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Featured local agent — Columbus, MS
Sarah Mitchell
Compass Real Estate · Columbus, MS
“Your trusted relocation specialist since 2009. 350+ homes sold. Zero-pressure, data-first approach.”
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Columbus, MS Housing Market
The typical home in Columbus, MS is worth $179,537, rose 1.9% over the past year (Zillow Home Value Index, August 2026). The last median sale price Redfin published was $145,000 (through May 2026). With 3.0 months of supply and homes going under contract in about 41 days, Columbus is a balanced market. At today's 7.03% 30-year fixed rate, 20% down on a $179,537 home is about $958/mo in principal and interest.
Key numbers for Columbus, MS
Typical home value
$179,537
+1.9% in 12 months
Zillow, August 2026
Typical asking rent
$1,358/mo
Zillow Observed Rent Index
Zillow, August 2026
Median sale price
$145,000
Last published period
Redfin, through May 2026
Days on market
41
Average pace
Redfin, through May 2026
Active listings
3
3.0 months of supply
Redfin, through May 2026
30-yr fixed rate
7.03%
Freddie Mac weekly average
Freddie Mac via FRED, September 2026
Median household income
$40,588
Home costs 4.4x income
U.S. Census ACS, 2023
Sale-to-list ratio
96.7%
Selling below asking
Redfin, through May 2026
Zillow figures are as of August 2026 and refresh monthly. Redfin figures are through May 2026 — Redfin stopped publishing its public market trackers in June 2026, so those numbers are final, not current. Mortgage rates come from Freddie Mac via FRED and update weekly.
Is Columbus a buyer's or seller's market?
Columbus, MS is a balanced market, based on 3.0 months of supply and homes selling in about 41 days. Under 4 months of supply tilts the market toward sellers: homes clear faster than they are replaced, so concessions are scarce.
Inputs are Redfin's final published period (May 2026). How we classify markets · Where the data comes from
What does the Columbus housing market data show?
Every row below is Redfin's final published month for Columbus, MS. Redfin, through May 2026
| Metric | Value |
|---|---|
| Median sale price | $145,000 |
| Median list price | $161,500 |
| Median price per sq ft | $122/sq ft |
| Median days on market | 41 days |
| Active inventory | 3 listings |
| Months of supply | 3.0 months |
| Sale-to-list price ratio | 96.7% |
| Homes sold (that month) | 1 |
| New listings (that month) | 2 |
| Listings with a price cut | 66.7% |
| Market condition | Balanced market |
How to read these numbers
- Median sale price
- Half the homes that closed sold for more than this, half for less. It moves with what kind of home sold that month, so a quiet month with two big sales can swing it. Redfin's figure for Columbus is frozen at May 2026.
- Typical home value (ZHVI)
- Zillow's estimate of what a mid-market home in Columbus is worth right now, whether or not it sold. It is smoother than the median sale price and it still refreshes monthly, which is why this page leads with it.
- Months of supply
- How long it would take to sell every active listing at the current pace. Under 3 favors sellers, over 6 favors buyers, and 3 to 6 is the balanced band.
- Days on market
- Median time from listing to accepted offer. Short means you should have financing ready before you tour; long means there is room to negotiate on price and repairs.
- Sale-to-list ratio
- Sale price divided by the last asking price. Above 100% means bidding above asking is normal here; below 100% means the typical buyer got a discount.
- Price per square foot
- The size-adjusted price. Use it to compare a 1,400 sq ft house to a 2,600 sq ft house, not to value your own home — lot, condition and age move it a lot.
- Listings with a price cut
- Share of active listings that dropped their asking price in the month. A high share is the earliest visible sign that sellers are ahead of what buyers will pay.
- Typical asking rent (ZORI)
- Zillow's repeat-rent index for asking rents on new leases. Paired with the home value it gives the price-to-rent ratio in the rent-vs-buy section below.
How have Columbus home prices moved?
Across the 15 months we hold for Columbus, MS, the median sale price rose 308.5%, from $35,500 in January 2022 to $145,000. The live Zillow value series has rose 1.9% in the last 12 months, which is the more current read now that Redfin's series has stopped. 66.7% of Columbus listings cut their asking price in the final Redfin month — a high share, and the clearest sign that list prices were running ahead of what buyers would pay. For prices to fall meaningfully from here, supply would have to keep building past 3.0 months while the sale-to-list ratio slips below its current 96.7%. Watch those two together — they move before the median does.
Redfin, through May 2026 — the chart ends at Redfin's final published month.
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What does it cost to buy a home in Columbus?
Priced off the typical home value of $179,537 at the current 7.03% 30-year fixed rate. These are principal and interest only — property taxes, homeowner's insurance, HOA dues and mortgage insurance are on top, and they vary enough by property that we will not guess them for you.
| Down payment | Cash at close | Loan amount | Monthly P&I |
|---|---|---|---|
| 20% | $35,907 | $143,629 | $958/mo |
| 5% | $8,977 | $170,560 | $1,138/mo |
Zillow, August 2026 for the price · Freddie Mac via FRED, September 2026 for the rate
What income do you need?
Lenders generally want housing costs under 28% of gross income. On the 20%-down payment of $958, that implies roughly $41,077 a year before you add taxes and insurance. The median household in Columbus earns $40,588, about $489 short of that threshold — the typical local household needs a larger down payment, a co-borrower, or a home below the typical home value to fit the 28% rule. That puts the price-to-income ratio at 4.4x — above the historical 3x norm but in line with much of the country in 2026.
Run it with your own numbers: affordability calculator · mortgage calculator
Buying in Columbus in the next 12 months?
Tell us your timeline. We send the Columbus market brief: the price ranges that actually clear, how long homes sit, and what to fix on your credit before you apply.
Is it cheaper to rent or buy in Columbus?
Typical asking rent in Columbus, MS is $1,358/mo, against a typical home value of $179,537. That is a price-to-rent ratio of 11.0x, which means buying tends to beat renting on monthly cost over a typical hold. Compared head to head, 20% down puts principal and interest at $958 a month — $399 less than renting before taxes and insurance, so ownership can win on monthly cost alone once you have the down payment.
Zillow, August 2026 for both value and rent
Add your own down payment, tax rate and time horizon in the rent vs. buy calculator.
Is inventory rising or falling in Columbus?
Active listings in Columbus, MS went from 3 in February 2022 to 3 in May 2026, a +0.0% change. Inventory has been roughly flat, which usually keeps prices moving with rates rather than with local supply.
| Month | Active listings | New listings |
|---|---|---|
| February 2022 | 3 | 4 |
| April 2022 | 2 | 1 |
| May 2022 | 1 | 1 |
| August 2023 | 3 | not published |
| February 2024 | 4 | 1 |
| June 2024 | 2 | 2 |
| July 2024 | 2 | 2 |
| August 2024 | 1 | not published |
| March 2025 | 2 | 1 |
| August 2025 | 4 | 2 |
| January 2026 | 1 | not published |
| May 2026 | 3 | 2 |
Redfin, through May 2026
How does Columbus compare to Mississippi and the U.S.?
Columbus homes sell for $145,000 — 49% below the Mississippi median of $284,300. Against the national median of $410,700, Columbus runs 65% lower.
| Market | Median sale price | YoY | Days on market |
|---|---|---|---|
| Columbus, MS | $145,000 | not published | 41 days |
| Mississippi statewide | $284,300 | +5.7% | 47 days |
| United States | $410,700 | not published | not published |
City and state rows: Redfin, through May 2026 · U.S. row: Freddie Mac via FRED, April 2026 (MSPUS, quarterly)
What to do next in Columbus
What buyers should watch
- Months of supply, currently 3.0. It turns before price does — when it climbs past 6, sellers start taking offers they would have rejected a quarter earlier.
- The share of listings cutting price, currently 66.7%. A listing that has already cut once is the one most likely to accept below asking.
- The gap between 5% and 20% down here is $180 a month in principal and interest alone, before mortgage insurance. That gap, not the price, is usually what decides your timeline.
- Rate moves. At 7.03%, every full point of rate change moves the payment on a $179,537 home more than a 5% price change does.
- Your credit tier before you shop, not after — it sets the rate you are quoted. Run your numbers first.
What sellers should know
- The median Columbus listing goes under contract in 41 days. If yours passes that mark, the market is telling you the price is wrong — not that you need more showings.
- Homes here close at 96.7% of asking. Price to that ratio from day one rather than chasing the market down in cuts.
- In the last published month Columbus added 2 new listings against 1 sales — more competition arriving than clearing, so early timing matters.
- Your equity moved +1.9% in the last 12 months on the Zillow value series. That, not the price you paid, is what sets your net proceeds.
- Comparable ZIP-level pricing inside Columbus varies more than the citywide median suggests — check the ZIP pages below before you set a number.
Homes for sale in Columbus
There are currently 3 homes listed for sale in Columbus, Mississippi. The median listing price is $162K.
Active listings
3
Homes on market
Median list price
$162K
Avg. days on market
41
Days until sale
New this week
2
Newly listed
How much do homes cost in Columbus by property type?
How the Columbus, MS market breaks down across single-family homes, condos and townhouses. Redfin, through May 2026
| Property type | Median price | Price / sq ft | Homes sold | Days on market |
|---|---|---|---|---|
| Single-family | $145,000 | $122/sq ft | 1 | 41 days |
Who lives in Columbus?
American Community Survey estimates for Columbus. U.S. Census ACS, 2023
Population
23,616
Households
9,975
Median income
$40,588/yr
Median age
39.6 years
Owner-occupied
48.1%
Median home value
$121,200
Median gross rent
$882/mo
Mean commute
17.8 min
48.1% of occupied homes in Columbus are owner-occupied, and the rest are rented — which is the share that decides how much of the local housing stock ever reaches the for-sale market. The Census self-reported median home value is $121,200 against Zillow's $179,537 typical value; the gap is normal — ACS asks owners what they think their home is worth, Zillow models transactions. Census median gross rent (all leases, including long-held ones) is $882/mo, below Zillow's $1,358/mo asking rent on new leases — the difference is roughly what a mover pays over a stayer.
Which public schools serve Columbus?
17 schools tracked · 6,404 students
The largest public schools serving Columbus, MS by enrollment, drawn from the National Center for Education Statistics. School quality is a commonly cited factor in home-buying decisions — these are the campuses families in this area are most likely to encounter.
NEW HOPE ELEMENTARY SCHOOL
Grades PK-5 · 1,199 students
COLUMBUS HIGH SCHOOL
Grades 9-12 · 937 students
NEW HOPE HIGH SCHOOL
Grades 9-12 · 818 students
NEW HOPE MIDDLE SCHOOL
Grades 6-8 · 612 students
COLUMBUS MIDDLE SCHOOL
Grades 6-8 · 580 students
COOK ELEMENTARY SCHOOL
Grades PK-5 · 423 students
STOKES BEARD ELEMENTARY SCHOOL
Grades PK-5 · 353 students
SALE ELEMENTARY SCHOOL
Grades PK-5 · 275 students
Source: National Center for Education Statistics, Common Core of Data directory. Updated annually. Ratings and test scores are not currently displayed.
Which cities are near Columbus, MS?
Ordered by distance from Columbus, not by size. Compare Columbus side by side with any of them.
Columbus housing market FAQ
Is Columbus a buyer's or seller's market?
Columbus, MS is currently a balanced market. That read comes from 3.0 months of supply, homes going under contract in about 41 days, and sellers getting 96.7% of their asking price in the last month Redfin published (May 2026).
How much do homes cost in Columbus?
The typical home in Columbus, MS is worth $179,537 (Zillow Home Value Index, August 2026). The median sale price in the last month Redfin published was $145,000, about $122 per square foot.
Is Columbus cheaper than the rest of Mississippi?
Columbus's median sale price of $145,000 is 49% lower than the Mississippi statewide median of $284,300, and 65% below the U.S. median of $410,700. Both figures are for the same period.
How long do homes take to sell in Columbus?
Homes in Columbus, MS spent a median of 41 days on market before going under contract, versus 47 days statewide. That is a normal pace: enough time to see a home twice, not enough to wait a month. (Redfin, through May 2026.)
What income do you need to buy a home in Columbus?
At the current 30-year fixed rate of 7.03%, 20% down on a $179,537 home is about $958 a month in principal and interest. Lenders typically want that under 28% of gross income, which works out to roughly $41,077 a year before taxes, insurance, HOA dues or mortgage insurance. The local median household income is $40,588.
Are home prices rising in Columbus?
The typical home value in Columbus, MS rose 1.9% over the last 12 months, from $176,255 to $179,537 (Zillow, August 2026). This is the live series — it refreshes monthly.
What are the cheapest ZIP codes in Columbus?
Columbus ZIP-level sale prices are not all published for the same period, so ranking them would compare different months. The ZIP pages listed on this page show what we hold for each one individually.
Is now a good time to buy in Columbus?
That depends on your timeline, not on a headline. What the data says today: Columbus, MS is a balanced market with 3.0 months of supply, the 30-year fixed rate is 7.03%, and the price-to-rent ratio of 11.0x means buying tends to beat renting on monthly cost over a typical hold. Properties Incorporated publishes the data; it does not give financial advice.
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