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City · 27,737 residents · Rankin County, Mississippi

Pearl , Mississippi

In Pearl, a typical home is worth $182,500 and typical rent is $1,175 a month. Compared with all of Rankin County, the typical home value is 23% lower, typical household income is 22% lower, and the share of households that own their home is 15 points lower.

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  • Typical home value

    $182,500

    23% below the county

    7% above Mississippi

    • Pearl
    • Rankin
    • Mississippi

  • Typical rent

    $1,175a month

    7% below the county

    23% above Mississippi

    • Pearl
    • Rankin
    • Mississippi

  • Typical household income

    $61,695a year

    22% below the county

    9% above Mississippi

    • Pearl
    • Rankin
    • Mississippi

  • Households that own their home

    62%

    15 points below the county

    8 points below Mississippi

    • Pearl
    • Rankin
    • Mississippi

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

Market now, with Zillow data

Zillow data
Typical home value
$212,427
4.6% more than 12 months ago
Typical rent
$1,494 a month
4.7% more than 12 months ago

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

Pearl is in Rankin 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 Rankin County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Pearl apart

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

  1. Nearby, in Jackson, the typical home value is $111,700: 39% less than in Pearl ($182,500).

  2. 62% of households in Pearl own their home, against 77% in Rankin County.

  3. The typical home in Pearl is worth $182,500, 23% less than in Rankin County as a whole ($237,400).

  4. The typical household income in Pearl is $61,695, 22% less than in Rankin County as a whole ($79,357).

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

The homes here

Housing in Pearl

What homes there are in Pearl, 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 Pearl, but it weighs less than in Rankin County: 69% against 73%.

Year built

Homes in Pearl are older: the typical year built is 1982; in Rankin County, 1995.

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 Rankin County is high ($541,287): at least 97% of owner-occupied homes in Pearl are worth less than $500,000.

Monthly rent with utilities

With a mortgage

$1,312 a month

Rankin County: $1,575 a month

Without a mortgage

$397 a month

Rankin County: $467 a month

Owners with a mortgage

63%

Rankin County: 61%

The typical cost for an owner with a mortgage in Pearl is $1,312 a month, less than in Rankin County ($1,575); without one, $397.

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 Pearl rose 51%; in Rankin County, it rose 46%.

The typical rent in Pearl rose 33% over the same time; in Rankin County, it rose 29%.

Here income did not keep up with housing: it rose 24%, while home values changed +51% and rent +33%.

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

MeasurePearlRankin CountyMississippiUnited States
Rental vacancy Unreliable estimate5.8%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 2.462.562.492.53
Drive alone 82%82%82%69%
Carpool 9%9%9%9%
Public transit Unreliable estimateUnreliable estimate0%3%
Walk or bike Unreliable estimate1%1%3%
Work from home 7%7%6%15%
Other means Unreliable estimate1%1%2%
Typical commute Unreliable estimate20 to 29 minutes20 to 29 minutes20 to 29 minutes

A household in Pearl has 2.46 people on average, about the same as in Rankin County (2.56).

To get to work, 82% of workers in Pearl drive alone; in Rankin County, 82%.

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 Pearl?

A typical home is tight for the typical income

We start with a typical home in Pearl, worth $182,500, 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 Pearl, which is $61,695 a year. For that payment to be 28% of income, a household would need to earn about $63,045 a year.

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

Your numbers

Local data
$

Starts at the typical home value in Pearl. 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 $6,388 (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

$1,471

at 7.18% · 30 years

Loan amount
$179,194
Total interest
$257,818
Paid off in
November 2056

Includes $3,082 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,440 a month

  • Tight

    $1,440 to $1,851 a month

    Your payment · 29%

  • Hard

    more than $1,851 a month

Compared with the typical household income in Pearl ($61,695 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$1,471
Principal & interest$1,214
Property tax$100
Home insurance$76
FHA mortgage insurance (MIP)$81

You need at least $6,388 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

Pearl and Rankin County

Pearl is in Rankin 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).

Pearl's own numbers

Typical home value
$182,500
Typical monthly rent
$1,175
Typical yearly household income
$61,695
Households that own their home
62%
Effective property tax rate
0.66%

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

Numbers for all of Rankin 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)
+39%
Homes in a high flood-risk zone
4.5%

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 Rankin County.

Everything about Rankin County

Buying

Buying a home in Pearl

A typical home in Pearl is worth $182,500: 23% below the county and 7% above Mississippi. With the typical household income in Pearl ($61,695 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.

  • Pearl 3.0 years
  • Rankin 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 Rankin County

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

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

Period County Mississippi U.S.
Last year (2025) +2.3% +3.5% +2.9%
5 years (2020–2025) +39% +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

Pearl next to Rankin 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
  • Pearl $182,500
  • Rankin $237,400
  • Mississippi $169,800
  • United States $332,700
Typical monthly rent
  • Pearl $1,175
  • Rankin $1,270
  • Mississippi $954
  • United States $1,413
Typical yearly household income
  • Pearl $61,695
  • Rankin $79,357
  • Mississippi $56,447
  • United States $80,734
See the full table
Pearl next to Rankin County and Mississippi
Measure Pearl Rankin County Mississippi U.S.
Typical home value $182,500 $237,400 $169,800 $332,700
Typical monthly rent $1,175 $1,270 $954 $1,413
Typical yearly household income $61,695 $79,357 $56,447 $80,734
Households that own their home 62% 77% 70% 65%
Typical yearly property tax $1,209 $1,428 $1,215 $3,119
Effective property tax rate 0.66% 0.6% 0.72% 0.94%
Renters with high rent for their income 58% 50% 51% 51%

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

For a typical $182,500 home in Pearl, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Pearl's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $1,471a month

    Least cash to close
    Down payment
    $6,388
    Cash to close
    $11,863
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $81

  • Conventional, 5% down $1,438a month

    Down payment
    $9,125
    Cash to close
    $14,600
    Rate
    7.18%
    Mortgage insurance
    PMI · $87

  • Conventional, 20% down, no PMI $1,165a month

    Down payment
    $36,500
    Cash to close
    $41,975
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $1,334a month

    Down payment
    $27,375
    Cash to close
    $32,850
    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 Pearl and for Rankin County.

Property tax

Effective rate in Pearl

0.66%of the home’s value each year

$1,209 a year for the typical owner in Pearl.

  • Pearl 0.66%
  • Rankin 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 Rankin County

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

Homes in the high-risk zone
4.5%
2,338
Of those, with NFIP insurance
33%
County Mississippi U.S.
Homes in the high-risk zone 4.5% 7.6% 3.5%
Of those, with NFIP insurance 33% 33% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Pearl

Typical rent in Pearl is $1,175 a month: 7% below the county. In Pearl, 58% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Rankin 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 Rankin 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 Pearl

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Pearl is in ZIP code 39208.

For 2 bedrooms it is $1,360: $71 more than the fair market rent for Rankin County ($1,289).

  • 39208 $1,360$1,620

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

HUD lists 10 buildings with rents for lower incomes in Pearl. These are the largest.

  • Colony Park Apts 400 Colony Park Dr, Pearl 39208 192 homes, 190 low-income · 1 bd: 24 · 2 bd: 128 · 3 bd: 40 · In service since 1999 · For families
  • Crestview Apts 3910A Old Brandon Rd, Pearl 39208 100 low-income homes · For families (601) 939-4685
  • Crestview Apts - Pearl 3910 Old Brandon Rd, Pearl 39208 100 homes, 99 low-income · 1 bd: 16 · 2 bd: 41 · 3 bd: 32 · 4 bd: 12 · In service since 1998
  • Rose Garden Apts 3825 Old Brandon Rd, Pearl 39208 63 low-income homes · 1 bd: 56 · 2 bd: 6 · In service since 1998 · For older adults, people with disabilities (601) 932-3322
  • Peyton Gardens 825 Boston Rd, Pearl 39208 40 low-income homes · 3 bd: 40 · In service since 2020

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

Free help

Help to buy or rent in Pearl

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

A man shakes hands with the specialist who helped him with his loan, in the kitchen of his new home.

HUD counseling is free or low-cost

Assistance programs in Pearl

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

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

  • Mississippi Housing Partnership, Inc.

    1217 N West St, Jackson · 6 miles away

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

  • Voice of Calvary Ministries

    531 W. Capitol St., Jackson · 6 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 7 more
    601-969-3088-17

  • Mississippi Faith Based Coalition for Community Renewal, Inc.

    1750 Ellis Ave Ste 205, Jackson · 8 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 6 more
    (601) 346-7503

All counseling agencies in Mississippi

Help in Spanish near Pearl

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 Pearl

HUD lists no housing authority with an office in Rankin County. One in a neighboring county or the state’s may serve the area.

All housing agencies in Mississippi Source: HUD

Cities

Other cities in Rankin County

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

Everything about Rankin County Housing in Mississippi

Nearby cities

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

Neighboring counties

If Rankin 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 Pearl.

All guides
Three women of one family talk as they cook vegetables in the kitchen.

Questions

Housing questions about Pearl

Short answers with the numbers for Pearl and all of Rankin 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 Pearl?

The typical home value in Pearl is $182,500, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Rankin County it is $237,400.

How much does it cost to rent in Pearl?

Typical rent in Pearl is $1,175 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Rankin County is $1,289.

What is the FHA loan limit in Pearl?

Pearl uses the FHA limit for all of Rankin 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 Pearl?

The typical homeowner in Pearl pays $1,209 a year, according to the U.S. Census Bureau. That is 0.66% of the home’s value; in Rankin County, the rate is 0.6%.

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

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