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City · 20,589 residents · Warren County, Mississippi

Vicksburg , Mississippi

In Vicksburg, a typical home is worth $125,900 and typical rent is $820 a month. Compared with all of Warren County, typical household income is 23% lower, the typical home value is 20% lower, and the share of households that own their home is 15 points lower.

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  • Typical home value

    $125,900

    20% below the county

    26% below Mississippi

    • Vicksburg
    • Warren
    • Mississippi

  • Typical rent

    $820a month

    8% below the county

    14% below Mississippi

    • Vicksburg
    • Warren
    • Mississippi

  • Typical household income

    $45,781a year

    23% below the county

    19% below Mississippi

    • Vicksburg
    • Warren
    • Mississippi

  • Households that own their home

    55%

    15 points below the county

    15 points below Mississippi

    • Vicksburg
    • Warren
    • Mississippi

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

Market now, with Zillow data

Zillow data
Typical home value
$144,130
about the same as 12 months ago

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

Vicksburg is in Warren 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 Warren County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Vicksburg apart

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

  1. 55% of households in Vicksburg own their home, against 70% in Warren County.

  2. The typical household income in Vicksburg is $45,781, 23% less than in Warren County as a whole ($59,401).

  3. The typical home in Vicksburg is worth $125,900, 20% less than in Warren County as a whole ($156,400).

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

The homes here

Housing in Vicksburg

What homes there are in Vicksburg, 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 Vicksburg: 64% of homes, near the figure in Warren County (63%).

Year built

In Vicksburg, half of the homes were built before 1967; in Warren County, before 1978.

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
Monthly rent with utilities

HUD's 2-bedroom fair market rent (FMR) for Warren County is $1,019: about 64% of rents in Vicksburg are below it.

With a mortgage

$1,180 a month

Warren County: $1,420 a month

Without a mortgage

$412 a month

Warren County: $431 a month

Owners with a mortgage

50%

Warren County: 48%

Owning costs less in Vicksburg: with a mortgage, the typical cost is $1,180 a month; in Warren County, $1,420. Without one, $412.

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

Homes in Vicksburg gained value more slowly than in Warren County: 16% since 2015–2019, against 22%.

Rents in Vicksburg rose more slowly than in Warren County: 18% since 2015–2019, against 23%.

Here income gained ground: typical income rose 43%, against +16% for home values and +18% 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

MeasureVicksburgWarren CountyMississippiUnited States
Rental vacancy 14.5%14.7%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 2.532.532.492.53
Drive alone 88%88%82%69%
Carpool 10%7%9%9%
Public transit Unreliable estimateUnreliable estimate0%3%
Walk or bike Unreliable estimateUnreliable estimate1%3%
Work from home Unreliable estimate4%6%15%
Other means Unreliable estimateUnreliable estimate1%2%
Typical commute 10 to 19 minutes10 to 19 minutes20 to 29 minutes20 to 29 minutes

In Vicksburg, the rental vacancy rate is 14.5%, about the same as in Warren County.

A household in Vicksburg has 2.53 people on average, about the same as in Warren County (2.53).

In Vicksburg, 88% of workers drive alone to work; in Warren 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 Vicksburg?

A typical home is within reach of the typical income

We start with a typical home in Vicksburg, worth $125,900, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 28% of the typical household income in Vicksburg, which is $45,781 a year.

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

Your numbers

Local data
$

Starts at the typical home value in Vicksburg. 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 $4,407 (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

$1,056

at 7.18% · 30 years

Loan amount
$123,619
Total interest
$177,859
Paid off in
November 2056

Includes $2,126 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,068 a month

    Your payment · 28%

  • Tight

    $1,068 to $1,373 a month

  • Hard

    more than $1,373 a month

Compared with the typical household income in Vicksburg ($45,781 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$1,056
Principal & interest$837
Property tax$110
Home insurance$53
FHA mortgage insurance (MIP)$56

You need at least $4,407 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

Vicksburg and Warren County

Vicksburg is in Warren 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).

Vicksburg's own numbers

Typical home value
$125,900
Typical monthly rent
$820
Typical yearly household income
$45,781
Households that own their home
55%
Effective property tax rate
1.05%

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

Numbers for all of Warren County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,019
Price change over 5 years (FHFA)
+29%
Homes in a high flood-risk zone
8.9%

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 Warren County.

Everything about Warren County

Buying

Buying a home in Vicksburg

A typical home in Vicksburg is worth $125,900: 20% below the county and 26% below Mississippi. With the typical household income in Vicksburg ($45,781 a year), a typical home costs 2.8 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.

  • Vicksburg 2.8 years
  • Warren 2.6 years
  • Mississippi 3.0 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Warren County

According to FHFA’s house price index, home prices in Warren County rose 41% in the 10 years through 2025.

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

Period County Mississippi U.S.
Last year (2025) +0.9% +3.5% +2.9%
5 years (2020–2025) +29% +42% +47%
10 years (2015–2025) +41% +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

Vicksburg next to Warren 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
  • Vicksburg $125,900
  • Warren $156,400
  • Mississippi $169,800
  • United States $332,700
Typical monthly rent
  • Vicksburg $820
  • Warren $888
  • Mississippi $954
  • United States $1,413
Typical yearly household income
  • Vicksburg $45,781
  • Warren $59,401
  • Mississippi $56,447
  • United States $80,734
See the full table
Vicksburg next to Warren County and Mississippi
Measure Vicksburg Warren County Mississippi U.S.
Typical home value $125,900 $156,400 $169,800 $332,700
Typical monthly rent $820 $888 $954 $1,413
Typical yearly household income $45,781 $59,401 $56,447 $80,734
Households that own their home 55% 70% 70% 65%
Typical yearly property tax $1,317 $1,244 $1,215 $3,119
Effective property tax rate 1.05% 0.8% 0.72% 0.94%
Renters with high rent for their income 48% 45% 51% 51%

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

For a typical $125,900 home in Vicksburg, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Vicksburg's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $1,056a month

    Least cash to close
    Down payment
    $4,407
    Cash to close
    $8,184
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $56

  • Conventional, 5% down $1,033a month

    Down payment
    $6,295
    Cash to close
    $10,072
    Rate
    7.18%
    Mortgage insurance
    PMI · $60

  • Conventional, 20% down, no PMI $845a month

    Down payment
    $25,180
    Cash to close
    $28,957
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $961a month

    Down payment
    $18,885
    Cash to close
    $22,662
    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 Vicksburg and for Warren County.

Property tax

Effective rate in Vicksburg

1.05%of the home’s value each year

$1,317 a year for the typical owner in Vicksburg.

  • Vicksburg 1.05%
  • Warren 0.8%
  • Mississippi 0.72%

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

Exemptions and deadlines in Mississippi

Flood risk in Warren County

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

Homes in the high-risk zone
8.9%
1,722
Of those, with NFIP insurance
17%
County Mississippi U.S.
Homes in the high-risk zone 8.9% 7.6% 3.5%
Of those, with NFIP insurance 17% 33% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Vicksburg

Typical rent in Vicksburg is $820 a month: 8% below the county. In Vicksburg, 48% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Warren County, by unit size. To pay the 2-bedroom one ($1,019 a month) without spending more than 30% of your income, you would need to earn $19.60 an hour working full time.

HUD fair market rent for all of Warren 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 $836 $16.08 $33,440
1 bedroom $841 $16.17 $33,640
2 bedrooms $1,019 $19.60 $40,760
3 bedrooms $1,262 $24.27 $50,480
4 bedrooms $1,339 $25.75 $53,560

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 Vicksburg

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

For 2 bedrooms it runs from $1,010 in 39183 to $1,030 in 39180.

1 of the 2 is above the fair market rent for Warren County ($1,019).

  • 39180 $1,030$1,280
  • 39183 $1,010$1,250

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

HUD lists 22 buildings with rents for lower incomes in Vicksburg. These are the largest.

  • Vicksburg Housing Authority Rad Scattered, Vicksburg 39183 430 low-income homes · 1 bd: 81 · 2 bd: 88 · 3 bd: 169 · 4 bd: 92 · In service since 2017 · For families
  • Magnolia Commons of Vicksburg 876 Grange Hall Rd, Vicksburg 39180 192 homes, 162 low-income · In service since 2003
  • Forest Hills Apts 320 Fisher Ferry Rd, Vicksburg 39180 100 low-income homes · 1 bd: 22 · 2 bd: 62 · 3 bd: 16 · In service since 1994
  • Parkwood South Apts 510 Bazinsky Rd, Vicksburg 39180 100 low-income homes · For families (601) 638-9299
  • Magnolia Manor Apts 3515 Manor Dr, Vicksburg 39180 80 low-income homes · For older adults (601) 353-0061

See all 22 buildings in Warren County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Vicksburg

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

A man listens closely, seated at a meeting table.

HUD counseling is free or low-cost

Assistance programs in Vicksburg

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

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

  • West Jackson CDC

    1635 Raymond Rd, Jackson · 36 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 · 37 miles away

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

  • Mississippi Faith Based Coalition for Community Renewal, Inc.

    1750 Ellis Ave Ste 205, Jackson · 38 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 Vicksburg

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 Vicksburg

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

  • Housing Authority of the City of Vicksburg Public housing (601) 638-1661

All housing agencies in Mississippi Source: HUD

Cities

Nearby cities

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

Everything about Warren County Housing in Mississippi

Neighboring counties

If Warren 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 Vicksburg.

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

Questions

Housing questions about Vicksburg

Short answers with the numbers for Vicksburg and all of Warren 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 Vicksburg?

The typical home value in Vicksburg is $125,900, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Warren County it is $156,400.

How much does it cost to rent in Vicksburg?

Typical rent in Vicksburg is $820 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Warren County is $1,019.

What is the FHA loan limit in Vicksburg?

Vicksburg uses the FHA limit for all of Warren 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 Vicksburg?

The typical homeowner in Vicksburg pays $1,317 a year, according to the U.S. Census Bureau. That is 1.05% of the home’s value; in Warren County, the rate is 0.8%.

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

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