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State

Data from November 2026

Housing , home prices, rents and assistance in Mississippi (2026)

In Mississippi, a typical home is worth $169,800 and the typical rent is $954 a month. The FHA limit for a one-unit home is $541,287 in every one of its counties. 16 HUD-approved counseling agencies serve Mississippi; 4 say they serve you in Spanish.

Most populous:

Typical home value by county

  • Under $100,000
  • $100,000–$110,800
  • $110,800–$127,800
  • $127,800–$164,100
  • $164,100 or more

Tap the map to see each county’s figure and open its page.

Typical home value
$169,800
49% less than the U.S.
U.S.: $332,700
Typical rent per month
$954
32% less than the U.S.
U.S.: $1,413
Typical household income
$56,447
30% less than the U.S.
U.S.: $80,734
FHA limit, 1 unit
$541,287
It is the same across Mississippi.
U.S.: $541,287 to $1,299,500
Property tax
0.72%
of value a year
The typical bill is $1,215 a year.
U.S.: 0.94%

Source: American Community Survey (ACS) 5-year estimates Average 2020–2024 American Community Survey (ACS) 5-year estimates Source: FHA mortgage limits (HUD) Data from 2026 data FHA mortgage limits (HUD)

In short

Living in Mississippi

In Mississippi, a typical home is worth $169,800: 49% less than in the United States overall. Prices change a lot by county: from $69,600 in Quitman County to $315,400 in Lafayette County. The typical household earns $56,447 a year and the typical rent is $954 a month; 51% of renter households spend 30% or more of their income on housing. 70% of households own their home, and the typical property tax is $1,215 a year (about 0.72% of value).

The conforming loan limit for a one-unit home is $832,750 across Mississippi. To pay HUD’s fair rent for a 2-bedroom apartment in Mississippi ($1,087) without spending more than 30% of income, you need about $20.90 an hour working full time.

Source: Conforming loan limits (FHFA) Data from 2026 data Conforming loan limits (FHFA) Source: Fair Market Rents (HUD) Fiscal year 2027 Fair Market Rents (HUD)

The essentials in Mississippi

More on property tax

  • Regular homestead exemption (Tier 1)

    The regular exemption (Tier 1) is for qualified applicants under 65 who do not qualify for a disability exemption under the other tiers. They can receive a tax credit of up to $300 against the taxes due on the property. The amount depends on the property's value.

    Mississippi Department of Revenue · Verified October 24, 2026

  • Which number you need: Social Security number (SSN) or ITIN

    The Department of Revenue asks you to check with your county Tax Assessor's office for any county-specific requirements before you go in to apply. Generally, you need the Social Security number (SSN) of every applicant. If an applicant does not have an SSN, an Individual Taxpayer Identification Number (ITIN) issued by the IRS is the only accepted alternative.

    Mississippi Department of Revenue · Verified October 24, 2026

  • Deadline: January 1 to April 1

    You apply at the county Tax Assessor's office between January 1 and April 1. You must own the home and live in it as your primary residence on January 1 of the year you seek the exemption. Ownership must be established before January 1, and the ownership instrument filed with the Chancery Clerk's office before January 7 of that year.

    Mississippi Department of Revenue · Verified October 24, 2026

  • How and when to appeal the assessment

    If you disagree with the assessment on your property, the Department of Revenue says to request a hearing with the county Board of Supervisors. For more information, contact your county's Chancery Clerk. Normally, an appeal must be filed by the first Monday in August before the taxes are due.

    Mississippi Department of Revenue · Verified October 24, 2026

  • Age or disability exemption (Tier 2)

    If you are 65 or older, or totally disabled, by January 1 of the year you seek the exemption, you pay no taxes on the first $7,500 of assessed value of your homestead. After the first year, the exemption can increase to include most future increases in value. You must provide proof of age (driver's license or birth certificate) or proof of total disability.

    Mississippi Department of Revenue · Verified October 24, 2026

The homes here

Housing in Mississippi

What homes there are in Mississippi, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

Detached houses, standing on their own, make up 69% of homes here, against 61% in the U.S..

Mobile homes are 14% of homes in Mississippi, more than in the U.S. (6%).

Year built

Here half of the homes date from 1986 or later; in the U.S., from 1980 or later.

Homes in Mississippi are bigger: 72% have 3 bedrooms or more; in the U.S., 61%.

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes

Looking at what owner-occupied homes in Mississippi are worth, the most common range is under $100K (30%).

Monthly rent with utilities

Looking at what people pay in rent in Mississippi, the most common range is between $500 and $999 a month (42%).

With a mortgage

$1,394 a month

United States: $1,963 a month

Without a mortgage

$432 a month

United States: $638 a month

Owners with a mortgage

49%

United States: 61%

The typical cost for an owner with a mortgage in Mississippi is $1,394 a month, less than in the U.S. ($1,963); without one, $432.

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

The typical home value in Mississippi rose 43% since 2015–2019, less than in the U.S. (53%).

The typical rent in Mississippi rose 22% over the same time; in the U.S., it rose 33%.

While home values in Mississippi changed +43% and rent +22%, the typical household income rose 25%.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureMississippiUnited States
Rental vacancy 8.2%5.5%
Homeowner vacancy 0.8%0.9%
More than one person per room 2.2%3.4%
People per household 2.492.53
Drive alone 82%69%
Carpool 9%9%
Public transit 0%3%
Walk or bike 1%3%
Work from home 6%15%
Other means 1%2%
Typical commute 20 to 29 minutes20 to 29 minutes

In Mississippi, the rental vacancy rate is 8.2%; in the U.S., 5.5%.

Fewer households are short on space in Mississippi: 2.2% have more than one person per room; in the U.S., 3.4%.

By size, households in Mississippi look like those in the U.S.: 2.49 people on average.

In Mississippi, 82% of workers drive alone to work; in the U.S., 69%.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Places

Explore the counties in Mississippi

Sort by any column or type a name. The 25 most populous are shown; the button reveals the rest.

See the counties page

Source: American Community Survey (ACS) 5-year estimates Average 2020–2024 American Community Survey (ACS) 5-year estimates Source: FHA mortgage limits (HUD) Data from 2026 data FHA mortgage limits (HUD) Source: Fair Market Rents (HUD) Fiscal year 2027 Fair Market Rents (HUD)

Calculator

Work out your payment in Mississippi

Start from the typical home value in Mississippi, $169,800, and this week’s average rate. Move the price and the down payment to see your monthly payment. If you already visited a county, the calculator uses its numbers.

More math for Mississippi

$
%

Estimated monthly payment

$1,377

FHA loan over 30 years, with estimated taxes and insurance.

See the full calculation

Prices and risks

Three official measures that help you decide: how much home prices have changed according to FHFA, how prices compare with the national average according to BEA, and how many homes sit in a flood zone according to FEMA.

Home prices

How have home prices changed?

According to the FHFA House Price Index, home prices in Mississippi rose 62% in the 10 years through 2025.

Price change each year

Period Mississippi United States
In 2025 +3.5% +2.9%
5 years (2020–2025) +42% +47%
10 years (2015–2025) +62% +85%

The index follows the prices of the same homes over time (sales and appraisals on loans bought or guaranteed by Fannie Mae and Freddie Mac). It is not the average price of a home. FHFA considers its annual state indexes experimental.

Source: FHFA House Price Index (HPI) Data from 2025 data FHFA House Price Index (HPI)

Cost of living

How expensive are prices here?

According to the Bureau of Economic Analysis (BEA), in 2024 prices in Mississippi were 13% lower than the U.S. average. Housing rents were 44% lower than nationwide.

Category Mississippi United States Versus the U.S.
All prices Consumer goods and services 87.0 100.0 13% less
Housing rents What renters pay 56.5 100.6 44% less
Water, power and gas Water, sewer, electricity and gas 78.4 98.4 20% less
Goods Food, clothing, transportation and more 96.2 99.6 3% less
Other services Services other than rent 96.1 100.1 4% less

BEA expresses each index as a percentage of the average U.S. price level: a higher number means higher prices, and a lower one, lower prices.

Source: Regional price parities (BEA) Data from 2024 data Regional price parities (BEA)

Flooding

Is there a flood risk?

According to FEMA, in Mississippi 7.6% of homes (88,283) are in a high-risk flood zone. Of those homes, 33% have NFIP flood insurance.

  • A high-risk zone (Special Flood Hazard Area) has a 1% or greater chance of flooding each year. 44 CFR 59.1
  • If the home is in that zone and the loan comes from a regulated lender, federal law requires flood insurance for the life of the loan, in communities that take part in the NFIP. 42 U.S.C. 4012a
  • Most homeowners insurance does not cover flood damage. FEMA, FloodSmart
Mississippi United States
Homes in a high-risk zone 7.6% 3.5%
Of those, with NFIP insurance 33% 48%
All homes with NFIP insurance 3.5% 2.9%

The NFIP is the federal flood insurance program; private policies are not counted. FEMA counts homes with its National Structure Inventory. We add up the county figures FEMA publishes.

Look up your address on FEMA’s map Source: Homes with flood insurance (NFIP, FEMA) As of August 3, 2026 Homes with flood insurance (NFIP, FEMA)

Places

Cities in Mississippi

The 16 most populous cities with a page. Each one compares its prices and rents with its county.

See the other cities (52)

    Help to buy

    Assistance programs in Mississippi

    Our list has 3 official programs that help you buy in Mississippi. Each card says what kind of help it gives and when we checked its official page.

    See all 3 programs
    1. Smart7 Mortgage Program

      Mississippi state corporation 30-year mortgage with $7,000 for the down payment or closing costs as a 0% second mortgage, repaid when you sell, refinance, stop living in the home or pay off the mortgage; no first-time buyer requirement. Offered by Mississippi Home Corporation (MHC).

      Deferred Verified November 5, 2026

    2. Easy8

      Mississippi state corporation 30-year mortgage with $8,000 at 0% as a second mortgage for the down payment, closing costs or prepaid expenses, repaid when you sell, refinance, stop living in the home or pay off the mortgage; for first-time buyers, except in designated areas and for veterans. Offered by Mississippi Home Corporation (MHC).

      Deferred Verified November 5, 2026

    3. Home4All

      Mississippi state corporation forgivable grant, with federal HOME funds, of up to $25,000 for the down payment, closing costs or to reduce the principal; for first-time buyers with incomes under 80% of the area median and a fixed-rate mortgage; if you sell before 5 or 10 years (depending on the amount), you may repay part of it. Offered by Mississippi Home Corporation (MHC).

      Grant Verified November 5, 2026

    Tenant rights

    Tenant rights in Mississippi

    Mississippi law answers 4 of these 5 questions, each answer with its citation. Where it says “Data not available”, we have not verified it against the source yet.

    A summary of state law, not legal advice. Cities may have additional rules.

    See every right

    1. How much can they charge for a deposit?

      Data not available

    2. When must they return my deposit?

      After your tenancy ends, you return the home and ask for your deposit, the landlord has up to 45 days to return what is left. If the landlord keeps part of it, the landlord must give you a written notice listing each amount claimed.

      Miss. Code Ann. §89-8-21(3)

    3. If I fall behind on rent, what notice must I get?

      If you don't pay rent, the landlord can give you a written notice. It can also come by email or text message, but only if you agreed to that in writing. The notice says the rental agreement will end if you don't pay the rent within 3 days.

      Miss. Code Ann. §89-8-13(5)(a)

    4. How much notice ends a month-to-month rental?

      To end a month-to-month rental in Mississippi, the landlord or the tenant must give written notice at least 30 days before the termination date.

      Miss. Code Ann. §89-8-19(3)

    5. Are there limits on late fees?

      Under Mississippi's landlord-tenant law, rent includes the late fees your rental agreement requires you to pay if you fall behind.

      Miss. Code Ann. §89-8-7(1)(k)

    A father and mother walk their son by the hand down the sidewalk.

    Help and advice

    Who can help you in Mississippi?

    You do not have to do this alone. A HUD-approved housing counselor gives independent advice on buying, renting, late payments and credit, often free or at low cost.

    16 HUD-approved counseling agencies serve Mississippi; 4 say they serve you in Spanish. Choose your county to see the closest ones with their phone number.

    52 public housing authorities run Section 8 vouchers and public housing in Mississippi.

    See all 16 agencies See the housing agencies

    Who runs the help in Mississippi

    • Mississippi Home Corporation (MHC)

      Mississippi Home Corporation (MHC) says it has programs that offer cash assistance at closing, a way to reduce your federal tax liability, and homebuyer education classes to improve your credit if you need them. Only an approved MHC lender can pre-qualify you and accept applications for an MHC loan product. All MHC products require that you complete pre-purchase homebuyer education.

      The agency's official page · Verified October 24, 2026

    Where to file a complaint in Mississippi

    • Help with insurance questions or complaints

      To ask for help with an insurance matter, most people call the Mississippi Insurance Department Consumer Help Line: toll-free at 800-562-2957, or 601-359-2453 in the Jackson area.

      Mississippi Insurance Department · Verified October 24, 2026

    • Insurance of last resort (residential property and wind)

      If you cannot get conventional insurance coverage through standard markets, the Mississippi Insurance Department lists residual market plans, called markets of last resort. They include the Mississippi Residential Property Insurance Underwriting Association and the Mississippi Windstorm Underwriting Association.

      Mississippi Insurance Department · Verified October 24, 2026

    Guides

    Guides for you in Mississippi

    We picked them with the numbers of Mississippi. Each one says why it can help you.

    Frequently asked questions about housing in Mississippi

    What is the FHA limit in Mississippi in 2026?

    In Mississippi, the FHA limit for a one-unit home is $541,287 in every one of its counties.

    How much does a typical home cost in Mississippi?

    The typical home value in Mississippi is $169,800 (Average 2020–2024, U.S. Census). The highest is in Lafayette County ($315,400) and the lowest in Quitman County ($69,600).

    How much does it cost to rent in Mississippi?

    The typical rent in Mississippi is $954 a month (Average 2020–2024, U.S. Census).

    How much do you need to earn to rent a 2-bedroom apartment in Mississippi?

    At HUD's average fair market rent in Mississippi ($1,087, Fiscal year 2027), about $20.90 an hour working full time, so rent stays under 30% of income.

    How much is property tax in Mississippi?

    The typical property tax in Mississippi is $1,215 a year, about 0.72% of home value (Average 2020–2024, U.S. Census).

    Where can I find free help in Spanish to buy a home in Mississippi?

    There are 16 HUD-approved counseling agencies in Mississippi; 4 say they serve you in Spanish. Each county page lists the closest ones with their phone number.

    Sources: American Community Survey (Average 2020–2024); FHA mortgage limits (2026 data); Conforming loan limits (2026 data); Fair Market Rents (Fiscal year 2027); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (Retrieved November 6, 2026); FHFA House Price Index (2025 data); Homes with flood insurance (As of August 3, 2026); Regional price parities (2024 data); Census Bureau cartographic boundary files (2024 data).