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City · 10,219 residents · Yazoo County, Mississippi

Yazoo City , Mississippi

In Yazoo City, a typical home is worth $103,000 and typical rent is $767 a month. Compared with all of Yazoo County, the typical home value is 33% lower, typical household income is 28% lower, and the share of households that own their home is 22 points lower.

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  • Typical home value

    $103,000

    33% below the county

    39% below Mississippi

    • Yazoo City
    • Yazoo
    • Mississippi

  • Typical rent

    $767a month

    3% below the county

    20% below Mississippi

    • Yazoo City
    • Yazoo
    • Mississippi

  • Typical household income

    $28,157a year

    28% below the county

    50% below Mississippi

    • Yazoo City
    • Yazoo
    • Mississippi

  • Households that own their home

    33%

    22 points below the county

    37 points below Mississippi

    • Yazoo City
    • Yazoo
    • Mississippi

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

Market now, with Zillow data

Zillow data
Typical home value
$68,484
2% less than 12 months ago

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

Yazoo City is in Yazoo 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 Yazoo County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Yazoo City apart

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

  1. Yazoo City has the lowest homeownership rate of the 67 cities in Mississippi with more than 5,000 people: 33%.

  2. Yazoo City has the lowest typical household income of the 67 cities in Mississippi with more than 5,000 people: $28,157.

  3. Yazoo City has the 4th lowest typical home value of the 67 cities in Mississippi with more than 5,000 people ($103,000).

  4. According to Zillow, in the 12 months to September 2026 the typical home value in Yazoo City fell 2%; in Mississippi, it rose 2.2%.

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

The homes here

Housing in Yazoo City

What homes there are in Yazoo City, 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 still the most common home in Yazoo City, but it weighs less than in Yazoo County: 58% against 63%.

Year built

In Yazoo City, half of the homes were built before 1978; in Yazoo County, before 1982.

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

About 73% of rented homes in Yazoo City cost less than HUD's 2-bedroom fair market rent for Yazoo County ($1,016).

With a mortgage

$1,192 a month

Yazoo County: $1,299 a month

Without a mortgage

$458 a month

Yazoo County: $479 a month

Owners with a mortgage

45%

Yazoo County: 45%

The typical cost for an owner with a mortgage in Yazoo City is $1,192 a month, less than in Yazoo County ($1,299); without one, $458.

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 Yazoo City rose 45% since 2015–2019, less than in Yazoo County (73%).

Rents in Yazoo City rose at about the same pace as in Yazoo County: 23% since 2015–2019, against 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

MeasureYazoo CityYazoo 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 2.422.312.492.53
Drive alone 80%82%82%69%
Carpool 11%9%9%9%
Public transit Unreliable estimateUnreliable estimate0%3%
Walk or bike Unreliable estimateUnreliable estimate1%3%
Work from home Unreliable estimateUnreliable estimate6%15%
Other means Unreliable estimateUnreliable estimate1%2%
Typical commute Unreliable estimateUnreliable estimate20 to 29 minutes20 to 29 minutes

By size, households in Yazoo City look like those in Yazoo County: 2.42 people on average.

To get to work, 80% of workers in Yazoo City drive alone; in Yazoo County, 82%.

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 Yazoo City?

A typical home costs more than the typical income allows

We start with a typical home in Yazoo City, worth $103,000, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 38% of the typical household income in Yazoo City, which is $28,157 a year. For that payment to be 28% of income, a household would need to earn about $38,709 a year.

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

Your numbers

Local data
$

Starts at the typical home value in Yazoo City. 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 $3,605 (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

$903

at 7.18% · 30 years

Loan amount
$101,134
Total interest
$145,509
Paid off in
November 2056

Includes $1,739 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $657 a month

  • Tight

    $657 to $845 a month

  • Hard

    more than $845 a month

    Your payment · 38%

Compared with the typical household income in Yazoo City ($28,157 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$903
Principal & interest$685
Property tax$130
Home insurance$43
FHA mortgage insurance (MIP)$46

You need at least $3,605 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

Yazoo City and Yazoo County

Yazoo City is in Yazoo 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).

Yazoo City's own numbers

Typical home value
$103,000
Typical monthly rent
$767
Typical yearly household income
$28,157
Households that own their home
33%
Effective property tax rate
1.51%

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

Numbers for all of Yazoo County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,016
Price change over 5 years (FHFA)
+43%
Homes in a high flood-risk zone
14%

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 Yazoo County.

Everything about Yazoo County

Buying

Buying a home in Yazoo City

A typical home in Yazoo City is worth $103,000: 33% below the county and 39% below Mississippi. With the typical household income in Yazoo City ($28,157 a year), a typical home costs 3.7 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.

  • Yazoo City 3.7 years
  • Yazoo 3.9 years
  • Mississippi 3.0 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Yazoo County

According to FHFA’s house price index, home prices in Yazoo County rose 50% in the 10 years through 2025.

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

Period County Mississippi U.S.
Last year (2025) +7.8% +3.5% +2.9%
5 years (2020–2025) +43% +42% +47%
10 years (2015–2025) +50% +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

Yazoo City next to Yazoo 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
  • Yazoo City $103,000
  • Yazoo $153,800
  • Mississippi $169,800
  • United States $332,700
Typical monthly rent
  • Yazoo City $767
  • Yazoo $790
  • Mississippi $954
  • United States $1,413
Typical yearly household income
  • Yazoo City $28,157
  • Yazoo $39,295
  • Mississippi $56,447
  • United States $80,734
See the full table
Yazoo City next to Yazoo County and Mississippi
Measure Yazoo City Yazoo County Mississippi U.S.
Typical home value $103,000 $153,800 $169,800 $332,700
Typical monthly rent $767 $790 $954 $1,413
Typical yearly household income $28,157 $39,295 $56,447 $80,734
Households that own their home 33% 55% 70% 65%
Typical yearly property tax $1,556 $1,197 $1,215 $3,119
Effective property tax rate 1.51% 0.78% 0.72% 0.94%
Renters with high rent for their income 58% 56% 51% 51%

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

For a typical $103,000 home in Yazoo City, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Yazoo City's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $903a month

    Least cash to close
    Down payment
    $3,605
    Cash to close
    $6,695
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $46

  • Conventional, 5% down $884a month

    Down payment
    $5,150
    Cash to close
    $8,240
    Rate
    7.18%
    Mortgage insurance
    PMI · $49

  • Conventional, 20% down, no PMI $731a month

    Down payment
    $20,600
    Cash to close
    $23,690
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $826a month

    Down payment
    $15,450
    Cash to close
    $18,540
    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 Yazoo City and for Yazoo County.

Property tax

Effective rate in Yazoo City

1.51%of the home’s value each year

$1,556 a year for the typical owner in Yazoo City.

  • Yazoo City 1.51%
  • Yazoo 0.78%
  • Mississippi 0.72%

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

Exemptions and deadlines in Mississippi

Flood risk in Yazoo County

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

Homes in the high-risk zone
14%
1,293
Of those, with NFIP insurance
18%
County Mississippi U.S.
Homes in the high-risk zone 14% 7.6% 3.5%
Of those, with NFIP insurance 18% 33% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Yazoo City

Typical rent in Yazoo City is $767 a month: 3% below the county. In Yazoo City, 58% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Yazoo County, by unit size. To pay the 2-bedroom one ($1,016 a month) without spending more than 30% of your income, you would need to earn $19.54 an hour working full time.

HUD fair market rent for all of Yazoo 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 $772 $14.85 $30,880
1 bedroom $777 $14.94 $31,080
2 bedrooms $1,016 $19.54 $40,640
3 bedrooms $1,330 $25.58 $53,200
4 bedrooms $1,335 $25.67 $53,400

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 Yazoo City

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Yazoo City is in ZIP code 39194.

For 2 bedrooms it is $980: $36 less than the fair market rent for Yazoo County ($1,016).

  • 39194 $980$1,280

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

HUD lists 17 buildings with rents for lower incomes in Yazoo City. These are the largest.

  • Shady Lane Apts 740 Shady Dr, Yazoo City 39194 120 low-income homes · 1 bd: 8 · 2 bd: 60 · 3 bd: 48 · 4 bd: 4 · In service since 2014 · For families (662) 746-1826
  • Yazoo Estates 274 N Locust St, Yazoo City 39194 96 low-income homes · 2 bd: 64 · 3 bd: 32 · In service since 2008
  • Magnolia Crossing 280 Magnolia Dr, Yazoo City 39194 86 low-income homes · 1 bd: 8 · 2 bd: 21 · 3 bd: 43 · 4 bd: 14 · In service since 2015 · For families
  • Oak Haven Apts 743 Shady Dr, Yazoo City 39194 80 low-income homes · 1 bd: 72 · 2 bd: 8 · In service since 1997 · For older adults (662) 746-8344
  • Willow Wood Apts 925 Grady Ave, Yazoo City 39194 49 low-income homes · 1 bd: 8 · 2 bd: 8 · 3 bd: 17 · 4 bd: 16 · In service since 1997 · For older adults, people with disabilities, families (662) 746-1494

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

Free help

Help to buy or rent in Yazoo City

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

A young woman and a young man point to a line in their notes beside a laptop in a library.

HUD counseling is free or low-cost

Assistance programs in Yazoo City

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

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

  • NSC (naca Counseling Subsidiary) - Jackson, MS

    405 Briarwood Dr, Jackson · 36 miles away · Spanish

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

  • Housing Education and Economic Development, Inc.

    3405 Medgar Evers Blvd, Jackson · 38 miles away · Spanish

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 8 more
    (601) 981-1960

  • Operation Hope- Trustmark Financial Corp- Jackson MS

    3645 Highway 80 W, Jackson · 40 miles away

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

All counseling agencies in Mississippi

Help in Spanish near Yazoo City

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 Yazoo City

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

  • The Housing Authority of the City of Yazoo City Public housing (601) 746-2226

All housing agencies in Mississippi Source: HUD

Cities

Nearby cities

The cities closest to Yazoo City, with the typical home value.

Everything about Yazoo County Housing in Mississippi

Neighboring counties

If Yazoo 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 Yazoo City.

All guides
A man and two girls read a book together on the sofa.

Questions

Housing questions about Yazoo City

Short answers with the numbers for Yazoo City and all of Yazoo 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 Yazoo City?

The typical home value in Yazoo City is $103,000, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Yazoo County it is $153,800.

How much does it cost to rent in Yazoo City?

Typical rent in Yazoo City is $767 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Yazoo County is $1,016.

What is the FHA loan limit in Yazoo City?

Yazoo City uses the FHA limit for all of Yazoo 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 Yazoo City?

The typical homeowner in Yazoo City pays $1,556 a year, according to the U.S. Census Bureau. That is 1.51% of the home’s value; in Yazoo County, the rate is 0.78%.

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

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