Mississippi real estate markets
Compare 67 Mississippi counties by rent, home prices and property tax, using public government data. Among counties of 50,000 people or more, the median rent-to-price is 0.56% in Mississippi and 0.52% nationwide.
Where the numbers stand out
67 counties · Swipe the table to see every column
| Market | |||||||
|---|---|---|---|---|---|---|---|
| Copiah County, MSMississippi rents · Run a deal | 1.13% | +4.0% | +5.5% | $114,100 | $1,289 | 0.72% | 27,855 |
| Holmes County, MSMississippi rents · Run a deal | 1.13% | — | — | $80,400 | $905 | 0.86% | 16,191 |
| Tallahatchie County, MSMississippi rents · Run a deal | 1.10% | — | — | $82,300 | $905 | 0.61% | 11,764 |
| Perry County, MSMississippi rents · Run a deal | 1.06% | — | +7.0% | $124,000 | $1,316 | 0.62% | 11,449 |
| Coahoma County, MSMississippi rents · Run a deal | 1.00% | — | — | $90,300 | $905 | 1.12% | 20,540 |
| Calhoun County, MSMississippi rents · Run a deal | 1.00% | +29.7% | +9.6% | $90,300 | $905 | 0.66% | 12,922 |
| Jefferson Davis County, MSMississippi rents · Run a deal | 1.00% | — | — | $90,100 | $905 | 0.89% | 11,117 |
| Noxubee County, MSMississippi rents · Run a deal | 1.00% | — | — | $90,800 | $905 | 0.96% | 10,025 |
| Wayne County, MSMississippi rents · Run a deal | 0.99% | +2.0% | +5.6% | $91,100 | $905 | 0.63% | 19,718 |
| Greene County, MSMississippi rents · Run a deal | 0.98% | — | — | $92,700 | $905 | 0.85% | 13,615 |
| Scott County, MSMississippi rents · Run a deal | 0.96% | +14.0% | +7.3% | $106,700 | $1,026 | 0.67% | 27,718 |
| Pike County, MSMcComb rents · Run a deal | 0.94% | +1.6% | +3.8% | $110,800 | $1,039 | 0.88% | 39,602 |
| Neshoba County, MSMississippi rents · Run a deal | 0.91% | +3.3% | +6.5% | $100,000 | $905 | 0.89% | 28,932 |
| Lawrence County, MSMississippi rents · Run a deal | 0.91% | — | — | $100,000 | $905 | 0.67% | 11,786 |
| Sunflower County, MSMississippi rents · Run a deal | 0.90% | +0.7% | +3.1% | $100,300 | $905 | 0.93% | 24,333 |
| Amite County, MSMississippi rents · Run a deal | 0.90% | +26.0% | +4.7% | $100,800 | $905 | 0.38% | 12,565 |
| Leflore County, MSMississippi rents · Run a deal | 0.89% | +4.7% | +2.7% | $101,200 | $905 | 1.02% | 27,141 |
| Washington County, MSGreenville rents · Run a deal | 0.87% | +8.2% | +7.2% | $104,000 | $905 | 0.86% | 42,765 |
| Attala County, MSMississippi rents · Run a deal | 0.87% | +11.5% | +5.4% | $104,600 | $905 | 0.68% | 17,526 |
| Leake County, MSMississippi rents · Run a deal | 0.86% | -5.8% | +3.4% | $116,800 | $1,003 | 0.67% | 21,319 |
| Covington County, MSMississippi rents · Run a deal | 0.86% | -6.0% | +7.6% | $105,100 | $905 | 0.59% | 18,148 |
| Newton County, MSMississippi rents · Run a deal | 0.85% | -24.0% | +3.1% | $106,300 | $905 | 0.73% | 21,093 |
| Jasper County, MSMississippi rents · Run a deal | 0.85% | -11.0% | +6.3% | $107,100 | $905 | 0.69% | 16,059 |
| Adams County, MSNatchez rents · Run a deal | 0.83% | +6.6% | +5.5% | $108,700 | $905 | 0.90% | 28,803 |
| Chickasaw County, MSMississippi rents · Run a deal | 0.82% | — | — | $109,800 | $905 | 0.73% | 16,915 |
| Hinds County, MSJackson rents · Run a deal | 0.81% | +3.5% | +5.0% | $159,900 | $1,289 | 0.88% | 218,533 |
| Smith County, MSMississippi rents · Run a deal | 0.80% | — | +8.0% | $112,600 | $905 | 0.42% | 14,132 |
| Forrest County, MSHattiesburg rents · Run a deal | 0.78% | +4.1% | +8.3% | $168,000 | $1,316 | 0.81% | 78,272 |
| Marion County, MSMississippi rents · Run a deal | 0.77% | +12.8% | +8.6% | $122,800 | $949 | 0.75% | 24,193 |
| Clarke County, MSMississippi rents · Run a deal | 0.77% | -5.1% | +5.1% | $118,100 | $905 | 0.56% | 15,314 |
| Lauderdale County, MSMeridian rents · Run a deal | 0.75% | +7.6% | +5.9% | $133,300 | $1,006 | 0.92% | 71,504 |
| Monroe County, MSMississippi rents · Run a deal | 0.75% | -1.7% | +5.7% | $120,800 | $905 | 0.70% | 33,747 |
| Panola County, MSMississippi rents · Run a deal | 0.74% | +9.8% | +11.2% | $127,800 | $947 | 0.65% | 32,808 |
| Simpson County, MSMississippi rents · Run a deal | 0.74% | -4.0% | +6.2% | $122,200 | $905 | 0.61% | 25,691 |
| Prentiss County, MSMississippi rents · Run a deal | 0.74% | +12.0% | +10.0% | $122,500 | $905 | 0.73% | 25,184 |
| Yalobusha County, MSMississippi rents · Run a deal | 0.74% | -14.3% | +6.4% | $122,300 | $905 | 0.66% | 12,419 |
| Tippah County, MSMississippi rents · Run a deal | 0.73% | -2.1% | +8.4% | $124,100 | $905 | 0.77% | 21,523 |
| Grenada County, MSMississippi rents · Run a deal | 0.73% | +4.0% | +6.7% | $132,200 | $967 | 1.03% | 21,217 |
| Winston County, MSMississippi rents · Run a deal | 0.73% | -10.3% | +6.1% | $124,600 | $905 | 0.65% | 17,536 |
| Walthall County, MSMississippi rents · Run a deal | 0.73% | +7.7% | +5.2% | $126,600 | $926 | 0.72% | 13,839 |
| Bolivar County, MSCleveland rents · Run a deal | 0.70% | +1.1% | +5.0% | $130,000 | $905 | 0.73% | 29,534 |
| Clay County, MSMississippi rents · Run a deal | 0.70% | -7.4% | +6.5% | $129,100 | $905 | 0.63% | 18,383 |
| Jones County, MSLaurel rents · Run a deal | 0.69% | +3.8% | +7.5% | $143,100 | $986 | 0.74% | 66,472 |
| Marshall County, MSMississippi rents · Run a deal | 0.66% | +3.2% | +9.2% | $167,900 | $1,106 | 0.72% | 33,979 |
| Yazoo County, MSMississippi rents · Run a deal | 0.66% | +7.8% | +7.5% | $153,800 | $1,016 | 0.78% | 24,835 |
| Warren County, MSVicksburg rents · Run a deal | 0.65% | +0.9% | +5.2% | $156,400 | $1,019 | 0.80% | 43,020 |
| Itawamba County, MSMississippi rents · Run a deal | 0.65% | +0.9% | +5.9% | $142,400 | $920 | 0.59% | 24,036 |
| Stone County, MSMississippi rents · Run a deal | 0.65% | +0.9% | +7.2% | $161,100 | $1,047 | 0.70% | 18,894 |
| Alcorn County, MSCorinth rents · Run a deal | 0.64% | +1.1% | +8.4% | $142,100 | $905 | 0.58% | 34,289 |
| Tishomingo County, MSMississippi rents · Run a deal | 0.62% | +7.5% | +8.6% | $145,100 | $905 | 0.49% | 18,660 |
Home prices
Home prices in Mississippi rose 40% over the 5 years to Q2 2026.
- 1 year
- +4%
- 5 years
- +40%
- 10 years
- +70%
From the FHFA House Price Index for Mississippi (state level), updated Mar 31, 2026. It tracks repeat sales and refinance appraisals of the same homes, so it shows the area's trend, not what any one home is worth. See what local prices suggest your rental is worth.
Keep looking
How to read this
Use this to shortlist, not to decide. These are county-wide figures, and a single county can hold very different neighborhoods. Check a real deal with the rental cash flow calculator.
Rent-to-price is the 2-bedroom rent as a percent of the median home value. It's a rough comparison between counties. The two figures describe different homes, and the home value lags current prices, so it can look better than today's market in places where prices rose quickly.
2-bed rent is HUD's Fair Market Rent (fiscal year from Oct 1, 2026): the 40th percentile for recent movers, including utilities. HUD often uses one figure across a whole metro area, so neighboring counties can match.
Home value and population are Census American Community Survey 5-year estimates through 2024. Home values are what owners report. Counties under 10,000 people aren't listed.
Prices are the FHFA House Price Index through 2025: the latest year's change, and the average yearly change over five years. FHFA calls its county index developmental, and it doesn't cover every county.
Property tax is median taxes paid divided by median home value, from the Census. It reflects what current owners pay. An investor buying today can pay more where assessments are capped for homeowners, as in Florida and California.
People and jobs: income, vacant homes (seasonal homes count as vacant, which can look high in vacation areas) and renters are Census 5-year estimates. Population growth compares two Census releases five years apart. Rent ÷ income is a year of the 2-bedroom rent as a percent of median household income. Unemployment is the Bureau of Labor Statistics yearly average for 2025.
Frequently asked questions
- Which Mississippi county has the highest rent-to-price ratio?
- Copiah County, at 1.13%: a 2-bedroom rent of $1,289 against a median home value of $114,100. It's a rough comparison, and a high ratio can come with slower growth or weaker demand, so check the other columns too.
- Where have Mississippi home prices grown fastest?
- Panola County, at an average of +11.2% a year over five years, on the FHFA House Price Index. Past growth doesn't predict future growth.
- Which Mississippi county has the lowest property tax?
- Amite County, at about 0.38% of home value, based on what current owners pay. An investor buying today can pay more where assessments are capped for homeowners.
- Where is the Mississippi population growing fastest?
- Lafayette County, at +1.7% a year, comparing two Census releases five years apart. These are estimates, and they're less exact for small places.
- How does Mississippi compare with the rest of the US?
- Among counties of 50,000 people or more, the median rent-to-price is 0.56% in Mississippi and 0.52% nationwide. The ratio is the 2-bedroom rent as a percent of the median home value.
- Are home prices going up in Mississippi?
- Home prices in Mississippi rose 40% over the 5 years to Q2 2026. In the latest year (to Q2 2026) they rose 4%. These figures come from the FHFA House Price Index for Mississippi (state level), which tracks repeat sales and refinance appraisals of the same homes. It shows the trend for the area, not what any one home is worth.