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City · 37,791 residents · Lee County, Mississippi

Tupelo , Mississippi

In Tupelo, a typical home is worth $212,800 and typical rent is $976 a month. Compared with all of Lee County, the typical home value is 7% higher and the share of households that own their home is 7 points lower.

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  • Typical home value

    $212,800

    7% above the county

    25% above Mississippi

    • Tupelo
    • Lee
    • Mississippi

  • Typical rent

    $976a month

    About the same as the county

    2% above Mississippi

    • Tupelo
    • Lee
    • Mississippi

  • Typical household income

    $66,257a year

    2% below the county

    17% above Mississippi

    • Tupelo
    • Lee
    • Mississippi

  • Households that own their home

    63%

    7 points below the county

    7 points below Mississippi

    • Tupelo
    • Lee
    • Mississippi

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

Market now, with Zillow data

Zillow data
Typical home value
$216,061
5.6% more than 12 months ago
Typical rent
$1,423 a month
4.3% more than 12 months ago

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

Tupelo is in Lee 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 Lee County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Tupelo apart

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

  1. Nearby, in Ripley, the typical home value is $117,200: 45% less than in Tupelo ($212,800).

  2. Nearby, in Booneville, the typical rent is $645: 34% less than in Tupelo ($976).

  3. According to Zillow, in the 12 months to September 2026 the typical home value in Tupelo rose 5.6%; in Mississippi, it rose 2.2%.

  4. 63% of households in Tupelo own their home, against 71% in Lee County.

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

The homes here

Housing in Tupelo

What homes there are in Tupelo, 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 Tupelo: 70% of homes, near the figure in Lee County (72%).

Year built

The typical home in Tupelo was built in 1981, 7 years before the typical one in Lee County.

There are fewer big homes in Tupelo than in Lee County: 63% have 3 bedrooms or more, against 69%.

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 93% of owner-occupied homes in Tupelo are worth less than the FHA loan limit for Lee County ($541,287).

Monthly rent with utilities

About 55% of rented homes in Tupelo cost less than HUD's 2-bedroom fair market rent for Lee County ($1,044); the rest cost more.

With a mortgage

$1,347 a month

Lee County: $1,335 a month

Without a mortgage

$490 a month

Lee County: $438 a month

Owners with a mortgage

62%

Lee County: 60%

Owning costs about the same in Tupelo as in Lee County: with a mortgage, $1,347 a month; without one, $490.

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 Tupelo rose 46% since 2015–2019, about the same as in Lee County (49%).

The typical rent in Tupelo rose 24% over the same time; in Lee County, it rose 27%.

To compare: typical income in Tupelo rose 31%; the home, +46%; the rent, +24%.

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

MeasureTupeloLee CountyMississippiUnited States
Rental vacancy 5.7%6.5%8.2%5.5%
Homeowner vacancy Unreliable estimateUnreliable estimate0.8%0.9%
More than one person per room Unreliable estimate2.5%2.2%3.4%
People per household 2.372.512.492.53
Drive alone 86%86%82%69%
Carpool 6%7%9%9%
Public transit Unreliable estimateUnreliable estimate0%3%
Walk or bike Unreliable estimateUnreliable estimate1%3%
Work from home 6%5%6%15%
Other means Unreliable estimateUnreliable estimate1%2%
Typical commute 10 to 19 minutes10 to 19 minutes20 to 29 minutes20 to 29 minutes

Much as in Lee County, the rental vacancy rate in Tupelo is 5.7%.

On average, a household in Tupelo has 2.37 people, fewer than in Lee County (2.51).

To get to work, 86% of workers in Tupelo drive alone; in Lee 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 Tupelo?

A typical home is tight for the typical income

We start with a typical home in Tupelo, worth $212,800, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 31% of the typical household income in Tupelo, which is $66,257 a year. For that payment to be 28% of income, a household would need to earn about $74,425 a year.

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

Your numbers

Local data
$

Starts at the typical home value in Tupelo. 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 $7,448 (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

$1,737

at 7.18% · 30 years

Loan amount
$208,946
Total interest
$300,624
Paid off in
November 2056

Includes $3,594 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,546 a month

  • Tight

    $1,546 to $1,988 a month

    Your payment · 31%

  • Hard

    more than $1,988 a month

Compared with the typical household income in Tupelo ($66,257 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$1,737
Principal & interest$1,415
Property tax$138
Home insurance$89
FHA mortgage insurance (MIP)$94

You need at least $7,448 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

Tupelo and Lee County

Tupelo is in Lee 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).

Tupelo's own numbers

Typical home value
$212,800
Typical monthly rent
$976
Typical yearly household income
$66,257
Households that own their home
63%
Effective property tax rate
0.78%

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

Numbers for all of Lee County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,044
Price change over 5 years (FHFA)
+42%
Homes in a high flood-risk zone
3.7%

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 Lee County.

Everything about Lee County

Buying

Buying a home in Tupelo

A typical home in Tupelo is worth $212,800: 7% above the county and 25% above Mississippi. With the typical household income in Tupelo ($66,257 a year), a typical home costs 3.2 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.

  • Tupelo 3.2 years
  • Lee 2.9 years
  • Mississippi 3.0 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Lee County

According to FHFA’s house price index, home prices in Lee County rose 66% in the 10 years through 2025.

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

Period County Mississippi U.S.
Last year (2025) +5.7% +3.5% +2.9%
5 years (2020–2025) +42% +42% +47%
10 years (2015–2025) +66% +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

Tupelo next to Lee 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
  • Tupelo $212,800
  • Lee $199,500
  • Mississippi $169,800
  • United States $332,700
Typical monthly rent
  • Tupelo $976
  • Lee $957
  • Mississippi $954
  • United States $1,413
Typical yearly household income
  • Tupelo $66,257
  • Lee $67,863
  • Mississippi $56,447
  • United States $80,734
See the full table
Tupelo next to Lee County and Mississippi
Measure Tupelo Lee County Mississippi U.S.
Typical home value $212,800 $199,500 $169,800 $332,700
Typical monthly rent $976 $957 $954 $1,413
Typical yearly household income $66,257 $67,863 $56,447 $80,734
Households that own their home 63% 71% 70% 65%
Typical yearly property tax $1,651 $1,384 $1,215 $3,119
Effective property tax rate 0.78% 0.69% 0.72% 0.94%
Renters with high rent for their income 58% 54% 51% 51%

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

For a typical $212,800 home in Tupelo, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Tupelo's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $1,737a month

    Least cash to close
    Down payment
    $7,448
    Cash to close
    $13,832
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $94

  • Conventional, 5% down $1,698a month

    Down payment
    $10,640
    Cash to close
    $17,024
    Rate
    7.18%
    Mortgage insurance
    PMI · $101

  • Conventional, 20% down, no PMI $1,380a month

    Down payment
    $42,560
    Cash to close
    $48,944
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $1,577a month

    Down payment
    $31,920
    Cash to close
    $38,304
    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 Tupelo and for Lee County.

Property tax

Effective rate in Tupelo

0.78%of the home’s value each year

$1,651 a year for the typical owner in Tupelo.

  • Tupelo 0.78%
  • Lee 0.69%
  • Mississippi 0.72%

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

Exemptions and deadlines in Mississippi

Flood risk in Lee County

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

Homes in the high-risk zone
3.7%
1,123
Of those, with NFIP insurance
16%
County Mississippi U.S.
Homes in the high-risk zone 3.7% 7.6% 3.5%
Of those, with NFIP insurance 16% 33% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Tupelo

Typical rent in Tupelo is $976 a month: about the same as the county. In Tupelo, 58% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Lee County, by unit size. To pay the 2-bedroom one ($1,044 a month) without spending more than 30% of your income, you would need to earn $20.08 an hour working full time.

HUD fair market rent for all of Lee 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 $921 $17.71 $36,840
1 bedroom $924 $17.77 $36,960
2 bedrooms $1,044 $20.08 $41,760
3 bedrooms $1,319 $25.37 $52,760
4 bedrooms $1,372 $26.38 $54,880

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 Tupelo

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

For 2 bedrooms it runs from $950 in 38804 to $1,090 in 38801.

1 of the 2 is above the fair market rent for Lee County ($1,044).

  • 38801 $1,090$1,380
  • 38804 $950$1,200

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

HUD lists 21 buildings with rents for lower incomes in Tupelo. These are the largest.

  • Canal Street 1626 Lockridge St, Tupelo 38804 388 homes, 387 low-income · Run by The Housing Authority of the City of Tupelo · Average payment: $390 a month · Average wait: 6 months · Homes at several sites (662) 842-5122
  • Kirkwood Apts/the Glen at Kirkwood 202 Milford St, Tupelo 38801 410 homes, 256 low-income · 1 bd: 96 · 2 bd: 112 · 3 bd: 48 · In service since 2009
  • Azalea Gardens - Tupelo 1408 Ida St, Tupelo 38801 242 homes, 240 low-income · 1 bd: 33 · 2 bd: 208 · In service since 2002 · For older adults, families
  • Tupelo Trace Apts 3545 Mitchell Rd, Tupelo 38801 200 homes, 198 low-income · 1 bd: 36 · 2 bd: 76 · 3 bd: 88 · In service since 2004
  • Meadow Park, Coggin & Haven Acres 134 Hillcrest St, Tupelo 38801 122 homes, 121 low-income · For families (662) 566-2967

See all 34 buildings in Lee County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Tupelo

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

A grandmother smiles, seated at home.

HUD counseling is free or low-cost

Assistance programs in Tupelo

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

The HUD-approved agencies closest to the center of Tupelo, 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 · 45 miles away · Spanish

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

  • Tunica Co. Community Dev. Coalition

    1097 Antioch St, Tunica · 98 miles away

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

  • Southern Bancorp Community Partners

    875 S State St, Clarksdale · 106 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 Tupelo

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 Tupelo

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

  • The Housing Authority of the City of Tupelo Public housing (662) 842-5122

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

Cities

Nearby cities

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

Everything about Lee County Housing in Mississippi

Neighboring counties

If Lee 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 Tupelo.

All guides
A father smiles as he carries his baby on his shoulders outdoors.

Questions

Housing questions about Tupelo

Short answers with the numbers for Tupelo and all of Lee 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 Tupelo?

The typical home value in Tupelo is $212,800, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Lee County it is $199,500.

How much does it cost to rent in Tupelo?

Typical rent in Tupelo is $976 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Lee County is $1,044.

What is the FHA loan limit in Tupelo?

Tupelo uses the FHA limit for all of Lee 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 Tupelo?

The typical homeowner in Tupelo pays $1,651 a year, according to the U.S. Census Bureau. That is 0.78% of the home’s value; in Lee County, the rate is 0.69%.

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

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