underwrite to.
The value-to-income ratio in Mississippi is 3.6x. Between roughly 3.5x and 5x, prices are ahead of local earnings but still within reach for higher-earning households. Model your own numbers in the affordability calculator or the mortgage calculator.
Figures are illustrative, not a quote or a pre-approval. Rate: Freddie Mac via FRED, September 2026 · Value: Zillow, August 2026 · Income: U.S. Census ACS, 2023
Buying in Mississippi in the next 12 months?
Tell us your timeline. We send the Mississippi market brief: the price ranges that are actually clearing, the cities where your budget goes furthest, and what to fix on your credit before you apply.
Rent or buy in Mississippi?
Zillow publishes its rent index per city rather than per state, so the honest statewide read is the median across the 31 largest Mississippi cities that carry it: $1,488 a month. Set against a typical home value of $197,606, that is a price-to-rent ratio of 11.1x.
Under 15x, buying tends to beat renting for anyone staying more than a few years — the rent you avoid does more work than the capital you tie up. Principal and interest on the typical home runs $433 less per month than that typical rent — and that is before taxes, insurance, and the roughly 1% of value a year most owners spend on maintenance.
For a second read on the same question, the Census ACS puts median gross rent across all Mississippi households — every unit type, not just what is currently listed — at $923 a month (2023), with 69.5% of Mississippi households owning rather than renting. Asking rents lead the ACS figure because they reflect today's new leases rather than the whole stock of existing ones.
Run the rent-vs-buy calculator with your own holding period and down payment — the statewide ratio is a starting point, not an answer.
Supply: what is on the market in Mississippi
| Measure | Latest | Year earlier | Change |
|---|---|---|---|
| Active listings | 7,330 | 7,155 | +2.4% |
| New listings | 2,544 | 2,490 | +2.2% |
| Homes sold | 1,920 | 2,002 | -4.1% |
| Months of supply | 3.8 | 3.6 | +0.2 |
| Sale-to-list ratio | 97.4% | 97.9% | Below asking |
What these mean. Active listings is the shelf — everything a buyer could tour today. New listings is restock rate; when it falls faster than sales, the shelf empties. Months of supply is active inventory divided by homes sold per month: at the current sales pace, how many months it would take to sell every home currently listed. Under 4 months of supply tilts toward sellers, 4 to 5 months is the neutral band, and above 5 months tilts toward buyers — above 7 months is a glut. These are the same thresholds the market verdict on every city and ZIP page is scored against. Sale-to-list ratio is the discipline check — above 100% means homes are clearing over asking on average, below means sellers are conceding.
Redfin, through May 2026 · No longer updating — Redfin stopped publishing public market trackers in June 2026; latest available period is May 2026. Zillow's inventory and new-listing counts are published per city and appear on the individual city pages.
Where Mississippi home values are moving fastest
12-month change in typical home value · Zillow, August 2026
Rising fastest
- 1.Mantachie+18.6%
- 2.Fulton+17.7%
- 3.Raymond+14.9%
- 4.Lexington+12.9%
- 5.Ecru+12.1%
- 6.Magnolia+11.1%
- 7.Goodman+10.3%
- 8.Shannon+9.1%
Falling
- 1.Rosedale-18.4%
- 2.Greenville-18.2%
- 3.Itta Bena-11.9%
- 4.Leland-11.3%
- 5.Moorhead-10.7%
- 6.Hollandale-9.7%
- 7.Shaw-7.8%
- 8.Natchez-7.6%
Computed from Zillow's typical home value for each city at August 2026 against the same month a year earlier, across the 150 largest Mississippi cities by population. Small markets swing hardest because a handful of transactions moves the index — read the city page before treating a large move as a trend.
The most and least expensive cities in Mississippi
Typical home value across the 150 largest cities · Zillow, August 2026
Most expensive
- 1.Oxford$416,262
- 2.Madison$414,316
- 3.Hernando$344,819
- 4.Olive Branch$332,043
- 5.Flowood$330,142
- 6.Flora$307,418
- 7.Pass Christian$306,754
- 8.Brandon$290,329
- 9.Vancleave$285,991
- 10.Ridgeland$285,651
Most affordable
- 1.Clarksdale$47,123
- 2.Greenville$53,407
- 3.Itta Bena$55,100
- 4.Stonewall$64,724
- 5.Leland$67,364
- 6.Hollandale$67,496
- 7.Yazoo City$69,486
- 8.Durant$72,138
- 9.Rosedale$73,358
- 10.Drew$74,213
The spread between Oxford and Clarksdale is 8.8x — one reason a single statewide number is close to useless for a buyer with a fixed budget. Pick the city first, then the price band. Speed is a separate axis from price: Florence was the quickest of these markets to clear at 3 days on market (Redfin, through May 2026).
How Mississippi compares
| Market | Typical value | 12-mo change | Median income | Value / income |
|---|---|---|---|---|
| Mississippi | $197,606 | +2.3% | $54,915 | 3.6x |
| United States | $368,697 | +1.2% | — | — |
| Louisiana | $217,039 | +2.1% | $60,023 | 3.6x |
| Alabama | $241,613 | +1.9% | $62,027 | 3.9x |
| Tennessee | $334,108 | +0.7% | $67,097 | 5.0x |
The three states above are Mississippi's nearest land neighbours — the markets buyers most often price against when a move is still negotiable. Mississippi is the cheapest of this group on a typical-value basis, which is what makes it a destination rather than an origin for cross-state moves.
Values and 12-month changes: Zillow, August 2026 · Refreshes monthly. Income: U.S. Census ACS, 2023. ACS publishes household income per state, not for the nation on the same basis, so the U.S. row shows home value only.
Mississippi housing markets by city
228 cities tracked — the 60 largest by population shown
Jackson
$86,367
Gulfport
$206,071
Southaven
$273,007
Biloxi
$238,012
Olive Branch
$332,043
Tupelo
$215,014
Meridian
$115,679
Greenville
$53,407
Madison
$414,316
Pearl
$211,439
Clinton
$238,090
Horn Lake
$202,312
Oxford
$416,262
Starkville
$285,560
Brandon
$290,329
Ridgeland
$285,651
Columbus
$179,537
Pascagoula
$143,942
Vicksburg
$149,319
Gautier
$193,463
Ocean Springs
$272,484
Hernando
$344,819
Long Beach
$238,651
Corinth
$181,771
Clarksdale
$47,123
Natchez
$114,594
Greenwood
$82,969
D'Iberville
Pop. 13K
Byram
$221,300
Grenada
$132,103
McComb
$98,674
Moss Point
$152,571
Picayune
$194,562
Brookhaven
$164,615
Canton
$226,397
Cleveland
$139,594
Flowood
$330,142
Yazoo City
$69,486
Bay St. Louis
Pop. 10K
West Point
$153,817
Indianola
$96,293
Diamondhead
$247,115
Booneville
$148,174
Senatobia
$249,229
Gulf Hills
$251,204
St. Martin
Pop. 8K
Richland
$222,968
Waveland
$217,822
Holly Springs
$179,019
Gulf Park Estates
Pop. 7K
Latimer
Pop. 6K
Pass Christian
$306,754
Pontotoc
$209,613
Vancleave
$285,991
Saltillo
$245,165
Crystal Springs
$131,207
Florence
$254,602
Fulton
$170,987
Wiggins
$180,994
Magee
$172,692
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What to do next in Mississippi
If you are buying
- Set the payment before the price. Start from what you can carry monthly, then work backwards with the affordability calculator — the typical Mississippi home is $1,055/mo in P&I today.
- Pick the city, not the state. Values across Mississippi run from $47,123 in Clarksdale to $416,262 in Oxford.
- Put two finalists head to head in the city comparison tool before you tour anything.
- Fix the credit file before you shop the rate. A better score moves the payment more than haggling over price does at 7.03%.
If you are selling
- Price against your city, not the statewide figure — the spread between Mississippi markets is wider than the year-over-year move in any of them.
- Read the supply table above. At 3.8 months of supply, you still set the terms — but only if the home is priced to the comps on day one.
- Watch days on market in your city, not the state. The statewide median was 47 days (Redfin, through May 2026); your city page carries its own.
- Time the listing against new-listing volume. New listings are +2.2% year over year — less competition than a year ago.
Mississippi housing market questions
What is the typical home value in Mississippi?
The typical home value in Mississippi is $197,606 (Zillow, August 2026). That is a +2.3% change over the past 12 months. The median price of homes that actually sold was $284,300 (Redfin, through May 2026); sale prices skew toward whatever segment is transacting, which is why they differ from the typical-value figure.
Are Mississippi home prices going up or down?
Mississippi home values are up 2.3% year over year (Zillow, August 2026). Values are at or near their highest reading in the past two years.
How much income do you need to buy a home in Mississippi?
At the current 30-year fixed rate of 7.03%, a $197,606 home with 20.0% down carries roughly $1,055 a month in principal and interest. Using the 28% front-end ratio most lenders underwrite to, that implies a household income of about $45,214 before taxes, insurance, HOA dues, or mortgage insurance are added. Mississippi's median household income is $54,915 (Census ACS, 2023), a gap of $9,701 below the median household. These figures are illustrative, not a quote or a pre-approval.
Is it cheaper to rent or buy in Mississippi?
Typical asking rent across the largest Mississippi cities Zillow publishes rent data for is $1,488 a month (median of 31 cities, Zillow, August 2026). Against a typical home value of $197,606, that is a price-to-rent ratio of 11.1x. Ratios under about 15x generally favour buying if you plan to stay put; above about 20x, renting and investing the difference tends to win over short horizons. Principal and interest alone runs $433 less than that typical rent each month, before taxes, insurance, and maintenance.
Which Mississippi cities are the most affordable?
Among the largest cities we track in Mississippi, the lowest typical home values are in Clarksdale ($47,123), Greenville ($53,407), Itta Bena ($55,100), Stonewall ($64,724), Leland ($67,364). Values are Zillow's typical-home-value index for August 2026.
Which Mississippi cities are the most expensive?
The highest typical home values among the largest Mississippi cities are in Oxford ($416,262), Madison ($414,316), Hernando ($344,819), Olive Branch ($332,043), Flowood ($330,142). Price per square foot, inventory, and days on market for each are on the individual city pages.
Which Mississippi cities are appreciating the fastest?
Over the past 12 months the largest home-value gains among Mississippi cities we track were in Mantachie (+18.6%), Fulton (+17.7%), Raymond (+14.9%), Lexington (+12.9%), Ecru (+12.1%). Fast appreciation usually reflects constrained supply, in-migration, or a small transaction base — check the individual city page before reading it as a trend.
How long do homes take to sell in Mississippi?
Homes in Mississippi spent a median of 47 days on market in the last month Redfin published (Redfin, through May 2026). That is 5 days slower than the same month a year earlier. The quickest market among the state's largest cities was Florence at 3 days. Redfin stopped publishing public market trackers in June 2026; latest available period is May 2026.
How does Mississippi compare to neighboring states?
Mississippi's typical home value of $197,606 compares with Louisiana at $217,039, Alabama at $241,613, Tennessee at $334,108. The U.S. typical home value is $368,697, putting Mississippi 46.4% below the national figure.
Is now a good time to buy in Mississippi?
That depends on your timeline, not the headline. The measurable inputs today: a 30-year fixed rate of 7.03%, 3.8 months of supply statewide (Redfin, through May 2026), active listings +2.4% year over year, and home values +2.3% over the past year. Buyers with a five-year-plus horizon are mostly exposed to the payment, not the price, so the rate you can qualify for matters more than the month you buy. Properties Incorporated is an independent data platform, not a brokerage or lender — this is information, not advice.
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Studies & tools
How we built these numbers
Neighboring state markets
- Louisiana housing market — $217,039 typical value
- Alabama housing market — $241,613 typical value
- Tennessee housing market — $334,108 typical value
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