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County in Mississippi

Simpson County, Mississippi

Simpson County, in Mississippi, has 25,691 residents: No. 34 of 82 by population. Simpson County has an FHA limit of $541,287 for one-unit homes. The typical home value here is $122,200. HUD's Fair Market Rent for a 2-bedroom apartment is $905 a month; to pay it without spending more than 30% of your income, you need to earn about $17.40 an hour.

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  • Typical home price

    $122,200

    −28% vs. Mississippi −63% vs. U.S.

    Half of owner-occupied homes are worth more and half are worth less.

    • Simpson
    • Mississippi
    • United States

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

  • Fair market rent, 2 bedrooms

    $905 a month

    −17% vs. Mississippi −48% vs. U.S.

    HUD's reference rent for a two-bedroom apartment, with basic utilities.

    • Simpson
    • Mississippi
    • United States

    Source: HUD, Fiscal year 2027

  • FHA limit 2026, 1 unit

    $541,287

    FHA national floor limit

    The most you can borrow with an FHA loan for a one-unit home here.

    • Simpson
    • Floor
    • Ceiling

    Source: HUD, 2026 data

  • Property tax

    0.61% of value per year

    −15% vs. Mississippi −35% vs. U.S.

    $751 a year for the typical owner

    • Simpson
    • Mississippi
    • United States

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

Market now, with Zillow data

Zillow data
Typical home value
$159,366
about the same as 12 months ago

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

Data from October 2026

In short

What is housing like in Simpson County today?

The monthly payment on a typical home with FHA would be about $980, that is, 21% of the typical household income in Simpson County. Homes here are worth 28% less than the average across Mississippi. Here 81% of households live in a home they own; across Mississippi it is 70%. The typical property tax is $751 a year (about 0.61% of home value), lower than in Mississippi.

Renting is less of a stretch than in Mississippi: 44% of renters put 30% or more of their income toward housing, against 51% statewide. There are 1 agency with HUD-approved housing counselors who speak Spanish near here.

Sources: U.S. Census Bureau (Average 2020–2024); HUD (Retrieved November 6, 2026).

Only here

What sets Simpson County apart

  1. Among the neighboring counties, Jefferson Davis County has the lowest typical home value ($90,100), 26% below the $122,200 in Simpson County.

  2. Nearby, in Covington County, the typical rent is $662: 22% less than in Simpson County ($852).

  3. From 2020 to 2025, home prices in Simpson County rose 35% on FHFA's index, slower than in Mississippi (42%).

  4. 5% of homes in Simpson County (609) are in FEMA's high-risk flood zone, and only 9% of those carry NFIP flood insurance.

Sources: U.S. Census Bureau (Average 2020–2024); FHFA (2025 data); FEMA (As of August 3, 2026).

The homes here

Housing in Simpson County

What homes there are in Simpson County, 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 the most common home in Simpson County: 70% of homes, near the figure in Mississippi (69%).

In Simpson County there are many mobile homes: 25% of homes; in Mississippi, 14%.

Year built

The typical year built in Simpson County is 1986, about the same as in Mississippi (1986).

Homes in Simpson County are bigger: 75% have 3 bedrooms or more; in Mississippi, 72%.

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 Simpson County are worth less than $500,000, below the FHA loan limit for this county ($541,287).

Monthly rent with utilities

With a mortgage

$1,190 a month

Mississippi: $1,394 a month

Without a mortgage

$423 a month

Mississippi: $432 a month

Owners with a mortgage

40%

Mississippi: 49%

In Simpson County, 40% of owners have a mortgage, and their typical cost is $1,190 a month, against $1,394 in Mississippi. Without one it drops to $423.

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 Simpson County rose 39%; in Mississippi, it rose 43%.

Since 2015–2019, the typical rent in Simpson County rose 29%, more than in Mississippi (22%).

While home values in Simpson County changed +39% and rent +29%, the typical household income rose 29%.

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

MeasureSimpson CountyMississippiUnited States
Rental vacancy Unreliable estimate8.2%5.5%
Homeowner vacancy Unreliable estimate0.8%0.9%
More than one person per room Unreliable estimate2.2%3.4%
People per household 2.642.492.53
Drive alone 79%82%69%
Carpool 13%9%9%
Public transit Unreliable estimate0%3%
Walk or bike Unreliable estimate1%3%
Work from home 3%6%15%
Other means Unreliable estimate1%2%
Typical commute 20 to 29 minutes20 to 29 minutes20 to 29 minutes

Households in Simpson County are bigger: 2.64 people on average; in Mississippi, 2.49.

In Simpson County, 13% of workers share a car to get to work; in Mississippi, 9%.

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 in Simpson County?

A typical home is within reach of the typical income

We start with a typical home of $122,200, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 21% of the typical household income here, which is $56,381 a year.

Your numbers

Local data
$

Starts at the typical home value in Simpson County. 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 $4,277 (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

$980

at 7.18% · 30 years

Loan amount
$119,987
Total interest
$172,633
Paid off in
November 2056

Includes $2,064 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,316 a month

    Your payment · 21%

  • Tight

    $1,316 to $1,691 a month

  • Hard

    more than $1,691 a month

Compared with the typical household income in Simpson County ($56,381 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$980
Principal & interest$813
Property tax$62
Home insurance$51
FHA mortgage insurance (MIP)$54

You need at least $4,277 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.

Buying a home

Buying a home in Simpson County

Here you'll see how prices have changed, how Simpson County compares with Mississippi and the country, and what you'd pay each month with four kinds of loans.

How have home prices changed?

According to the FHFA House Price Index, home prices in Simpson County rose 55% in the 10 years through 2025. FHFA's index follows the price of the same homes over the years.

Period Here Mississippi United States
In 2025 −4.0% +3.5% +2.9%
5 years (2020–2025) +35% +42% +47%
10 years (2015–2025) +55% +62% +85%
See each year's change

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 county indexes experimental. Source: FHFA, 2025 data

Simpson County compared with Mississippi and the United States

Home value, rent and household income, side by side. "Typical" is the median: half are above it and half below.

Typical home value
  • Simpson $122,200
  • Mississippi $169,800
  • United States $332,700
Typical rent a month
  • Simpson $852
  • Mississippi $954
  • United States $1,413
Typical household income a year
  • Simpson $56,381
  • Mississippi $56,447
  • United States $80,734
See the full table
Simpson compared with Mississippi and the United States
MeasureHereMississippiU.S.
Residents25,6912,946,779334,922,499
Typical home value$122,200$169,800$332,700
Typical household income$56,381$56,447$80,734
Typical rent$852$954$1,413
Fair Market Rent (2 bedrooms)$905$1,087$1,750
Hourly wage to rent a 2-bedroom$17.40$20.90$33.65
Typical property tax$751$1,215$3,119
Effective tax rate0.61%0.72%0.94%
Households that own their home81%70%65%
Renters spending 30% or more on rent44%51%51%
FHA limit (1 unit)*$541,287$541,287$541,287

FHA limit: Mississippi shows the median of its counties; the United States, the national floor. Download CSV

Four ways to pay for a typical home in Simpson County

For a typical $122,200 home at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, the county's property tax, an example homeowners insurance and mortgage insurance when it applies.

Loan Monthly payment Down payment Loan amount Rate Mortgage insurance Cash to close Minimum score
FHA, 3.5% down $980 $4,277 $119,987 7.18% FHA MIP · $54 $7,943 580
Conventional, 5% down $958 $6,110 $116,090 7.18% PMI · $58 $9,776 620*
Conventional, 20% down, no PMI $775 $24,440 $97,760 7.18% None $28,106 620*
ITIN, 15% down (example) $888 $18,330 $103,870 8.18% None $21,996 Set by the lender
  • 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? Closing costs

Loan limits

FHA loans in Simpson County use the national floor limit: it isn't a high-cost area. If the loan you need is above these amounts, it doesn't fit FHA or it becomes a "jumbo" loan.

VA loans. If you have full VA entitlement, VA doesn't cap the loan amount. If you've used part of your entitlement, the calculation uses the county limit ($832,750 for one unit). VA loan limits (va.gov)

USDA loans. They're for homes in eligible rural areas and households with incomes within USDA's limit. Check whether the address and your income qualify on the official site. USDA eligibility (usda.gov)

Home type FHA limit Conforming limit
1 unit $541,287 $832,750
2 units $693,050 $1,066,250
3 units $837,700 $1,288,800
4 units $1,041,125 $1,601,750

Source: HUD, 2026 data · Source: FHFA, 2026 data

Taxes and risks

Property tax and flooding in Simpson County

Two costs that change a lot from place to place and that a house payment does include: property tax and, in risk zones, flood insurance.

Property tax

In Simpson County, the typical owner pays $751 a year: about 0.61% of the home's value. That is less than the rest of Mississippi and less than the national average.

  • Simpson 0.61%
  • Mississippi 0.72%
  • United States 0.94%

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

Exemptions and deadlines in Mississippi

Is there a flood risk?

According to FEMA, in Simpson County 5.1% of homes (609) are in a high-risk flood zone. Of those homes, 8.9% 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)

Source: FEMA, As of August 3, 2026

Look up your address on FEMA’s map

Owning a home here

Owning a home in Simpson County

The natural hazards FEMA measures in Simpson County, a maintenance plan for your climate and what the trades earn in your area.

Risks to your home

FEMA, National Risk Index 1.20.0 (December 2025)

FEMA rates the natural hazard risk in Simpson County as relatively low.

To rate it, FEMA weighs the expected loss with social vulnerability and community resilience.

In all, FEMA estimates natural hazards cause about $12.4 million in losses a year in Simpson County, across buildings, people and crops.

The hazard that would do the most damage to homes and buildings here is inland flooding: about $5.2 million a year.

Loss FEMA expects each year to homes and buildings, by hazard
  1. Inland floodingRelatively low $5.2 million a year
  2. TornadoRelatively moderate $1.5 million a year
  3. HurricaneRelatively low $582,628 a year
  4. EarthquakeVery low $111,900 a year
  5. WildfireVery low $23,980 a year

What it means for your home

The ratings are FEMA's own. FEMA says its data is meant for planning and does not replace a local study. Drought is not shown: FEMA counts its loss in crops only.

National Risk Index, version 1.20.0 (December 2025), retrieved November 6, 2026

FEMA notice: This product uses the Federal Emergency Management Agency's National Risk Index dataset API or downloadable datasets but is not endorsed by FEMA. The Federal Government or FEMA cannot vouch for the data or analyses derived from these data after the data have been retrieved from the Agency's website(s).

Climate and upkeep

Department of Energy (PNNL), 2021 IECC zones

Simpson County is climate zone 3A in the home energy code (IECC): humid, between hot and mixed.

The zone's number says how hot or cold it gets; the letter says how humid: A is moist, B is dry and C is marine.

  • Spring

    • Book the air conditioner's check-up before the heat: ENERGY STAR advises checking the cooling system in the spring, because contractors get busy once summer comes. ENERGY STAR (EPA)
    • Clean and repair the roof gutters. EPA

  • Summer

    • Keep indoor humidity below 60 % (ideally between 30 % and 50 %). A humidity meter is inexpensive and sold at hardware stores. EPA
    • Keep the air conditioner's drip pan clean and its drain line flowing: a plugged drain can cause water damage in the house. ENERGY STAR (EPA)

  • Fall

    • Book the heating check-up in the fall. If it runs on gas or oil, the technician should check the connections: faulty ones are a fire hazard. ENERGY STAR (EPA)
    • Look for drafts at windows and doors: close the window on a piece of paper; if it moves back and forth easily, it needs thicker weather stripping. ENERGY STAR (EPA)

  • Winter

    • Get the house ready for the cold with insulation, caulking and weather stripping, and learn how to keep pipes from freezing. Ready.gov (FEMA)
    • Seal the air ducts that run through the attic, crawlspace, basement or garage with duct mastic or foil tape, then wrap them in insulation. ENERGY STAR (EPA)

All year

  • Check the air filter every month, especially in heavy-use months. If it looks dirty, change it; change it at least every 3 months. ENERGY STAR (EPA)
  • Test the smoke alarms every month and replace their batteries at least once a year. USFA (FEMA)

Each task comes from the official page beside it. The spring air-conditioning and fall heating check-ups are the timing ENERGY STAR advises; the rest is a suggested order.

Climate zones by county, 2021 IECC

What the trades charge here

BLS, wages for May 2025

TradeTypical hourly wage8 in 10 earn between
Electricians$25.15$18.02 and $36.90
Plumbers, pipefitters and steamfitters$27.48$18.05 and $36.37
Heating, air conditioning and refrigeration mechanics$25.03$17.49 and $37.85
Roofers$21.56$17.17 and $31.36
Carpenters$23.72$17.52 and $28.92
Painters, construction and maintenance$21.70$17.75 and $34.59
Maintenance and repair workers, general$21.58$13.82 and $32.03

An electrician earns about $25.15 an hour in the Jackson, MS area, and a plumber, about $27.48.

These are workers' hourly wages, not the price of a job.

Need help paying for a repair?

Renting

Renting in Simpson County

The typical rent in Simpson County is $852 a month. HUD also publishes a “fair market rent” by unit size: it's the one programs like Section 8 use.

44% of renter households in Simpson County spend 30% or more of their income on housing. 24% spend half or more.

Fair market rent by size

To pay the fair market rent without spending more than 30% of income, working full time (40 hours a week).

Size Fair rent a month Hourly wage Income needed per year
Studio $798 $15.35 $31,920
1 bedroom $831 $15.98 $33,240
2 bedrooms $905 $17.40 $36,200
3 bedrooms $1,253 $24.10 $50,120
4 bedrooms $1,513 $29.10 $60,520

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

Free help in Simpson County

Programs and counseling in Simpson County

We didn't find HUD-approved agencies with an office in this county. These are the 6 nearest; many serve by phone or online.

Official programs for the down payment and loans for buyers. Check which ones you might qualify for with your income and your county.

A mother holding her baby watches her daughter blow bubbles outdoors.

HUD counseling is free or low-cost

Mississippi down payment 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

    No first-time requirement. Run 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

    First-time buyers only. Run 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

    First-time buyers only. Run by Mississippi Home Corporation (MHC).

    Grant Verified November 5, 2026

Which programs do I qualify for? See all Mississippi programs

Help in Spanish in Simpson County

1 of the 6 agencies on this list says it serves 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.

Public housing agencies

HUD lists no public housing authority based in Simpson County. The authority of a nearby county or the state may serve this area.

Free legal help

If you have a problem with your landlord, an eviction notice or a scam, the Legal Services Corporation (LSC) search shows the free legal aid offices that serve your area.

Find legal aid (lsc.gov)

Housing counseling nearby

These are the nearest agencies, with the distance in miles. Many help by phone or online. Official HUD list. Confirm hours and fees with the agency before you go.

  • Voice of Calvary Ministries

    531 W. Capitol St., Jackson · 32 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 · 32 miles away

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

  • Mississippi Housing Partnership, Inc.

    1217 N West St, Jackson · 32 miles away

    • Mortgage delinquency and default
    • Budget and credit workshops
    • and 4 more
    (601) 969-1895
See every agency in Mississippi

Places

Cities in Simpson County

This site has no city pages of Simpson County. The neighboring counties are below.

Nearby counties

Each row compares its typical value, typical rent and FHA limit with Simpson County.

Read next

Guides that help here

We picked them by this county's numbers: what weighs most here is what's worth understanding first.

Frequently asked questions

What is the FHA loan limit in Simpson County in 2026?

Simpson County has an FHA limit of $541,287 for a one-unit home. For 2 units it's $693,050, for 3 it's $837,700 and for 4 it's $1,041,125. It's the national floor limit.

What is the conforming loan limit in Simpson County?

Simpson County has a conforming limit of $832,750 for one-unit conventional loans in 2026. A bigger loan is a “jumbo” loan.

How much does a typical home cost in Simpson County?

The typical home value in Simpson County is $122,200 (Average 2020–2024, U.S. Census). Across Mississippi it's $169,800.

How much does it cost to rent in Simpson County?

Simpson County has a typical rent of $852 a month (Average 2020–2024, U.S. Census). HUD's fair market rent for a 2-bedroom apartment is $905 (Fiscal year 2027).

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

About $17.40 an hour working full time (2,080 hours a year), or $36,200 a year, so the fair market rent of $905 stays under 30% of income.

Sources: American Community Survey (Average 2020–2024); FHA mortgage limits (2026 data); Conforming loan limits (2026 data); Fair Market Rents (Fiscal year 2027); Income Limits (Fiscal year 2026); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (As of November 5, 2026); FHFA House Price Index (2025 data); Homes with flood insurance (As of August 3, 2026); National Risk Index (2025 data); IECC climate zones by county (2021 data); Occupational Employment and Wage Statistics (2025 data); Census Bureau cartographic boundary files (2024 data).