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Featured local agent — Vicksburg, MS
Sarah Mitchell
Compass Real Estate · Vicksburg, MS
“Your trusted relocation specialist since 2009. 350+ homes sold. Zero-pressure, data-first approach.”
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Vicksburg, MS Housing Market
The typical home in Vicksburg, MS is worth $149,319, rose 1.3% over the past year (Zillow Home Value Index, August 2026). The last median sale price Redfin published was $163,999, +14.7% year over year (through May 2026). With 13.6 months of supply and homes going under contract in about 49 days, Vicksburg is a buyer's market. At today's 7.03% 30-year fixed rate, 20% down on a $149,319 home is about $797/mo in principal and interest.
Key numbers for Vicksburg, MS
Typical home value
$149,319
+1.3% in 12 months
Zillow, August 2026
Typical asking rent
$840/mo
Zillow Observed Rent Index
Zillow, August 2026
Median sale price
$163,999
+14.7% year over year
Redfin, through May 2026
Days on market
49
Average pace
Redfin, through May 2026
Active listings
68
13.6 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
$42,484
Home costs 3.5x income
U.S. Census ACS, 2023
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 Vicksburg a buyer's or seller's market?
Vicksburg, MS is a buyer's market, based on 13.6 months of supply and homes selling in about 49 days. Above 7 months of supply is a glut: inventory is well ahead of the sales pace, and buyers can take time to inspect, compare, and negotiate concessions.
Inputs are Redfin's final published period (May 2026). How we classify markets · Where the data comes from
What does the Vicksburg housing market data show?
Every row below is Redfin's final published month for Vicksburg, MS. Redfin, through May 2026
| Metric | Value |
|---|---|
| Median sale price | $163,999 |
| Median list price | $169,450 |
| Year-over-year price change | +14.7% |
| Median price per sq ft | $122/sq ft |
| Median days on market | 49 days |
| Active inventory | 68 listings |
| Months of supply | 13.6 months |
| Homes sold (that month) | 5 |
| New listings (that month) | 14 |
| Listings with a price cut | 10.3% |
| Market condition | Buyer's 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 Vicksburg is frozen at May 2026.
- Typical home value (ZHVI)
- Zillow's estimate of what a mid-market home in Vicksburg 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 Vicksburg home prices moved?
Over the last three years the median sale price in Vicksburg, MS fell 4.9%, from $172,500 to $163,999. The live Zillow value series has rose 1.3% in the last 12 months, which is the more current read now that Redfin's series has stopped. 10.3% of Vicksburg listings cut their asking price in the final Redfin month — a modest share, which is what a market looks like when sellers are pricing close to where homes actually clear.
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 Vicksburg?
Priced off the typical home value of $149,319 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% | $29,864 | $119,455 | $797/mo |
| 5% | $7,466 | $141,853 | $947/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 $797, that implies roughly $34,163 a year before you add taxes and insurance. The median household in Vicksburg earns $42,484, about $8,321 more than that threshold — the typical local household clears the payment on a typical local home with 20% down. That puts the price-to-income ratio at 3.5x — 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 Vicksburg in the next 12 months?
Tell us your timeline. We send the Vicksburg 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 Vicksburg?
Typical asking rent in Vicksburg, MS is $840/mo, against a typical home value of $149,319. That is a price-to-rent ratio of 14.8x, 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 $797 a month — $43 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 Vicksburg?
Active listings in Vicksburg, MS went from 67 in May 2025 to 68 in May 2026, a +1.5% change. Inventory has been roughly flat, which usually keeps prices moving with rates rather than with local supply.
| Month | Active listings | New listings |
|---|---|---|
| June 2025 | 70 | 17 |
| July 2025 | 79 | 18 |
| August 2025 | 80 | 19 |
| September 2025 | 81 | 18 |
| October 2025 | 73 | 6 |
| November 2025 | 69 | 9 |
| December 2025 | 67 | 11 |
| January 2026 | 65 | 12 |
| February 2026 | 60 | 11 |
| March 2026 | 61 | 17 |
| April 2026 | 69 | 20 |
| May 2026 | 68 | 14 |
Redfin, through May 2026
How does Vicksburg compare to Mississippi and the U.S.?
Vicksburg homes sell for $163,999 — 42% below the Mississippi median of $284,300. Against the national median of $410,700, Vicksburg runs 60% lower. Year-over-year, Vicksburg moved +14.7% against Mississippi's +5.7% — a bigger swing than the state as a whole.
| Market | Median sale price | YoY | Days on market |
|---|---|---|---|
| Vicksburg, MS | $163,999 | +14.7% | 49 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 Vicksburg
What buyers should watch
- Months of supply, currently 13.6. 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 10.3%. 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 $149 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 $149,319 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 Vicksburg listing goes under contract in 49 days. If yours passes that mark, the market is telling you the price is wrong — not that you need more showings.
- In the last published month Vicksburg added 14 new listings against 5 sales — more competition arriving than clearing, so early timing matters.
- Your equity moved +1.3% 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 Vicksburg varies more than the citywide median suggests — check the ZIP pages below before you set a number.
Homes for sale in Vicksburg
There are currently 68 homes listed for sale in Vicksburg, Mississippi. The median listing price is $169K.
Active listings
68
Homes on market
Median list price
$169K
Avg. days on market
49
Days until sale
New this week
14
Newly listed
How much do homes cost in Vicksburg by property type?
How the Vicksburg, 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 | $163,999 | $122/sq ft | 5 | 49 days |
Who lives in Vicksburg?
American Community Survey estimates for Vicksburg. U.S. Census ACS, 2023
Population
20,944
Households
8,158
Median income
$42,484/yr
Median age
39 years
Owner-occupied
57.8%
Median home value
$117,000
Median gross rent
$857/mo
Mean commute
17 min
57.8% of occupied homes in Vicksburg 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 $117,000 against Zillow's $149,319 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 $857/mo, below Zillow's $840/mo asking rent on new leases — the difference is roughly what a mover pays over a stayer.
Which public schools serve Vicksburg?
15 schools tracked · 6,465 students
The largest public schools serving Vicksburg, 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.
WARREN CENTRAL HIGH SCHOOL
Grades 9-12 · 1,168 students
VICKSBURG HIGH SCHOOL
Grades 9-12 · 842 students
WARREN CENTRAL JUNIOR HIGH SCHOOL
Grades 7-8 · 565 students
BEECHWOOD ELEMENTARY SCHOOL
Grades PK-6 · 556 students
DANA ROAD ELEMENTARY
Grades PK-2 · 434 students
VICKSBURG JUNIOR HIGH SCHOOL
Grades 7-8 · 431 students
SHERMAN AVE ELEMENTARY
Grades PK-2 · 394 students
VICKSBURG INTERMEDIATE
Grades 3-6 · 381 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 Vicksburg, MS?
Ordered by distance from Vicksburg, not by size. Compare Vicksburg side by side with any of them.
Vicksburg housing market FAQ
Is Vicksburg a buyer's or seller's market?
Vicksburg, MS is currently a buyer's market. That read comes from 13.6 months of supply, homes going under contract in about 49 days in the last month Redfin published (May 2026).
How much do homes cost in Vicksburg?
The typical home in Vicksburg, MS is worth $149,319 (Zillow Home Value Index, August 2026). The median sale price in the last month Redfin published was $163,999, about $122 per square foot.
Is Vicksburg cheaper than the rest of Mississippi?
Vicksburg's median sale price of $163,999 is 42% lower than the Mississippi statewide median of $284,300, and 60% below the U.S. median of $410,700. Both figures are for the same period.
How long do homes take to sell in Vicksburg?
Homes in Vicksburg, MS spent a median of 49 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 Vicksburg?
At the current 30-year fixed rate of 7.03%, 20% down on a $149,319 home is about $797 a month in principal and interest. Lenders typically want that under 28% of gross income, which works out to roughly $34,163 a year before taxes, insurance, HOA dues or mortgage insurance. The local median household income is $42,484.
Are home prices rising in Vicksburg?
The typical home value in Vicksburg, MS rose 1.3% over the last 12 months, from $147,332 to $149,319 (Zillow, August 2026). This is the live series — it refreshes monthly.
What are the cheapest ZIP codes in Vicksburg?
Vicksburg 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 Vicksburg?
That depends on your timeline, not on a headline. What the data says today: Vicksburg, MS is a buyer's market with 13.6 months of supply, the 30-year fixed rate is 7.03%, and the price-to-rent ratio of 14.8x 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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