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City · 23,348 residents · Lowndes County, Mississippi

Columbus , Mississippi

In Columbus, a typical home is worth $125,700 and typical rent is $897 a month. Compared with all of Lowndes County, the typical home value is 23% lower, typical household income is 22% lower, and the share of households that own their home is 13 points lower.

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  • Typical home value

    $125,700

    23% below the county

    26% below Mississippi

    • Columbus
    • Lowndes
    • Mississippi

  • Typical rent

    $897a month

    4% below the county

    6% below Mississippi

    • Columbus
    • Lowndes
    • Mississippi

  • Typical household income

    $42,235a year

    22% below the county

    25% below Mississippi

    • Columbus
    • Lowndes
    • Mississippi

  • Households that own their home

    48%

    13 points below the county

    22 points below Mississippi

    • Columbus
    • Lowndes
    • Mississippi

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

Market now, with Zillow data

Zillow data
Typical home value
$178,333
3.4% more than 12 months ago
Typical rent
$1,371 a month
3.6% more than 12 months ago

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

Columbus is in Lowndes 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 Lowndes County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Columbus apart

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

  1. Nearby, in Louisville, the typical rent is $617: 31% less than in Columbus ($897).

  2. 48% of households in Columbus own their home, against 61% in Lowndes County.

  3. The typical home in Columbus is worth $125,700, 23% less than in Lowndes County as a whole ($164,100).

  4. The typical household income in Columbus is $42,235, 22% less than in Lowndes County as a whole ($53,812).

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

The homes here

Housing in Columbus

What homes there are in Columbus, 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 Columbus, but it weighs less than in Lowndes County: 65% against 69%.

Year built

The typical home in Columbus was built in 1974, 7 years before the typical one in Lowndes County.

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

The FHA limit for Lowndes County is high ($541,287): at least 96% of owner-occupied homes in Columbus are worth less than $500,000.

Monthly rent with utilities

About 57% of rented homes in Columbus cost less than HUD's 2-bedroom fair market rent for Lowndes County ($931); the rest cost more.

With a mortgage

$1,131 a month

Lowndes County: $1,287 a month

Without a mortgage

$415 a month

Lowndes County: $400 a month

Owners with a mortgage

51%

Lowndes County: 53%

Owning costs less in Columbus: with a mortgage, the typical cost is $1,131 a month; in Lowndes County, $1,287. Without one, $415.

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

Since 2015–2019, home values in Columbus moved so little that the Census cannot say whether they rose or fell.

The typical rent in Columbus rose 12% over the same time; in Lowndes County, it rose 16%.

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

MeasureColumbusLowndes CountyMississippiUnited States
Rental vacancy 8.0%8.8%8.2%5.5%
Homeowner vacancy Unreliable estimateUnreliable estimate0.8%0.9%
More than one person per room Unreliable estimate1.2%2.2%3.4%
People per household 2.202.452.492.53
Drive alone 88%86%82%69%
Carpool 5%7%9%9%
Public transit Unreliable estimateUnreliable estimate0%3%
Walk or bike Unreliable estimate1%1%3%
Work from home 5%5%6%15%
Other means Unreliable estimateUnreliable estimate1%2%
Typical commute 10 to 19 minutes10 to 19 minutes20 to 29 minutes20 to 29 minutes

Open rentals in Columbus look like those in Lowndes County: the rental vacancy rate is 8.0%.

Households in Columbus are smaller: 2.20 people on average; in Lowndes County, 2.45.

To get to work, 88% of workers in Columbus drive alone; in Lowndes County, 86%.

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 Columbus?

A typical home is tight for the typical income

We start with a typical home in Columbus, worth $125,700, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 30% of the typical household income in Columbus, which is $42,235 a year. For that payment to be 28% of income, a household would need to earn about $44,726 a year.

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

Your numbers

Local data
$

Starts at the typical home value in Columbus. 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 $4,400 (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

$1,044

at 7.18% · 30 years

Loan amount
$123,423
Total interest
$177,576
Paid off in
November 2056

Includes $2,123 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $985 a month

  • Tight

    $985 to $1,267 a month

    Your payment · 30%

  • Hard

    more than $1,267 a month

Compared with the typical household income in Columbus ($42,235 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$1,044
Principal & interest$836
Property tax$100
Home insurance$52
FHA mortgage insurance (MIP)$56

You need at least $4,400 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

Columbus and Lowndes County

Columbus is in Lowndes 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).

Columbus's own numbers

Typical home value
$125,700
Typical monthly rent
$897
Typical yearly household income
$42,235
Households that own their home
48%
Effective property tax rate
0.95%

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

Numbers for all of Lowndes County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$931
Price change over 5 years (FHFA)
+37%
Homes in a high flood-risk zone
13%

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 Lowndes County.

Everything about Lowndes County

Buying

Buying a home in Columbus

A typical home in Columbus is worth $125,700: 23% below the county and 26% below Mississippi. With the typical household income in Columbus ($42,235 a year), a typical home costs 3.0 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.

  • Columbus 3.0 years
  • Lowndes 3.0 years
  • Mississippi 3.0 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Lowndes County

According to FHFA’s house price index, home prices in Lowndes County rose 52% in the 10 years through 2025.

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

Period County Mississippi U.S.
Last year (2025) +4.6% +3.5% +2.9%
5 years (2020–2025) +37% +42% +47%
10 years (2015–2025) +52% +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

Columbus next to Lowndes 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
  • Columbus $125,700
  • Lowndes $164,100
  • Mississippi $169,800
  • United States $332,700
Typical monthly rent
  • Columbus $897
  • Lowndes $930
  • Mississippi $954
  • United States $1,413
Typical yearly household income
  • Columbus $42,235
  • Lowndes $53,812
  • Mississippi $56,447
  • United States $80,734
See the full table
Columbus next to Lowndes County and Mississippi
Measure Columbus Lowndes County Mississippi U.S.
Typical home value $125,700 $164,100 $169,800 $332,700
Typical monthly rent $897 $930 $954 $1,413
Typical yearly household income $42,235 $53,812 $56,447 $80,734
Households that own their home 48% 61% 70% 65%
Typical yearly property tax $1,199 $992 $1,215 $3,119
Effective property tax rate 0.95% 0.6% 0.72% 0.94%
Renters with high rent for their income 53% 49% 51% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Lowndes 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 Columbus

For a typical $125,700 home in Columbus, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Columbus's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $1,044a month

    Least cash to close
    Down payment
    $4,400
    Cash to close
    $8,171
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $56

  • Conventional, 5% down $1,021a month

    Down payment
    $6,285
    Cash to close
    $10,056
    Rate
    7.18%
    Mortgage insurance
    PMI · $60

  • Conventional, 20% down, no PMI $833a month

    Down payment
    $25,140
    Cash to close
    $28,911
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $949a month

    Down payment
    $18,855
    Cash to close
    $22,626
    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 Columbus and for Lowndes County.

Property tax

Effective rate in Columbus

0.95%of the home’s value each year

$1,199 a year for the typical owner in Columbus.

  • Columbus 0.95%
  • Lowndes 0.6%
  • Mississippi 0.72%

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

Exemptions and deadlines in Mississippi

Flood risk in Lowndes County

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

Homes in the high-risk zone
13%
2,945
Of those, with NFIP insurance
17%
County Mississippi U.S.
Homes in the high-risk zone 13% 7.6% 3.5%
Of those, with NFIP insurance 17% 33% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Columbus

Typical rent in Columbus is $897 a month: 4% below the county. In Columbus, 53% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Lowndes County, by unit size. To pay the 2-bedroom one ($931 a month) without spending more than 30% of your income, you would need to earn $17.90 an hour working full time.

HUD fair market rent for all of Lowndes 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 $798 $15.35 $31,920
1 bedroom $803 $15.44 $32,120
2 bedrooms $931 $17.90 $37,240
3 bedrooms $1,278 $24.58 $51,120
4 bedrooms $1,298 $24.96 $51,920

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 Columbus

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Columbus has 3 ZIP codes with their own.

For 2 bedrooms it runs from $910 in 39701 to $1,070 in 39705.

1 of the 3 is above the fair market rent for Lowndes County ($931).

  • 39701 $910$1,240
  • 39702 $910$1,250
  • 39705 $1,070$1,470

3 of these ZIP codes cross the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Columbus 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 Columbus

HUD lists 17 buildings with rents for lower incomes in Columbus. These are the largest.

  • Wash Ter-T.V. James Ter 502 15th Ave S, Columbus 39701 380 homes, 379 low-income · Run by The Housing Authority of the City of Columbus · Average payment: $327 a month · Average wait: 12 months · Homes at several sites (662) 328-4236
  • Yorkville 677 Yorkville Rd E, Columbus 39702 215 low-income homes · Run by Mississippi Regional Housing Authority No. IV · Average payment: $329 a month · Average wait: 6 months · Homes at several sites (662) 327-4121
  • Gen WM Roberts Terr 247 William Roberts Rd, Columbus 39702 100 low-income homes · Run by The Housing Authority of the City of Columbus · Average payment: $299 a month · Average wait: 14 months (662) 328-4236
  • Greentree Apts 500 Greentree Dr, Columbus 39702 100 low-income homes · For people with disabilities (662) 327-7050
  • Cypress Park Apts II 300 S Lehmberg Rd, Columbus 39702 96 homes, 95 low-income · 1 bd: 16 · 2 bd: 32 · 3 bd: 48 · In service since 2005

See all 18 buildings in Lowndes County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Columbus

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 Lowndes County. The nearest ones are below; many serve by phone or online.

A young woman and a young man point to a line in their notes beside a laptop in a library.

HUD counseling is free or low-cost

Assistance programs in Columbus

No down payment, repair or rent-help program on our list is for Columbus or Lowndes County. The ones below are statewide in Mississippi: they work in Columbus 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 Columbus

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

  • North Mississippi Rural Legal Services

    493 Ryland Way, Oxford · 88 miles away · Spanish

    • Mortgage delinquency and default
    • Workshops for new owners
    • and 2 more
    (662) 234-8731

  • NSC (naca Counseling Subsidiary) - Jackson, MS

    405 Briarwood Dr, Jackson · 128 miles away · Spanish

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

  • Mississippi Housing Partnership, Inc.

    1217 N West St, Jackson · 132 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 Columbus

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 Columbus

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

  • The Housing Authority of the City of Columbus Public housing (662) 328-4236

One other authority has an office in Lowndes County: see the list Source: HUD

Cities

Nearby cities

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

Everything about Lowndes County Housing in Mississippi

Neighboring counties

If Lowndes 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 Columbus.

All guides
A father holds his baby and his young son by a white picket fence.

Questions

Housing questions about Columbus

Short answers with the numbers for Columbus and all of Lowndes 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 Columbus?

The typical home value in Columbus is $125,700, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Lowndes County it is $164,100.

How much does it cost to rent in Columbus?

Typical rent in Columbus is $897 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Lowndes County is $931.

What is the FHA loan limit in Columbus?

Columbus uses the FHA limit for all of Lowndes 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 Columbus?

The typical homeowner in Columbus pays $1,199 a year, according to the U.S. Census Bureau. That is 0.95% of the home’s value; in Lowndes County, the rate is 0.6%.

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

We found no HUD-approved counseling agencies with an office in Lowndes 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).