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Featured local agent — Yazoo City, MS
Sarah Mitchell
Compass Real Estate · Yazoo City, MS
“Your trusted relocation specialist since 2009. 350+ homes sold. Zero-pressure, data-first approach.”
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Yazoo City, MS Housing Market
The typical home in Yazoo City, MS is worth $69,486, fell 2.5% over the past year (Zillow Home Value Index, August 2026). The last median sale price Redfin published was $111,750, +116.5% year over year (through May 2026). With 2.0 months of supply and homes going under contract in about 183 days, Yazoo City is a balanced market. At today's 7.03% 30-year fixed rate, 20% down on a $69,486 home is about $371/mo in principal and interest.
Key numbers for Yazoo City, MS
Typical home value
$69,486
-2.5% in 12 months
Zillow, August 2026
Median sale price
$111,750
+116.5% year over year
Redfin, through May 2026
Days on market
183
Slow-moving
Redfin, through May 2026
Active listings
8
2.0 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
$28,722
Home costs 2.4x income
U.S. Census ACS, 2023
Sale-to-list ratio
86.3%
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 Yazoo City a buyer's or seller's market?
Yazoo City, MS is a balanced market, based on 2.0 months of supply and homes selling in about 183 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 Yazoo City housing market data show?
Every row below is Redfin's final published month for Yazoo City, MS. Redfin, through May 2026
| Metric | Value |
|---|---|
| Median sale price | $111,750 |
| Median list price | $170,000 |
| Year-over-year price change | +116.5% |
| Median price per sq ft | $83/sq ft |
| Median days on market | 183 days |
| Active inventory | 8 listings |
| Months of supply | 2.0 months |
| Sale-to-list price ratio | 86.3% |
| Homes sold (that month) | 4 |
| New listings (that month) | 3 |
| Listings with a price cut | 37.5% |
| 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 Yazoo City is frozen at May 2026.
- Typical home value (ZHVI)
- Zillow's estimate of what a mid-market home in Yazoo City 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 Yazoo City home prices moved?
Over the last three years the median sale price in Yazoo City, MS fell 34.7%, from $171,250 to $111,750. The live Zillow value series has fell 2.5% in the last 12 months, which is the more current read now that Redfin's series has stopped. 37.5% of Yazoo City 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 2.0 months while the sale-to-list ratio slips below its current 86.3%. 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 Yazoo City?
Priced off the typical home value of $69,486 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% | $13,897 | $55,589 | $371/mo |
| 5% | $3,474 | $66,012 | $441/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 $371, that implies roughly $15,898 a year before you add taxes and insurance. The median household in Yazoo City earns $28,722, about $12,824 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 2.4x — close to the historical 3x norm, which is unusual in 2026.
Run it with your own numbers: affordability calculator · mortgage calculator
Buying in Yazoo City in the next 12 months?
Tell us your timeline. We send the Yazoo City 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 Yazoo City?
Zillow does not publish a rent index (ZORI) for Yazoo City, MS, so we cannot compute a price-to-rent ratio here without borrowing a nearby market's rents and calling them local — which we will not do. The rent vs. buy calculator works with a rent figure you supply.
Is inventory rising or falling in Yazoo City?
Active listings in Yazoo City, MS went from 18 in April 2025 to 8 in May 2026, a -55.6% change. Falling inventory tightens competition. When supply drops while demand holds, sale-to-list ratios rise before the median sale price does.
| Month | Active listings | New listings |
|---|---|---|
| May 2025 | 21 | 6 |
| June 2025 | 20 | 5 |
| July 2025 | 18 | 1 |
| August 2025 | 21 | 6 |
| September 2025 | 17 | 5 |
| October 2025 | 10 | 3 |
| November 2025 | 8 | 3 |
| December 2025 | 8 | 3 |
| January 2026 | 9 | 3 |
| February 2026 | 12 | 3 |
| April 2026 | 12 | 4 |
| May 2026 | 8 | 3 |
Redfin, through May 2026
How does Yazoo City compare to Mississippi and the U.S.?
Yazoo City homes sell for $111,750 — 61% below the Mississippi median of $284,300. Against the national median of $410,700, Yazoo City runs 73% lower. Year-over-year, Yazoo City moved +116.5% against Mississippi's +5.7% — a bigger swing than the state as a whole.
| Market | Median sale price | YoY | Days on market |
|---|---|---|---|
| Yazoo City, MS | $111,750 | +116.5% | 183 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 Yazoo City
What buyers should watch
- Months of supply, currently 2.0. 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 37.5%. 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 $70 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 $69,486 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 Yazoo City listing goes under contract in 183 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 86.3% of asking. Price to that ratio from day one rather than chasing the market down in cuts.
- In the last published month Yazoo City added 3 new listings against 4 sales — more clearing than arriving, which is the better window to list.
- Your equity moved -2.5% 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 Yazoo City varies more than the citywide median suggests — check the ZIP pages below before you set a number.
Homes for sale in Yazoo City
There are currently 8 homes listed for sale in Yazoo City, Mississippi. The median listing price is $170K.
Active listings
8
Homes on market
Median list price
$170K
Avg. days on market
183
Days until sale
New this week
3
Newly listed
How much do homes cost in Yazoo City by property type?
How the Yazoo City, 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 | $111,750 | $83/sq ft | 4 | 183 days |
Who lives in Yazoo City?
American Community Survey estimates for Yazoo City. U.S. Census ACS, 2023
Population
10,270
Households
3,594
Median income
$28,722/yr
Median age
31.6 years
Owner-occupied
35.1%
Median home value
$93,000
Median gross rent
$823/mo
Mean commute
25 min
35.1% of occupied homes in Yazoo City 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 $93,000 against Zillow's $69,486 typical value; the gap is normal — ACS asks owners what they think their home is worth, Zillow models transactions.
Which public schools serve Yazoo City?
7 schools tracked · 2,580 students
The largest public schools serving Yazoo City, 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.
MCCOY ELEMENTARY SCHOOL
Grades PK-5 · 882 students
YAZOO CITY HIGH SCHOOL
Grades 9-12 · 537 students
BETTIE E WOOLFOLK MIDDLE SCHOOL
Grades 6-8 · 469 students
YAZOO COUNTY HIGH SCHOOL
Grades 9-12 · 417 students
YAZOO COUNTY MIDDLE SCHOOL
Grades 6-8 · 275 students
YAZOO CITY VOC COMPLEX
Grades 10-12
ALTERNATIVE LEARNING CENTER
Grades 3-12
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 Yazoo City, MS?
Ordered by distance from Yazoo City, not by size. Compare Yazoo City side by side with any of them.
Yazoo City housing market FAQ
Is Yazoo City a buyer's or seller's market?
Yazoo City, MS is currently a balanced market. That read comes from 2.0 months of supply, homes going under contract in about 183 days, and sellers getting 86.3% of their asking price in the last month Redfin published (May 2026).
How much do homes cost in Yazoo City?
The typical home in Yazoo City, MS is worth $69,486 (Zillow Home Value Index, August 2026). The median sale price in the last month Redfin published was $111,750, about $83 per square foot.
Is Yazoo City cheaper than the rest of Mississippi?
Yazoo City's median sale price of $111,750 is 61% lower than the Mississippi statewide median of $284,300, and 73% below the U.S. median of $410,700. Both figures are for the same period.
How long do homes take to sell in Yazoo City?
Homes in Yazoo City, MS spent a median of 183 days on market before going under contract, versus 47 days statewide. Over two months means buyers have time to inspect, compare and negotiate. (Redfin, through May 2026.)
What income do you need to buy a home in Yazoo City?
At the current 30-year fixed rate of 7.03%, 20% down on a $69,486 home is about $371 a month in principal and interest. Lenders typically want that under 28% of gross income, which works out to roughly $15,898 a year before taxes, insurance, HOA dues or mortgage insurance. The local median household income is $28,722.
Are home prices rising in Yazoo City?
The typical home value in Yazoo City, MS fell 2.5% over the last 12 months, from $71,291 to $69,486 (Zillow, August 2026). This is the live series — it refreshes monthly.
What are the cheapest ZIP codes in Yazoo City?
Yazoo City 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 Yazoo City?
That depends on your timeline, not on a headline. What the data says today: Yazoo City, MS is a balanced market with 2.0 months of supply, the 30-year fixed rate is 7.03%. Properties Incorporated publishes the data; it does not give financial advice.
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