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City · 14,192 residents · Adams County, Mississippi

Natchez , Mississippi

In Natchez, a typical home is worth $119,400 and typical rent is $806 a month. Compared with all of Adams County, typical household income is 16% lower, the typical home value is 10% higher, and the share of households that own their home is 12 points lower.

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  • Typical home value

    $119,400

    10% above the county

    30% below Mississippi

    • Natchez
    • Adams
    • Mississippi

  • Typical rent

    $806a month

    10% above the county

    16% below Mississippi

    • Natchez
    • Adams
    • Mississippi

  • Typical household income

    $36,735a year

    16% below the county

    35% below Mississippi

    • Natchez
    • Adams
    • Mississippi

  • Households that own their home

    56%

    12 points below the county

    14 points below Mississippi

    • Natchez
    • Adams
    • Mississippi

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

Market now, with Zillow data

Zillow data
Typical home value
$109,751
7.8% less than 12 months ago

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

Natchez is in Adams 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 Adams County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Natchez apart

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

  1. According to Zillow, in the 12 months to September 2026 the typical home value in Natchez fell 7.8%; in Mississippi, it rose 2.2%.

  2. Nearby, in McComb, the typical home value is $98,700: 17% less than in Natchez ($119,400).

  3. 56% of households in Natchez own their home, against 68% in Adams County.

  4. The typical household income in Natchez is $36,735, 16% less than in Adams County as a whole ($43,644).

Sources: Zillow (September 2026 data); U.S. Census Bureau (Average 2020–2024). Zillow data

The homes here

Housing in Natchez

What homes there are in Natchez, 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

In Natchez, 7 in 10 homes are single-family detached houses, about the same as in Adams County.

Year built

In Natchez, half of the homes were built before 1964; in Adams County, before 1972.

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

At least 96% of owner-occupied homes in Natchez are worth less than $500,000, below the FHA loan limit for Adams County ($541,287).

Monthly rent with utilities

HUD's 2-bedroom fair market rent (FMR) for Adams County is $905: about 65% of rents in Natchez are below it.

With a mortgage

$1,238 a month

Adams County: $1,235 a month

Without a mortgage

$451 a month

Adams County: $418 a month

Owners with a mortgage

36%

Adams County: 32%

In Natchez, 36% of owners have a mortgage; their typical cost is $1,238 a month, about the same as in Adams County.

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 Natchez rose 23%; in Adams County, it rose 18%.

Since 2015–2019, the typical rent in Natchez rose 36%, more than in Adams County (22%).

While home values in Natchez changed +23% and rent +36%, the typical household income rose 39%.

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

MeasureNatchezAdams CountyMississippiUnited States
Rental vacancy Unreliable estimate9.1%8.2%5.5%
Homeowner vacancy Unreliable estimateUnreliable estimate0.8%0.9%
More than one person per room Unreliable estimateUnreliable estimate2.2%3.4%
People per household 2.372.362.492.53
Drive alone 86%88%82%69%
Carpool Unreliable estimate6%9%9%
Public transit Unreliable estimateUnreliable estimate0%3%
Walk or bike Unreliable estimateUnreliable estimate1%3%
Work from home 4%3%6%15%
Other means Unreliable estimateUnreliable estimate1%2%
Typical commute 10 to 19 minutes10 to 19 minutes20 to 29 minutes20 to 29 minutes

By size, households in Natchez look like those in Adams County: 2.37 people on average.

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

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 Natchez?

A typical home is tight for the typical income

We start with a typical home in Natchez, worth $119,400, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 33% of the typical household income in Natchez, which is $36,735 a year. For that payment to be 28% of income, a household would need to earn about $42,910 a year.

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

Your numbers

Local data
$

Starts at the typical home value in Natchez. 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 $4,179 (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

$1,001

at 7.18% · 30 years

Loan amount
$117,237
Total interest
$168,677
Paid off in
November 2056

Includes $2,016 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $857 a month

  • Tight

    $857 to $1,102 a month

    Your payment · 33%

  • Hard

    more than $1,102 a month

Compared with the typical household income in Natchez ($36,735 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$1,001
Principal & interest$794
Property tax$105
Home insurance$50
FHA mortgage insurance (MIP)$53

You need at least $4,179 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

Natchez and Adams County

Natchez is in Adams 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).

Natchez's own numbers

Typical home value
$119,400
Typical monthly rent
$806
Typical yearly household income
$36,735
Households that own their home
56%
Effective property tax rate
1.05%

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

Numbers for all of Adams County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$905
Price change over 5 years (FHFA)
+31%
Homes in a high flood-risk zone
0.9%

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 Adams County.

Everything about Adams County

Buying

Buying a home in Natchez

A typical home in Natchez is worth $119,400: 10% above the county and 30% below Mississippi. With the typical household income in Natchez ($36,735 a year), a typical home costs 3.3 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.

  • Natchez 3.3 years
  • Adams 2.5 years
  • Mississippi 3.0 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Adams County

According to FHFA’s house price index, home prices in Adams County rose 42% in the 10 years through 2025.

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

Period County Mississippi U.S.
Last year (2025) +6.6% +3.5% +2.9%
5 years (2020–2025) +31% +42% +47%
10 years (2015–2025) +42% +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

Natchez next to Adams 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
  • Natchez $119,400
  • Adams $108,700
  • Mississippi $169,800
  • United States $332,700
Typical monthly rent
  • Natchez $806
  • Adams $734
  • Mississippi $954
  • United States $1,413
Typical yearly household income
  • Natchez $36,735
  • Adams $43,644
  • Mississippi $56,447
  • United States $80,734
See the full table
Natchez next to Adams County and Mississippi
Measure Natchez Adams County Mississippi U.S.
Typical home value $119,400 $108,700 $169,800 $332,700
Typical monthly rent $806 $734 $954 $1,413
Typical yearly household income $36,735 $43,644 $56,447 $80,734
Households that own their home 56% 68% 70% 65%
Typical yearly property tax $1,256 $974 $1,215 $3,119
Effective property tax rate 1.05% 0.9% 0.72% 0.94%
Renters with high rent for their income 57% 48% 51% 51%

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

For a typical $119,400 home in Natchez, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Natchez's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $1,001a month

    Least cash to close
    Down payment
    $4,179
    Cash to close
    $7,761
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $53

  • Conventional, 5% down $979a month

    Down payment
    $5,970
    Cash to close
    $9,552
    Rate
    7.18%
    Mortgage insurance
    PMI · $57

  • Conventional, 20% down, no PMI $801a month

    Down payment
    $23,880
    Cash to close
    $27,462
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $912a month

    Down payment
    $17,910
    Cash to close
    $21,492
    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 Natchez and for Adams County.

Property tax

Effective rate in Natchez

1.05%of the home’s value each year

$1,256 a year for the typical owner in Natchez.

  • Natchez 1.05%
  • Adams 0.9%
  • Mississippi 0.72%

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

Exemptions and deadlines in Mississippi

Flood risk in Adams County

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

Homes in the high-risk zone
0.9%
106
Of those, with NFIP insurance
12%
County Mississippi U.S.
Homes in the high-risk zone 0.9% 7.6% 3.5%
Of those, with NFIP insurance 12% 33% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Natchez

Typical rent in Natchez is $806 a month: 10% above the county. In Natchez, 57% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Adams County, by unit size. To pay the 2-bedroom one ($905 a month) without spending more than 30% of your income, you would need to earn $17.40 an hour working full time.

HUD fair market rent for all of Adams 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 $761 $14.63 $30,440
1 bedroom $831 $15.98 $33,240
2 bedrooms $905 $17.40 $36,200
3 bedrooms $1,189 $22.87 $47,560
4 bedrooms $1,189 $22.87 $47,560

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 Natchez

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Natchez is in ZIP code 39120.

For 2 bedrooms it is $920: $15 more than the fair market rent for Adams County ($905).

  • 39120 $920$1,200

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Natchez 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 Natchez

HUD lists 16 buildings with rents for lower incomes in Natchez. These are the largest.

  • Maryland Heights 93 Aldrich St, Natchez 39120 213 low-income homes · Run by The Housing Authority of the City of Natchez · Average payment: $385 a month · Average wait: 15 months (601) 446-5301
  • Holiday Apartments 601 0ld Washington RD, Natchez 39120 115 low-income homes · For families (601) 653-4061
  • Oak Ridge Manor Apartments 215 McNeely Rd, Natchez 39120 104 homes, 103 low-income · For families (601) 445-9771
  • Cambridge Heights 311 Dumas Dr, Natchez 39120 94 low-income homes · For families (601) 442-7830
  • Eighty Elderly/Handicapped Units 62 E Franklin St, Natchez 39120 80 low-income homes · Run by The Housing Authority of the City of Natchez · Average payment: $347 a month · Homes at several sites (601) 446-5301

See all 16 buildings in Adams County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Natchez

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

A young man and a young woman look something up together on a laptop.

HUD counseling is free or low-cost

Assistance programs in Natchez

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

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

  • D&e, A Housing and Economic Empowerment Center, Inc.

    521 Marion Ave, McComb · 57 miles away

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 10 more
    (601) 600-7001

  • West Jackson CDC

    1635 Raymond Rd, Jackson · 83 miles away

    • Budget and financial counseling
    • Budget and credit workshops
    • and 6 more
    (601) 946-9310

  • Operation Hope- Trustmark Financial Corp- Jackson MS

    3645 Highway 80 W, Jackson · 85 miles away

    • Pre-purchase counseling
    • Homebuyer education workshops
    (769) 209-6164

All counseling agencies in Mississippi

Help in Spanish near Natchez

None 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 Natchez

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

  • The Housing Authority of the City of Natchez Public housing (601) 446-5301

All housing agencies in Mississippi Source: HUD

Cities

Nearby cities

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

Everything about Adams County Housing in Mississippi

Neighboring counties

If Adams 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 Natchez.

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

Questions

Housing questions about Natchez

Short answers with the numbers for Natchez and all of Adams 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 Natchez?

The typical home value in Natchez is $119,400, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Adams County it is $108,700.

How much does it cost to rent in Natchez?

Typical rent in Natchez is $806 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Adams County is $905.

What is the FHA loan limit in Natchez?

Natchez uses the FHA limit for all of Adams 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 Natchez?

The typical homeowner in Natchez pays $1,256 a year, according to the U.S. Census Bureau. That is 1.05% of the home’s value; in Adams County, the rate is 0.9%.

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

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