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City · 9,900 residents · Clay County, Mississippi

West Point , Mississippi

In West Point, a typical home is worth $153,900 and typical rent is $746 a month. Compared with all of Clay County, the typical home value is 19% higher, typical household income is 12% lower, and the share of households that own their home is 10 points lower.

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  • Typical home value

    $153,900

    19% above the county

    9% below Mississippi

    • West Point
    • Clay
    • Mississippi

  • Typical rent

    $746a month

    9% below the county

    22% below Mississippi

    • West Point
    • Clay
    • Mississippi

  • Typical household income

    $38,064a year

    12% below the county

    33% below Mississippi

    • West Point
    • Clay
    • Mississippi

  • Households that own their home

    61%

    10 points below the county

    9 points below Mississippi

    • West Point
    • Clay
    • Mississippi

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

Market now, with Zillow data

Zillow data
Typical home value
$159,055
4.9% more than 12 months ago

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

West Point is in Clay 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 Clay County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets West Point apart

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

  1. Nearby, in Columbus, the typical home value is $125,700: 18% less than in West Point ($153,900).

  2. Nearby, in Louisville, the typical rent is $617: 17% less than in West Point ($746).

  3. The typical home in West Point is worth $153,900, 19% more than in Clay County as a whole ($129,100).

  4. 61% of households in West Point own their home, against 71% in Clay County.

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

The homes here

Housing in West Point

What homes there are in West Point, 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

In West Point, 7 in 10 homes are single-family detached houses; in Clay County, 7.

Year built

Homes in West Point are older: the typical year built is 1975; in Clay County, 1983.

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

With an FHA limit of $541,287, at least 95% of owner-occupied homes in West Point sit below it: they are worth less than $500,000.

Monthly rent with utilities

HUD's 2-bedroom fair market rent (FMR) for Clay County is $905: about 65% of rents in West Point are below it.

With a mortgage

$1,202 a month

Clay County: $1,180 a month

Without a mortgage

$466 a month

Clay County: $437 a month

Owners with a mortgage

45%

Clay County: 43%

Owning costs about the same in West Point as in Clay County: with a mortgage, $1,202 a month; without one, $466.

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

Since 2015–2019, homes in West Point gained value faster than in Clay County: 72% against 44%.

Rent in West Point moved so little since 2015–2019 that the Census cannot say whether it rose or fell.

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

MeasureWest PointClay CountyMississippiUnited States
Rental vacancy Unreliable estimateUnreliable estimate8.2%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 2.322.322.492.53
Drive alone 91%88%82%69%
Carpool Unreliable estimate6%9%9%
Public transit Unreliable estimateUnreliable estimate0%3%
Walk or bike Unreliable estimateUnreliable estimate1%3%
Work from home Unreliable estimate6%6%15%
Other means Unreliable estimateUnreliable estimate1%2%
Typical commute Unreliable estimateUnreliable estimate20 to 29 minutes20 to 29 minutes

Much as in Clay County, a household in West Point has 2.32 people on average.

To get to work, 91% of workers in West Point drive alone; in Clay 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 West Point?

A typical home costs more than the typical income allows

We start with a typical home in West Point, worth $153,900, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 39% of the typical household income in West Point, which is $38,064 a year. For that payment to be 28% of income, a household would need to earn about $53,220 a year.

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

Your numbers

Local data
$

Starts at the typical home value in West Point. 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 $5,387 (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

$1,242

at 7.18% · 30 years

Loan amount
$151,112
Total interest
$217,415
Paid off in
November 2056

Includes $2,599 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $888 a month

  • Tight

    $888 to $1,142 a month

  • Hard

    more than $1,142 a month

    Your payment · 39%

Compared with the typical household income in West Point ($38,064 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$1,242
Principal & interest$1,024
Property tax$86
Home insurance$64
FHA mortgage insurance (MIP)$68

You need at least $5,387 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

West Point and Clay County

West Point is in Clay 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).

West Point's own numbers

Typical home value
$153,900
Typical monthly rent
$746
Typical yearly household income
$38,064
Households that own their home
61%
Effective property tax rate
0.67%

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

Numbers for all of Clay County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$905
Price change over 5 years (FHFA)
+37%
Homes in a high flood-risk zone
6.7%

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 Clay County.

Everything about Clay County

Buying

Buying a home in West Point

A typical home in West Point is worth $153,900: 19% above the county and 9% below Mississippi. With the typical household income in West Point ($38,064 a year), a typical home costs 4.0 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.

  • West Point 4.0 years
  • Clay 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 Clay County

According to FHFA’s house price index, home prices in Clay County rose 34% in the 10 years through 2025.

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

Period County Mississippi U.S.
Last year (2025) −7.4% +3.5% +2.9%
5 years (2020–2025) +37% +42% +47%
10 years (2015–2025) +34% +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

West Point next to Clay 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
  • West Point $153,900
  • Clay $129,100
  • Mississippi $169,800
  • United States $332,700
Typical monthly rent
  • West Point $746
  • Clay $817
  • Mississippi $954
  • United States $1,413
Typical yearly household income
  • West Point $38,064
  • Clay $43,125
  • Mississippi $56,447
  • United States $80,734
See the full table
West Point next to Clay County and Mississippi
Measure West Point Clay County Mississippi U.S.
Typical home value $153,900 $129,100 $169,800 $332,700
Typical monthly rent $746 $817 $954 $1,413
Typical yearly household income $38,064 $43,125 $56,447 $80,734
Households that own their home 61% 71% 70% 65%
Typical yearly property tax $1,034 $810 $1,215 $3,119
Effective property tax rate 0.67% 0.63% 0.72% 0.94%
Renters with high rent for their income 57% 53% 51% 51%

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

For a typical $153,900 home in West Point, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, West Point's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $1,242a month

    Least cash to close
    Down payment
    $5,387
    Cash to close
    $10,004
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $68

  • Conventional, 5% down $1,214a month

    Down payment
    $7,695
    Cash to close
    $12,312
    Rate
    7.18%
    Mortgage insurance
    PMI · $73

  • Conventional, 20% down, no PMI $984a month

    Down payment
    $30,780
    Cash to close
    $35,397
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $1,126a month

    Down payment
    $23,085
    Cash to close
    $27,702
    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 West Point and for Clay County.

Property tax

Effective rate in West Point

0.67%of the home’s value each year

$1,034 a year for the typical owner in West Point.

  • West Point 0.67%
  • Clay 0.63%
  • Mississippi 0.72%

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

Exemptions and deadlines in Mississippi

Flood risk in Clay County

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

Homes in the high-risk zone
6.7%
499
Of those, with NFIP insurance
23%
County Mississippi U.S.
Homes in the high-risk zone 6.7% 7.6% 3.5%
Of those, with NFIP insurance 23% 33% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in West Point

Typical rent in West Point is $746 a month: 9% below the county. In West Point, 57% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Clay County, by unit size. To pay the 2-bedroom one ($905 a month) without spending more than 30% of your income, you would need to earn $17.40 an hour working full time.

HUD fair market rent for all of Clay 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 $761 $14.63 $30,440
1 bedroom $769 $14.79 $30,760
2 bedrooms $905 $17.40 $36,200
3 bedrooms $1,131 $21.75 $45,240
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

By ZIP code

Fair market rent by ZIP code in West Point

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). West Point is in ZIP code 39773.

For 2 bedrooms it is $920: $15 more than the fair market rent for Clay County ($905).

  • 39773 $920$1,150

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

HUD lists 8 buildings with rents for lower incomes in West Point. These are the largest.

  • West Point Housing Authority 980 E Brame Ave, West Point 39773 166 low-income homes · For families (662) 495-2004
  • Windale Apts II 530 Waide Rd, West Point 39773 72 low-income homes · 1 bd: 16 · 2 bd: 20 · 3 bd: 24 · 4 bd: 12 · In service since 2014 · For older adults, families (662) 494-7528
  • Ridgewood East 1311 E Main, West Point 39773 72 homes, 68 low-income · For families (662) 494-7862
  • Dunlap Acres 515 Dunlap RD, West Point 39773 50 low-income homes · 2 bd: 34 · 3 bd: 16 · In service since 1997 · For people with disabilities, families (662) 494-6912
  • Point Place Apts 181 N Forest St, West Point 39773 40 low-income homes · 1 bd: 8 · 2 bd: 16 · 3 bd: 16 · In service since 2014 · For families

See all 8 buildings in Clay County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in West Point

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

A grandmother pushes her grandson on a playground swing.

HUD counseling is free or low-cost

Assistance programs in West Point

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

The HUD-approved agencies closest to the center of West Point, 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 · 73 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 · 118 miles away

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

  • NSC (naca Counseling Subsidiary) - Jackson, MS

    405 Briarwood Dr, Jackson · 121 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 5 more
    (601) 922-4008

All counseling agencies in Mississippi

Help in Spanish near West Point

2 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 West Point

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

  • The Housing Authority of the City of West Point Public housing (662) 495-2004

All housing agencies in Mississippi Source: HUD

Cities

Nearby cities

The cities closest to West Point, with the typical home value.

Everything about Clay County Housing in Mississippi

Neighboring counties

If Clay 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 West Point.

All guides
A mother and her daughters smile together on a mountain trail with a snowy peak behind them.

Questions

Housing questions about West Point

Short answers with the numbers for West Point and all of Clay 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 West Point?

The typical home value in West Point is $153,900, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Clay County it is $129,100.

How much does it cost to rent in West Point?

Typical rent in West Point is $746 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Clay County is $905.

What is the FHA loan limit in West Point?

West Point uses the FHA limit for all of Clay 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 West Point?

The typical homeowner in West Point pays $1,034 a year, according to the U.S. Census Bureau. That is 0.67% of the home’s value; in Clay County, the rate is 0.63%.

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

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