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City · 56,226 residents · DeSoto County, Mississippi

Southaven , Mississippi

In Southaven, a typical home is worth $236,300 and typical rent is $1,445 a month. Compared with all of DeSoto County, the typical home value is 12% lower, typical household income is 8% lower, and the share of households that own their home is 5 points lower.

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  • Typical home value

    $236,300

    12% below the county

    39% above Mississippi

    • Southaven
    • DeSoto
    • Mississippi

  • Typical rent

    $1,445a month

    About the same as the county

    51% above Mississippi

    • Southaven
    • DeSoto
    • Mississippi

  • Typical household income

    $78,483a year

    8% below the county

    39% above Mississippi

    • Southaven
    • DeSoto
    • Mississippi

  • Households that own their home

    72%

    5 points below the county

    2 points above Mississippi

    • Southaven
    • DeSoto
    • Mississippi

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

Market now, with Zillow data

Zillow data
Typical home value
$273,449
1.3% more than 12 months ago
Typical rent
$1,575 a month
about the same as 12 months ago

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

Southaven is in DeSoto 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 DeSoto County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Southaven apart

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

  1. Nearby, in Holly Springs, the typical home value is $109,600: 54% less than in Southaven ($236,300).

  2. Nearby, in Holly Springs, the typical rent is $773: 47% less than in Southaven ($1,445).

  3. Southaven has the 4th highest typical rent of the 66 cities in Mississippi with more than 5,000 people ($1,445).

  4. 72% of households in Southaven own their home, against 78% in DeSoto County.

  5. Southaven has the 7th highest typical household income of the 67 cities in Mississippi with more than 5,000 people ($78,483).

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

The homes here

Housing in Southaven

What homes there are in Southaven, 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

As in DeSoto County, most homes in Southaven are detached houses (80%).

Year built

In Southaven, half of the homes were built before 1998; in DeSoto County, before 1999.

There are fewer big homes in Southaven than in DeSoto County: 78% have 3 bedrooms or more, against 83%.

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

About 97% of owner-occupied homes in Southaven are worth less than the FHA loan limit for DeSoto County ($541,287).

Monthly rent with utilities

With a mortgage

$1,565 a month

DeSoto County: $1,638 a month

Without a mortgage

$445 a month

DeSoto County: $503 a month

Owners with a mortgage

75%

DeSoto County: 71%

In Southaven, 75% of owners have a mortgage; their typical cost is $1,565 a month, about the same as in DeSoto 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

The typical home value in Southaven rose 54% since 2015–2019, less than in DeSoto County (60%).

Rents in Southaven rose at about the same pace as in DeSoto County: 37% since 2015–2019, against 37%.

Housing prices ran ahead of income in Southaven: typical income rose 29%, against +54% for home values and +37% for rent.

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

MeasureSouthavenDeSoto CountyMississippiUnited States
Rental vacancy 17.9%12.8%8.2%5.5%
Homeowner vacancy Unreliable estimateUnreliable estimate0.8%0.9%
More than one person per room Unreliable estimate1.9%2.2%3.4%
People per household 2.632.682.492.53
Drive alone 78%81%82%69%
Carpool 12%9%9%9%
Public transit Unreliable estimateUnreliable estimate0%3%
Walk or bike Unreliable estimateUnreliable estimate1%3%
Work from home 10%8%6%15%
Other means Unreliable estimate1%1%2%
Typical commute 20 to 29 minutes20 to 29 minutes20 to 29 minutes20 to 29 minutes

In Southaven, the rental vacancy rate is 17.9%; in DeSoto County, 12.8%.

A household in Southaven has 2.63 people on average, about the same as in DeSoto County (2.68).

To get to work, 78% of workers in Southaven drive alone; in DeSoto County, 81%.

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 Southaven?

A typical home is tight for the typical income

We start with a typical home in Southaven, worth $236,300, 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 Southaven, which is $78,483 a year. For that payment to be 28% of income, a household would need to earn about $81,462 a year.

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

Your numbers

Local data
$

Starts at the typical home value in Southaven. 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 $8,271 (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

$1,901

at 7.18% · 30 years

Loan amount
$232,020
Total interest
$333,822
Paid off in
November 2056

Includes $3,991 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,831 a month

  • Tight

    $1,831 to $2,354 a month

    Your payment · 29%

  • Hard

    more than $2,354 a month

Compared with the typical household income in Southaven ($78,483 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$1,901
Principal & interest$1,572
Property tax$126
Home insurance$99
FHA mortgage insurance (MIP)$105

You need at least $8,271 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

Southaven and DeSoto County

Southaven is in DeSoto 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).

Southaven's own numbers

Typical home value
$236,300
Typical monthly rent
$1,445
Typical yearly household income
$78,483
Households that own their home
72%
Effective property tax rate
0.64%

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

Numbers for all of DeSoto County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,301
Price change over 5 years (FHFA)
+51%
Homes in a high flood-risk zone
1.4%

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 DeSoto County.

Everything about DeSoto County

Buying

Buying a home in Southaven

A typical home in Southaven is worth $236,300: 12% below the county and 39% above Mississippi. With the typical household income in Southaven ($78,483 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.

  • Southaven 3.0 years
  • DeSoto 3.2 years
  • Mississippi 3.0 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in DeSoto County

According to FHFA’s house price index, home prices in DeSoto County rose 87% in the 10 years through 2025.

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

Period County Mississippi U.S.
Last year (2025) +2.4% +3.5% +2.9%
5 years (2020–2025) +51% +42% +47%
10 years (2015–2025) +87% +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

Southaven next to DeSoto 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
  • Southaven $236,300
  • DeSoto $269,600
  • Mississippi $169,800
  • United States $332,700
Typical monthly rent
  • Southaven $1,445
  • DeSoto $1,451
  • Mississippi $954
  • United States $1,413
Typical yearly household income
  • Southaven $78,483
  • DeSoto $85,297
  • Mississippi $56,447
  • United States $80,734
See the full table
Southaven next to DeSoto County and Mississippi
Measure Southaven DeSoto County Mississippi U.S.
Typical home value $236,300 $269,600 $169,800 $332,700
Typical monthly rent $1,445 $1,451 $954 $1,413
Typical yearly household income $78,483 $85,297 $56,447 $80,734
Households that own their home 72% 78% 70% 65%
Typical yearly property tax $1,515 $1,613 $1,215 $3,119
Effective property tax rate 0.64% 0.6% 0.72% 0.94%
Renters with high rent for their income 50% 52% 51% 51%

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

For a typical $236,300 home in Southaven, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Southaven's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $1,901a month

    Least cash to close
    Down payment
    $8,271
    Cash to close
    $15,360
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $105

  • Conventional, 5% down $1,857a month

    Down payment
    $11,815
    Cash to close
    $18,904
    Rate
    7.18%
    Mortgage insurance
    PMI · $112

  • Conventional, 20% down, no PMI $1,505a month

    Down payment
    $47,260
    Cash to close
    $54,349
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $1,724a month

    Down payment
    $35,445
    Cash to close
    $42,534
    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 Southaven and for DeSoto County.

Property tax

Effective rate in Southaven

0.64%of the home’s value each year

$1,515 a year for the typical owner in Southaven.

  • Southaven 0.64%
  • DeSoto 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 DeSoto County

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

Homes in the high-risk zone
1.4%
821
Of those, with NFIP insurance
34%
County Mississippi U.S.
Homes in the high-risk zone 1.4% 7.6% 3.5%
Of those, with NFIP insurance 34% 33% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Southaven

Typical rent in Southaven is $1,445 a month: about the same as the county. In Southaven, 50% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of DeSoto County, by unit size. To pay the 2-bedroom one ($1,301 a month) without spending more than 30% of your income, you would need to earn $25.02 an hour working full time.

HUD fair market rent for all of DeSoto 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 $1,095 $21.06 $43,800
1 bedroom $1,191 $22.90 $47,640
2 bedrooms $1,301 $25.02 $52,040
3 bedrooms $1,717 $33.02 $68,680
4 bedrooms $1,981 $38.10 $79,240

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 Southaven

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Southaven has 2 ZIP codes with their own.

For 2 bedrooms it runs from $1,450 in 38671 to $1,950 in 38672.

2 of the 2 are above the fair market rent for DeSoto County ($1,301).

  • 38671 $1,450$1,910
  • 38672 $1,950$2,570

A ZIP code counts for Southaven 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 Southaven

HUD lists 5 buildings with rents for lower incomes in Southaven. These are the largest.

  • Bradford Park Apts 5735 Arbor Dr, Southaven 38671 208 homes, 205 low-income · 1 bd: 32 · 2 bd: 104 · 3 bd: 72 · In service since 2000 · For families
  • Terrace Park Apts 5905 Airways Blvd, Southaven 38671 192 homes, 189 low-income · 1 bd: 32 · 2 bd: 105 · 3 bd: 55 · In service since 2001 · For families
  • South Park Garden Apts. 8156 S Park Cir, Southaven 38671 152 low-income homes · For families (662) 393-6553
  • Hampton Park Apts 5935 Airways Blvd, Southaven 38671 88 low-income homes · 1 bd: 8 · 2 bd: 32 · 3 bd: 48 · In service since 2003
  • Dorchester Place Apts. 1725S Dorchester Dr, Southaven 38671 128 homes, 54 low-income · For families (662) 393-8560

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

Free help

Help to buy or rent in Southaven

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 DeSoto 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 Southaven

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

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

  • Tunica Co. Community Dev. Coalition

    1097 Antioch St, Tunica · 29 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 5 more
    (662) 357-5990

  • North Mississippi Rural Legal Services

    493 Ryland Way, Oxford · 47 miles away · Spanish

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

  • Southern Bancorp Community Partners

    875 S State St, Clarksdale · 63 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 6 more
    662-624-5776-3112

All counseling agencies in Mississippi

Help in Spanish near Southaven

1 of the 3 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.

Housing authorities of Southaven

HUD lists no housing authority with an office in DeSoto 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 DeSoto County

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

Everything about DeSoto County Housing in Mississippi

Nearby cities

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

Neighboring counties

If DeSoto 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 Southaven.

All guides
A mother smiles as she carries her young daughter on her shoulders (black and white).

Questions

Housing questions about Southaven

Short answers with the numbers for Southaven and all of DeSoto 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 Southaven?

The typical home value in Southaven is $236,300, according to the U.S. Census Bureau (average 2020–2024). For comparison, in DeSoto County it is $269,600.

How much does it cost to rent in Southaven?

Typical rent in Southaven is $1,445 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in DeSoto County is $1,301.

What is the FHA loan limit in Southaven?

Southaven uses the FHA limit for all of DeSoto 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 Southaven?

The typical homeowner in Southaven pays $1,515 a year, according to the U.S. Census Bureau. That is 0.64% of the home’s value; in DeSoto County, the rate is 0.6%.

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

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