The 10 Most Affordable Places to Live in Mississippi

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By Michael Yessis Updated June 13, 2024
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Edited by Ashley Simon

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The 39212 zip code in Jackson tops our ranking of the most affordable places to live in Mississippi.

We looked at 98 zip codes in the state, evaluating home values, rental costs, energy rates, property taxes, and five other affordability indicators. We used the data we gathered to calculate our proprietary Affordability Score for each zip code.  

Top 10 most affordable places to live in Mississippi

RankCity Affordability Score Median home valueRental costs
1Jackson 🥇100$76,489$1,106
2Petal🥈90.4$213,732$1,129
3Clarksdale 🥉89.6$46,430$1,508
4Greenville89.3$66,208$1,508
5Crystal Springs88.1$123,483$1,508
6McComb88.0$90,150$1,508
7Yazoo City87.8$77,389$1,508
8Greenwood87.7$86,429$1,508
9Booneville87.0$131,399$1,508
10Vicksburg87.0$179,196$1,508
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1. Jackson

Here's why the 39212 zip code in Jackson is Mississippi's most affordable place to live.

🔎 Key data about Jackson

Data pointValueRank (out of 98 markets)Difference from median or average
Affordability Score 100 No. 1N/A
Median home value $76,489[1]No. 7 -$114,778.42
Home affordability ratio 1.4No. 4-1.9
Home value five-year change 5.4%[2]No. 5-26.8%
Home value one-year forecast -3.7%[3]No. 19-1.3%
Rental costs $1,106[4]No. 4-$402
Rent affordability ratio 2.00%No. 7-0.6%
Median household income $55,342[5]No. 45-$2,215
Property taxes $1,266[6]No. 65$15
Energy costs $0.12 kWh[7]No. 1-$0.01
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Jackson's 39212 zip code is the cheapest place to live in Mississippi, leading the 98 markets we evaluated. 

The median home value is $76,489, making it the 7th-cheapest housing market in the state. Forecasts project a -3.7% change in home values in the next year. Rent in the zip code averages $1,106 per month, which is the 7th cheapest amount in Mississippi.

The median property tax for homeowners in Jackson is $1,266 per household, the No. 65 ranked market in Mississippi. 

Residents pay $0.12 per kWh of electricity, which ranks No. 1 among Mississippi markets.

2. Petal

The 39465 zip code is the 2nd-cheapest place to live in Mississippi.

🔎 Key data about Petal

Data pointValueRank (out of 98 markets)Difference from median or average
Affordability Score 90.4No. 2N/A
Median home value $213,732[8]No. 69$22,464.88
Home affordability ratio 3.1No. 47-0.2
Home value five-year change 31.2%[9]No. 43-1.0%
Home value one-year forecast -2.8%[10]No. 36-0.4%
Rental costs $1,129[11]No. 6-$380
Rent affordability ratio 1.66%No. 1-1.0%
Median household income $67,971[12]No. 17$10,414
Property taxes $1,386[13]No. 73$135
Energy costs $0.14 kWh[14]No. 64$0.01
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Petal's 39465 zip code has a median home value of $213,732, which is the 36th-cheapest housing market in Mississippi. You can rent for an average of $1,129 per month. That's the 6th-cheapest price in the state.

The average household income in the zip code is $67,971, which ranks 17th-highest in the state. 

Homeowners in Petal pay a median property tax of $1,386 per year, making it the 73rd-most affordable market in Mississippi.

Petal ranks No. 64 among Mississippi energy markets. You'll pay $0.14 per kWh of electricity.

3. Clarksdale

The 3rd-cheapest place to live in Mississippi is Clarksdale's 38614 zip code.

🔎 Key data about Clarksdale

Data pointValueRank (out of 98 markets)Difference from median or average
Affordability Score 89.6No. 3N/A
Median home value $46,430[15]No. 4-$144,837.48
Home affordability ratio 1.3No. 3-2.0
Home value five-year change 2.2%[16]No. 2-30.0%
Home value one-year forecast -6.0%[17]No. 4-3.6%
Rental costs $1,508[18]No. 19$0
Rent affordability ratio 2.62%No. 220.0%
Median household income $36,225[19]No. 87-$21,332
Property taxes $1,242[20]No. 63-$9
Energy costs $0.12 kWh[21]No. 1-$0.01
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The No. 4 cheapest housing in Mississippi is Clarksdale's 38614 zip code, with a median home value of $46,430. Rents in the market average $1,508 per month, making it the 19th-most affordable rental market in the state.

The median property tax for households in Clarksdale is $1,242, which makes it the 63rd-cheapest place in Mississippi. Clarksdale ranks No. 1 among Mississippi markets by energy costs. Residents pay $0.12 per kWh of electricity.

4. Greenville

The 38703 zip code in Greenville comes in at No. 4 on our list of the cheapest places to live in Mississippi.

🔎 Key data about Greenville

Data pointValueRank (out of 98 markets)Difference from median or average
Affordability Score 89.3No. 4N/A
Median home value $66,208[22]No. 5-$125,059.05
Home affordability ratio 1.9No. 7-1.4
Home value five-year change 32.2%[23]No. 480.0%
Home value one-year forecast -6.6%[24]No. 2-4.2%
Rental costs $1,508[25]No. 19$0
Rent affordability ratio 2.62%No. 220.0%
Median household income $34,186[26]No. 91-$23,371
Property taxes $544[27]No. 1-$707
Energy costs $0.12 kWh[28]No. 1-$0.01
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The No. 5 cheapest housing market in Mississippi is Greenville's 38703 zip code, where the median home value is $66,208. Renters here pay an average of $1,508 per month. 

When it comes to energy costs, Greenville ranks 1st among Mississippi markets. Residents pay $0.12 per kWh of electricity.

The median property tax for households in the zip code is $544, which makes it the 1st-cheapest market in Mississippi.

5. Crystal Springs

The 39059 zip code in Crystal Springs ranks No. 5 among Mississippi's most affordable places to live.

🔎 Key data about Crystal Springs

Data pointValueRank (out of 98 markets)Difference from median or average
Affordability Score 88.1No. 5N/A
Median home value $123,483[29]No. 24-$67,784.13
Home affordability ratio 2.3No. 13-1.0
Home value five-year change 27.8%[30]No. 36-4.4%
Home value one-year forecast -2.8%[31]No. 36-0.4%
Rental costs $1,508[32]No. 19$0
Rent affordability ratio 2.62%No. 220.0%
Median household income $52,583[33]No. 52-$4,974
Property taxes $799[34]No. 8-$452
Energy costs $0.12 kWh[35]No. 1-$0.01
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Crystal Springs's 39059 zip code has a median home value of $123,483, the 24th-cheapest market in the state. Forecasts project a -2.8% change in home values in the next year. 

The median property tax per household in Crystal Springs is $799. It's the 8th-cheapest market by tax rate in Mississippi.

6. McComb

The No. 6 most affordable place to live in Mississippi is the 39648 zip code.

🔎 Key data about McComb

Data pointValueRank (out of 98 markets)Difference from median or average
Affordability Score 88.0No. 6N/A
Median home value $90,150[36]No. 14-$101,117.45
Home affordability ratio 2.3No. 12-1.0
Home value five-year change 32.2%[37]No. 480.0%
Home value one-year forecast -7.0%[38]No. 1-4.6%
Rental costs $1,508[39]No. 19$0
Rent affordability ratio 2.62%No. 220.0%
Median household income $38,870[40]No. 79-$18,687
Property taxes $1,077[41]No. 43-$174
Energy costs $0.12 kWh[42]No. 1-$0.01
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The back half of our top 10 kicks off with McComb's 39648 zip code, which has the 14th-cheapest home values in Mississippi. The median home value is $90,150. Rents average $1,508 per month, making it the 19th-most affordable rental market in the state.

Residents pay $0.12 per kWh of electricity. It's the 1st-cheapest energy market.

7. Yazoo City

Yazoo City's 39194 zip code is the 7th-cheapest place to live in Mississippi.

🔎 Key data about Yazoo City

Data pointValueRank (out of 98 markets)Difference from median or average
Affordability Score 87.8No. 7N/A
Median home value $77,389[43]No. 9-$113,878.37
Home affordability ratio 2.2No. 10-1.2
Home value five-year change 32.2%[44]No. 480.0%
Home value one-year forecast -3.0%[45]No. 33-0.6%
Rental costs $1,508[46]No. 19$0
Rent affordability ratio 2.62%No. 220.0%
Median household income $35,754[47]No. 89-$21,803
Property taxes $1,138[48]No. 48-$113
Energy costs $0.12 kWh[49]No. 1-$0.01
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You'll find the 9th-cheapest home values in Mississippi in Yazoo City's 39194 zip code. The median value: $77,389. Renters in Yazoo City pay an average of $1,508 per month.

Homeowners in Yazoo City pay a median property tax of $1,138 per year, which is Mississippi's 48th-most affordable market.

The average household income is $35,754, which ranks 89th-highest in the state.

8. Greenwood

The 8th-cheapest place to live in Mississippi is Greenwood's 38930 zip code.

🔎 Key data about Greenwood

Data pointValueRank (out of 98 markets)Difference from median or average
Affordability Score 87.7No. 8N/A
Median home value $86,429[50]No. 11-$104,838.39
Home affordability ratio 2.5No. 16-0.8
Home value five-year change 18.3%[51]No. 15-13.9%
Home value one-year forecast -3.8%[52]No. 16-1.4%
Rental costs $1,508[53]No. 19$0
Rent affordability ratio 2.62%No. 220.0%
Median household income $34,072[54]No. 92-$23,485
Property taxes $1,209[55]No. 57-$42
Energy costs $0.12 kWh[56]No. 1-$0.01
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The 11th-cheapest housing market in Mississippi is Greenwood's 38930 zip code, with a median home value of $86,429. Renters pay an average of $1,508 per month, the No. 19 rental market in the state.

The median property tax for households in Greenwood is $1,209, which makes it the 57th-cheapest place in Mississippi. The average household income of $34,072 ranks 92nd.

9. Booneville

Booneville's 38829 zip code sneaks into the top ten of Mississippi's most affordable places to live.

🔎 Key data about Booneville

Data pointValueRank (out of 98 markets)Difference from median or average
Affordability Score 87.0No. 9N/A
Median home value $131,399[57]No. 29-$59,867.88
Home affordability ratio 2.6No. 19-0.7
Home value five-year change 23.8%[58]No. 26-8.4%
Home value one-year forecast -3.5%[59]No. 26-1.1%
Rental costs $1,508[60]No. 19$0
Rent affordability ratio 2.62%No. 220.0%
Median household income $51,013[61]No. 55-$6,544
Property taxes $841[62]No. 16-$410
Energy costs $0.13 kWh[63]No. 44$0.00
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The 29th-cheapest housing market in Mississippi is Booneville's 38829 zip code, where the median home value is $131,399. Renters pay an average of $1,508 per month. It's the state's 19th-cheapest rental market.

The median property tax for households within the zip code is $841, which makes it the 16th-cheapest property tax rate in Mississippi. 

10. Vicksburg

The final spot on our list of the most affordable places to live in Mississippi goes to the 39183 zip code in Vicksburg.

🔎 Key data about Vicksburg

Data pointValueRank (out of 98 markets)Difference from median or average
Affordability Score 87.0No. 10N/A
Median home value $179,196[64]No. 49-$12,070.85
Home affordability ratio 2.6No. 18-0.8
Home value five-year change 12.9%[65]No. 10-19.3%
Home value one-year forecast -3.8%[66]No. 16-1.4%
Rental costs $1,508[67]No. 19$0
Rent affordability ratio 2.62%No. 220.0%
Median household income $69,955[68]No. 14$12,398
Property taxes $1,184[69]No. 53-$67
Energy costs $0.12 kWh[70]No. 1-$0.01
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The 49th-most affordable market in Mississippi is Vicksburg's 39183 zip code. The median home value is $179,196. Rent in the market costs $1,508 per month on average, making it the 19th-most affordable rental market in Mississippi.

The median property tax for households in Vicksburg is $1,184, which is the 53rd-cheapest property tax rate in the state.

Vicksburg ranks No. 1 among Mississippi markets by energy costs, with households paying $0.12 per kWh of electricity.

How we ranked the most affordable places in Mississippi

We evaluated 98 zip codes in Mississippi with a population over 10,000 on nine metrics. We then assigned each market an Affordability Score based on its weighted and combined rankings. 

✍️ Editor’s note: Our Affordability Score identifies the most affordable places in a state by zip code.

Often the zip code we identify will represent an entire city or portion of a city. 

Occasionally the zip code we identify will encompass an area that includes one or more small towns. In these cases, the data we’ve gathered applies to the entire zip code, not just the single town we’re using to help identify the zip code's location. 

If you’re looking to move to one of these affordable places, we recommend doing additional research to make sure the costs in the area — and the quality of life it offers — meet your specific needs.

Methodology: What is an Affordability Score?

Our proprietary Affordability Score is a score on a scale of 0 (worst in state) to 100 (best in state) that estimates the affordability of a particular zip code. It takes into account these key data points for each zip code.

  • Median home value: The median home value for each zip code comes from the Zillow Home Value Index. The lower the median home value relative to the median value in Mississippi, the higher our score on this component. We assign a weight of 23.8% to median home value.
  • Home affordability ratio. The home affordability ratio is the typical median home value divided by the median household income in the zip code, which reveals the number of years of household income needed to afford a home in that zip code. A lower ratio is better because it means more households can afford a home. The data comes from the Zillow Observed Rent Index and the U.S. Census American Community Survey. We assign a weight of 23.8% to the home affordability ratio.
  • Home value five-year change: The home value five-year change is the amount that the median home value in the zip code has risen or fallen during the last five years. Our data comes from the Zillow Home Value Index. We assign a weight of 4.8% to the home value five-year change.
  • Home value one-year forecast: The home value one-year forecast comes from Zillow Forecast data. It projects how much home values in the zip code are forecasted to change in the next year. We assign a weight of 4.8% to the home value one-year forecast.
  • Rental costs. The rental costs are the observed rents in the zip code, sourced from the Zillow Observed Rent Index. The index includes "listed rents that fall into the 40th to 60th percentile range for all homes and apartments in a given region." We assign a weight of 11.9% to rental costs. 
  • Median household income: The inflation-adjusted median household income figures for the zip code comes from the U.S. Census American Community Survey. We assign a weight of 4.8% to median household income.
  • Rent affordability ratio. The rent affordability ratio is the ratio of rental costs divided by median household income, which provides the percentage of household income needed to pay a typical month’s rent in the zip code. The data comes from the Zillow Observed Rent Index and the U.S. Census American Community Survey. We assign a weight of 11.9% to the rent affordability ratio.
  • Property taxes: The property tax figures are the median real estate taxes paid in the zip code, sourced from the U.S. Census American Community Survey. The lower the property tax rate relative to the Mississippi average, the higher our score on this component. We assign a weight of 7.1% to property taxes. 
  • Energy costs: The energy costs are the costs of a kilowatt hour (kWh) of residential electricity in the zip code, sourced from the U.S. Department of Energy. The lower the cost of electricity relative to the Mississippi average, the higher our score on this component. We assign a weight of 7.1% to energy costs.  

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