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City · 10,811 residents · Madison County, Mississippi

Canton , Mississippi

In Canton, a typical home is worth $112,000 and typical rent is $989 a month. Compared with all of Madison County, the typical home value is 64% lower, typical household income is 54% lower, and the share of households that own their home is 35 points lower.

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  • Typical home value

    $112,000

    64% below the county

    34% below Mississippi

    • Canton
    • Madison
    • Mississippi

  • Typical rent

    $989a month

    17% below the county

    4% above Mississippi

    • Canton
    • Madison
    • Mississippi

  • Typical household income

    $38,337a year

    54% below the county

    32% below Mississippi

    • Canton
    • Madison
    • Mississippi

  • Households that own their home

    36%

    35 points below the county

    34 points below Mississippi

    • Canton
    • Madison
    • Mississippi

Source: U.S. Census Bureau, Average 2020–2024

Market now, with Zillow data

Zillow data
Typical home value
$221,924
1.1% more than 12 months ago

From Zillow (ZHVI), September 2026. The Census figures above are 5-year averages (2020–2024).

Canton is in Madison County. The FHA loan limit ($541,287 for a one-unit home), the fair market rents and the help on this page are those of all of Madison County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Canton apart

What this place has that others do not, from public data, most unusual first.

  1. 36% of households in Canton own their home, against 71% in Madison County.

  2. The typical home in Canton is worth $112,000, 64% less than in Madison County as a whole ($311,100).

  3. The typical household income in Canton is $38,337, 54% less than in Madison County as a whole ($83,441).

  4. The typical rent in Canton is $989 a month, 17% less than in Madison County as a whole ($1,186).

  5. 15% of households in Canton have no internet at home (6% in Madison County).

Sources: U.S. Census Bureau (Average 2020–2024).

The homes here

Housing in Canton

What homes there are in Canton, 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

The detached house is still the most common home in Canton, but it weighs less than in Madison County: 56% against 75%.

Year built

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
Monthly rent with utilities

With a mortgage

$1,181 a month

Madison County: $1,858 a month

Without a mortgage

$324 a month

Madison County: $567 a month

Owners with a mortgage

51%

Madison County: 66%

In Canton, 51% of owners have a mortgage, and their typical cost is $1,181 a month, against $1,858 in Madison County. Without one it drops to $324.

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

From 2015–2019 to 2020–2024, the typical home value in Canton did not change clearly: the difference is within the Census margin of error.

The typical rent in Canton rose 27% since 2015–2019, about the same as in Madison County (26%).

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

MeasureCantonMadison CountyMississippiUnited States
Rental vacancy Unreliable estimate5.7%8.2%5.5%
Homeowner vacancy Unreliable estimateUnreliable estimate0.8%0.9%
More than one person per room Unreliable estimate1.8%2.2%3.4%
People per household 2.122.502.492.53
Drive alone 73%80%82%69%
Carpool 12%9%9%9%
Public transit Unreliable estimateUnreliable estimate0%3%
Walk or bike Unreliable estimate1%1%3%
Work from home Unreliable estimate10%6%15%
Other means Unreliable estimate1%1%2%
Typical commute 10 to 19 minutes20 to 29 minutes20 to 29 minutes20 to 29 minutes

On average, a household in Canton has 2.12 people, fewer than in Madison County (2.50).

The car rules in Canton: 73% of workers drive to work alone, and the typical trip takes 10 to 19 minutes.

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

Do the math

What would you pay each month for a home in Canton?

A typical home is tight for the typical income

We start with a typical home in Canton, worth $112,000, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 29% of the typical household income in Canton, which is $38,337 a year. For that payment to be 28% of income, a household would need to earn about $39,611 a year.

The calculator's FHA and conventional loan limits are those of all of Madison County.

Your numbers

Local data
$

Starts at the typical home value in Canton. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $3,920 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$924

at 7.18% · 30 years

Loan amount
$109,971
Total interest
$158,223
Paid off in
November 2056

Includes $1,891 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $895 a month

  • Tight

    $895 to $1,150 a month

    Your payment · 29%

  • Hard

    more than $1,150 a month

Compared with the typical household income in Canton ($38,337 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$924
Principal & interest$745
Property tax$83
Home insurance$47
FHA mortgage insurance (MIP)$50

You need at least $3,920 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

The city and its county

Canton and Madison County

Canton is in Madison County, Mississippi. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).

Canton's own numbers

Typical home value
$112,000
Typical monthly rent
$989
Typical yearly household income
$38,337
Households that own their home
36%
Effective property tax rate
0.89%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of Madison County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,289
Price change over 5 years (FHFA)
+42%
Homes in a high flood-risk zone
3.8%

HUD, FHFA and FEMA don't publish these numbers by city.

Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Madison County.

Everything about Madison County

Buying

Buying a home in Canton

A typical home in Canton is worth $112,000: 64% below the county and 34% below Mississippi. With the typical household income in Canton ($38,337 a year), a typical home costs 2.9 times what the household earns in a year.

Years of income to pay for a typical home

The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.

  • Canton 2.9 years
  • Madison 3.7 years
  • Mississippi 3.0 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Madison County

According to FHFA’s house price index, home prices in Madison County rose 56% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of Madison County.

Period County Mississippi U.S.
Last year (2025) +1.8% +3.5% +2.9%
5 years (2020–2025) +42% +42% +47%
10 years (2015–2025) +56% +62% +85%

The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Canton next to Madison County, Mississippi and the U.S.

Three numbers side by side. “Typical” means the median: half are above it and half below.

Typical home value
  • Canton $112,000
  • Madison $311,100
  • Mississippi $169,800
  • United States $332,700
Typical monthly rent
  • Canton $989
  • Madison $1,186
  • Mississippi $954
  • United States $1,413
Typical yearly household income
  • Canton $38,337
  • Madison $83,441
  • Mississippi $56,447
  • United States $80,734
See the full table
Canton next to Madison County and Mississippi
Measure Canton Madison County Mississippi U.S.
Typical home value $112,000 $311,100 $169,800 $332,700
Typical monthly rent $989 $1,186 $954 $1,413
Typical yearly household income $38,337 $83,441 $56,447 $80,734
Households that own their home 36% 71% 70% 65%
Typical yearly property tax $1,002 $2,108 $1,215 $3,119
Effective property tax rate 0.89% 0.68% 0.72% 0.94%
Renters with high rent for their income 56% 54% 51% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Madison County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.

Four ways to pay for a typical home in Canton

For a typical $112,000 home in Canton, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Canton's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $924a month

    Least cash to close
    Down payment
    $3,920
    Cash to close
    $7,280
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $50

  • Conventional, 5% down $904a month

    Down payment
    $5,600
    Cash to close
    $8,960
    Rate
    7.18%
    Mortgage insurance
    PMI · $53

  • Conventional, 20% down, no PMI $737a month

    Down payment
    $22,400
    Cash to close
    $25,760
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $840a month

    Down payment
    $16,800
    Cash to close
    $20,160
    Rate
    8.18%
    Mortgage insurance
    None

The option that asks for the least cash to close is FHA, 3.5% down.

  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for Canton and for Madison County.

Property tax

Effective rate in Canton

0.89%of the home’s value each year

$1,002 a year for the typical owner in Canton.

  • Canton 0.89%
  • Madison 0.68%
  • Mississippi 0.72%

What Mississippi publishes Regular homestead exemption (Tier 1) (Mississippi Department of Revenue)

Exemptions and deadlines in Mississippi

Flood risk in Madison County

FEMA does not publish these numbers by city: they are for all of Madison County.

Homes in the high-risk zone
3.8%
1,279
Of those, with NFIP insurance
28%
County Mississippi U.S.
Homes in the high-risk zone 3.8% 7.6% 3.5%
Of those, with NFIP insurance 28% 33% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Canton

Typical rent in Canton is $989 a month: 17% below the county. In Canton, 56% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Madison County, by unit size. To pay the 2-bedroom one ($1,289 a month) without spending more than 30% of your income, you would need to earn $24.79 an hour working full time.

HUD fair market rent for all of Madison County

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
Studio $1,099 $21.13 $43,960
1 bedroom $1,105 $21.25 $44,200
2 bedrooms $1,289 $24.79 $51,560
3 bedrooms $1,536 $29.54 $61,440
4 bedrooms $1,694 $32.58 $67,760

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

By ZIP code

Fair market rent by ZIP code in Canton

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Canton is in ZIP code 39046.

For 2 bedrooms it is $1,060: $229 less than the fair market rent for Madison County ($1,289).

  • 39046 $1,060$1,260

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Canton when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Low-income apartments

Low-income apartments in Canton

HUD lists 23 buildings with rents for lower incomes in Canton. These are the largest.

  • Joe Prichard Homes 201 Dobson Ave, Canton 39046 150 low-income homes · Run by The Housing Authority of the City of Canton · Average payment: $337 a month (601) 859-4032
  • Canton Estates 388 Ricks Dr, Canton 39046 121 low-income homes · For families (601) 859-7014
  • Kingston Place II 140 Harrington Dr, Canton 39046 122 homes, 120 low-income · 3 bd: 113 · 4 bd: 7 · In service since 2008 · For people with disabilities, families
  • Canton Garden Apt 619 Martin Luther King Dr, Canton 39046 100 low-income homes · For families (601) 859-3997
  • Camden Park Apts 107 Parkview Dr, Canton 39046 96 homes, 95 low-income · 2 bd: 96 · In service since 2008 · For older adults

See all 25 buildings in Madison County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Canton

You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.

We found no HUD-approved agencies with an office in Madison County. The nearest ones are below; many serve by phone or online.

An older man and his daughter go over papers with a professional.

HUD counseling is free or low-cost

Assistance programs in Canton

No down payment, repair or rent-help program on our list is for Canton or Madison County. The ones below are statewide in Mississippi: they work in Canton the same as in the rest of the state.

Which programs do I qualify for? All programs in Mississippi

  • Smart7 Mortgage Program

    Statewide in Mississippi

    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

    See the program Official page

  • Easy8

    Statewide in Mississippi

    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

    See the program Official page

  • Home4All

    Statewide in Mississippi

    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

    See the program Official page

Housing counselors near Canton

The HUD-approved agencies closest to the center of Canton, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • NSC (naca Counseling Subsidiary) - Jackson, MS

    405 Briarwood Dr, Jackson · 17 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 5 more
    (601) 922-4008

  • Housing Education and Economic Development, Inc.

    3405 Medgar Evers Blvd, Jackson · 21 miles away · Spanish

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 8 more
    (601) 981-1960

  • Mississippi Housing Partnership, Inc.

    1217 N West St, Jackson · 21 miles away

    • Mortgage delinquency and default
    • Budget and credit workshops
    • and 4 more
    (601) 969-1895

All counseling agencies in Mississippi

Help in Spanish near Canton

2 of the 3 agencies on this list say they serve in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Housing authorities of Canton

HUD’s record names them for Canton or Madison County. They run public housing or Section 8 vouchers. Ask whether their waiting list is open.

  • The Housing Authority of the City of Canton Public housing (601) 859-4032

All housing agencies in Mississippi Source: HUD

Cities

Other cities in Madison County

These cities are also in Madison County. They share its loan limits and fair market rents, but home values and rent change from one to the next.

Everything about Madison County Housing in Mississippi

Nearby cities

The cities closest to Canton, with the typical home value.

Neighboring counties

If Madison County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in Canton.

All guides
A smiling girl holds up a small mushroom she found on a forest outing.

Questions

Housing questions about Canton

Short answers with the numbers for Canton and all of Madison County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.

How much does a typical home cost in Canton?

The typical home value in Canton is $112,000, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Madison County it is $311,100.

How much does it cost to rent in Canton?

Typical rent in Canton is $989 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Madison County is $1,289.

What is the FHA loan limit in Canton?

Canton uses the FHA limit for all of Madison County (2026): $541,287 for a one-unit home and $1,041,125 for a four-unit home.

How much property tax do owners pay in Canton?

The typical homeowner in Canton pays $1,002 a year, according to the U.S. Census Bureau. That is 0.89% of the home’s value; in Madison County, the rate is 0.68%.

Where can I find free help to buy or rent in Canton?

We found no HUD-approved counseling agencies with an office in Madison County; the nearest ones are on this page. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).