Best Affordable Places to Live in Mississippi in 2024
(Last Updated – 01/2024)
With the birthplace of American music in the north, charming beach towns in the south, and natural beauty, a rich history, and warm hospitality in every corner, Mississippi has a lot to offer. But perhaps one of the state’s biggest draws is its affordability.
Though Mississippi is the poorest state in the nation, it’s also the least expensive place to live. The cost of living is 14% lower than the national average, which means car fill-ups, grocery store runs, and utility bills cost less than they would elsewhere. Housing costs run 40% below what the average American pays, thanks in large part to an abundance of land, low property taxes, and low rents.
This is all welcome news if you’re in search of an economical place to start a career, raise a family, or retire. Below, we take a closer look at some of the best places to live in Mississippi.
Best Places to Live in Mississippi
If affordability is a top priority — and you’re looking for warm weather, friendly people, and a slower pace of life — then living in Mississippi may just fit the bill. As you consider your options, think about whether you want to live in or near a major city, like Jackson; in a centrally located town, like Hattiesburg; or in a beach town in the south. Climate is another factor to keep in mind. The state is prone to hurricanes, especially along its coastline, and tornadoes also pose a risk.
If you’re ready to put down roots, and are new to the homebuying process, a first-time homebuyer guide can be a good initial stop before you start shopping.
💡 Quick Tip: When house hunting, don’t forget to lock in your home mortgage loan rate so there are no surprises if your offer is accepted.
Best Affordable Places to Live in Mississippi
Some of the most expensive places to live in Mississippi are located outside of major cities. In fact, the two richest places in the state are the well-heeled suburbs of Madison, just north of the capital city of Jackson, and Pleasant Hill, just south of Memphis, Tennessee. If you’re on a budget, you may find you can get more bang for your housing buck in an exurb or rural area. To see how you can stretch your money even more, consider looking into first-time homebuyer programs in Mississippi.
1. Yazoo City
Photo credit: Flickr/Gerald McKibben , Creative Commons Attribution-NonCommercial 2.0 Generic
Often referred to as the “Gateway to the Delta,” Yazoo City is a 50-minute drive away from the hustle and bustle of Jackson and its pricey suburbs. In exchange for the extra distance, you’ll find a vibrant Main Street lined with shops and restaurants, an expansive wildlife refuge, and lower rent and housing prices.
Population: 9,844
Median Household Income: $30,092
Cost of Living: 83.7% of U.S. average
Median Rent Price: $1,350
Home Price-to-Income Ratio: 2.21
Average Property Tax: 0.84%
Housing Affordability: Rent prices are heating up compared to last year. Still, with a median rent of $1,350, Yazoo City is one of the more affordable places to call home in the Magnolia State. If you’re looking to make a permanent move, the median home value is $66,400.
2. Horn Lake
Photo credit: Wikimedia Commons/Thomas R Machnitzki , Creative Commons Attribution 3.0 Unported
This town of 26,000 (and growing) is one of the most culturally diverse and youngest in the state. It’s also a popular commuter town for folks who work in Memphis, as the city is just a 20-minute drive away. Though home prices are on the rise, finding an affordable place to live in Horn Lake may still be within reach.
Population: 26,550
Median Household Income: $54,783
Cost of Living: 87.2% of U.S. average
Median Rent Price: $1,545
Home Price-to-Income Ratio: 2.2
Average Property Tax: 0.79%
Housing Affordability: It’s a buyer’s market in Horn Lake, so you may have an easier time finding a home that fits your needs and budget. The median home value is just under $118,000, and the median rent is $1,545.
3. Greenville
Photo credit: iStock/Geoff Eccles
Less than 30 miles from the Arkansas border, and in the heart of the Delta, sits Greenville. Move to this city of 28,000 and prepare to stay busy with outdoor activities, music festivals, and entertainment at the two local casinos. And good news for those on a budget: Rent and home prices here are below the state’s average.
Population: 28,017
Median Household Income: $32,066
Cost of Living: 83.7% of U.S. average
Median Rent Price: $450
Home Price-to-Income Ratio: 2.5
Average Property Tax: 0.98%
Housing Affordability: Home buyers, take note: At a time when home prices are rising in so many places across the U.S., they’re falling slightly in Greenville. The median home value is only $81,000, which is far below the state median value of $176,568.
4. Laurel
Photo credit: Wikimedia Commons/Pairko , Creative Commons Attribution-ShareAlike 4.0 International
Laurel has gained national name recognition over the past few years, thanks to a starring role on the popular home renovation program “Home Town.” But those in the know have long been flocking to this charming southeast Mississippi town for its creative community, Mayberry-style downtown, and easygoing way of life.
Population: 17,066
Median Household Income: $33,149
Cost of Living: 88.2% of U.S. average
Median Rent Price: $1,007
Home Price-to-Income Ratio: 2.7
Average Property Tax: 0.91%
Housing Affordability: Laurel isn’t just a haven for creative types — it can also be a good fit if you’re looking to stretch your housing budget. A median home value of $88,900 and median rent price of just over $1,000 helped land Laurel on our list of most affordable places to live in Mississippi.
5. Meridian
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Located near the Mississippi-Alabama border, Meridian is home to more than 33,000 people. Though it’s a day trip to Jackson, Birmingham, Alabama, New Orleans, and Memphis, this mid-sized city offers lots of reasons to stay in town. The 3,300-acre Bonita Lakes Park provides opportunities for fishing, hiking, and horseback riding, and restaurants, boutiques, and music venues line the vibrant downtown area.
Population: 33,816
Median Household Income: $31,198
Cost of Living: 86.6% of U.S. average
Median Rent Price: $1,200
Home Price-to-Income Ratio: 3
Average Property Tax: 1.08%
Housing Affordability: Although property taxes and rent prices aren’t as low as other places on our list, housing costs in Meridian are still below the U.S. average. The median value of a home is $92,100, compared to the national median value of $244,900. If you’re starting your home search and want to learn what type of home mortgage loan you might qualify for, consider weighing the pros and cons between mortgage prequalification vs. preapproval.
Recommended: What to Know About Getting Preapproved for a Home Loan
Best Places to Live in Mississippi for Families
Looking to raise your crew in the Magnolia State? These five places deserve a spot on your short list.
1. Petal
Photo credit: Wikimedia Commons/Beth Bunch , Creative Commons Attribution-ShareAlike 4.0 International
Nicknamed “The Friendly City,” Petal has many qualities parents often seek, including well-rated public schools. Nearly 40% of all households here have children, which could make finding playmates that much easier. There are also several city parks and playgrounds where kids can burn off steam, and sporting and cultural events to enjoy in neighboring Hattiesburg.
Population: 11,230
Median Household Income: $55,407
Cost of Living: 88.2% of U.S. average
Median Rent Price: $1,600
Home Price-to-Income Ratio: 2.5
Average Property Tax: 1.17%
Housing Affordability: At $141,400, Petal’s median home value is slightly higher than the state median value. That said, the median household income here is a higher-than-average $55,407, which may help put home ownership within easier reach.
2. Ocean Springs
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Always dreamed of raising your family by the water? With its prime location on the Biloxi Bay and walkable downtown area, Ocean Springs may just be the ticket. Parents will especially appreciate its well-respected schools.
Population: 18,662
Median Household Income: $63,653
Cost of Living: 88.2% of U.S. average
Median Rent Price: $2,000
Home Price-to-Income Ratio: 2.9
Average Property Tax: 1.17%
Housing Affordability: Compared to other parts of the state, rent in Ocean Springs is on the higher side ($2,000). Home ownership is on the higher end as well — the median value is $184,800. But on the plus side, the town’s median household income is significantly higher than the state’s ($63,653 vs. $49,111).
3. Brandon
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More than one-third of households in Brandon have children, and it’s easy to see why. This mid-size suburb of 25,000 is a 15-minute drive from Jackson, which makes it a popular choice for parents who work in the capital city and want a short commute home. Parents may also be drawn here by the schools and the fact that Brandon students often earn higher-than-average scores on standardized tests.
Population: 25,502
Median Household Income: $85,911
Cost of Living: 83.7% of U.S. average
Median Rent Price: $1,995
Home Price-to-Income Ratio: 2.6
Average Property Tax: 0.81%
Housing Affordability: Rent in Brandon is on par with well-heeled coastal towns like Ocean Springs, and at $222,600, the median home value is on the higher end. However, the median household income is also higher, which may help explain why the vast majority of Brandon residents (83%) own their homes.
4. Pearl
In many ways, Pearl offers the classic suburban experience. There are lots of recreational activities, shops, and restaurants in town, and even a minor league baseball team to root for during the season. Parents will also find the quality of the five local schools worth cheering about.
Population: 27,682
Median Household Income: $54,615
Cost of Living: 83.7% of U.S. average
Median Rent Price: $1,457
Home Price-to-Income Ratio: 2.6
Average Property Tax: 0.81%
Housing Affordability: Pearl is a good match for families whether they want to purchase or rent their home. Median rental prices are $1,457 a month, and the median home value is $141,000.
5. Olive Branch
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Tucked away a mere 30 minutes south of Memphis, Olive Branch is an upscale, family-friendly community with growing job opportunities. Its schools, among the highest-ranking in the state, are also a draw for families. The area experienced a population surge during the 1990s and early 2000s, and today 34% of Olive Branch households have children.
Population: 47,086
Median Household Income: $81,860
Cost of Living: 87.2% of U.S. average
Median Rent Price: $1,960
Home Price-to-Income Ratio: 2.5
Average Property Tax: 0.79%
Housing Affordability: The median monthly rent in Olive Branch is $1,960, and the median home value is $204,800. But given that Olive Branch is the 10th richest city in Mississippi, it makes sense that putting down roots there can be more costly than elsewhere in the state. When you’re ready to start shopping for a home, consider visiting a home loan help center to learn more about mortgage options.
💡 Quick Tip: Don’t have a lot of cash on hand for a down payment? The minimum down payment for an FHA mortgage loan is just 3.5%.
Best Places to Live in Mississippi for Young Adults
If you’re planning to start your post-collegiate life in Mississippi, you’ll probably want to zero in on areas with job opportunities, things to do, and other people your age. In that case, you may want to consider sticking to the suburbs of Jackson or college towns.
1. Ridgeland
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Upscale shopping? Vibrant nightlife? Easily accessible parks, bike paths, and trails? Close to a major city? When it comes to the amenities young adults want, Ridgeland checks the boxes. It also helps that this suburb of Jackson is on the younger side — the median age is 34.5.
Population: 24,404
Median Household Income: $64,034
Cost of Living: 83.7% of U.S. average
Median Rent Price: $1,500
Home Price-to-Income Ratio: 3.1
Average Property Tax: 0.81%
Housing Affordability: Though the market is warming up in Ridgeland, it’s still possible to find an economical place to rent or buy. The median home value is $198,800, which is on the higher end for the state but still lower than the national median. Median monthly rent is $1,500, which is only $55 higher than the state median rent price.
2. Oxford
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While you don’t have to be a University of Mississippi alum to enjoy living in Oxford, it certainly couldn’t hurt. The university is far and away the city’s top employer, though manufacturing and healthcare also bring in workers. While there’s typically a full slate of activities taking place on campus, you may find it hard to leave the shops, art galleries, restaurants, and nightlife around the historic Square.
Population: 26,437
Median Household Income: $51,096
Cost of Living: 81.4% of U.S. average
Median Rent Price: $1,950
Home Price-to-Income Ratio: 5.6
Average Property Tax: 0.70%
Housing Affordability: Though Oxford is brimming with charm, history, and beauty, it has a noticeable lack of affordable homes so you may have to bide your time to find a bargain here. Median rent prices are just under $2,000 per month, and the median home value is nearly $290,000. If you’re willing to be farther away from town — and its mostly young residents — then you’re likely to find a home that fits your budget.
Recommended: What Are the Different Types of Home Mortgage?
3. Flowood
It’s easy to see why Flowood is one of the fastest-growing cities in Mississippi — and a smart choice for young professionals who want a little more space than they’d get in nearby Jackson. The median age of residents is 35.1, and a majority of workers (92.3%) are employed in white collar positions. River Oaks Hospital and Blue Cross Blue Shield of Mississippi are among the top employers in town, or you could decide to make the 15-minute commute to Jackson for work.
Population: 10,530
Median Household Income: $220,000
Cost of Living: 83.7% of U.S. average
Median Rent Price: $1,550
Home Price-to-Income Ratio: 4.3
Average Property Tax: 0.81%
Housing Affordability: With a mix of apartments and single-family homes, Flowood offers housing options at a variety of price points. But if you’re looking to rent, it can help to keep in mind that the median rent price here is $1,550 a month. Ready to buy a home? The median home value is $220,000.
4. Hattiesburg
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Hattiesburg is another college town that made our list of best places for young people to live in Mississippi. Home to both the University of Southern Mississippi and William Carey University, the Hub City skews predictably young: The median age here is 29.6. Not surprisingly, there’s no shortage of entertainment, dining, and shopping in the area, especially along the main thoroughfare of Hardy Street.
Population: 48,455
Median Household Income: $38,293
Cost of Living: 88.2% of U.S. average
Median Rent Price: $972
Home Price-to-Income Ratio: 3.4
Average Property Tax: 1.17%
Housing Affordability: Compared to Oxford, Hattiesburg’s homes are a relative bargain — and right in line with a smaller budget if you’re just starting out. The median rent price is $972 per month, and the median home value is $131,300. As you’re figuring out your budget, keep in mind that Hattiesburg’s average property tax of 1.17% is on the higher side.
5. Biloxi
Photo credit: iStock/Sean Pavone
Whether you’re driving in from New Orleans or Mobile, Alabama, it’s nearly impossible to miss the signs for Biloxi. Or, more specifically, the signs for the casinos lining the city’s beachfront. In addition to gaming, restaurants, and entertainment, these establishments bring jobs (as does the other major employer in town, Keesler Air Force Base). When the workday is done, you can take in live music, enjoy fresh-from-the-Gulf seafood, or unwind with a peaceful stroll along the beach.
Population: 49,118
Median Household Income: $51,289
Cost of Living: 88.2% of U.S. average
Median Rent Price: $1,660
Home Price-to-Income Ratio: 3.3
Average Property Tax: 0.80%
Housing Affordability: Young adults moving to Biloxi may find that prices are higher than in some other areas of the state. Median monthly rent prices are $1,660, and the median housing value is $168,600. However, the housing market is cooling down in Biloxi, so if you find a place you love, you might be able to negotiate for a lower price.
Recommended: How to Qualify for a Mortgage: 9 Requirements
Best Places to Live in Mississippi for Retirees
When you’re retired, every bit of savings counts. And from a financial perspective, Mississippi is a budget-friendly place to spend your golden years. In fact, it tops the list of best states to retire for taxes. The Magnolia State does not tax income from pensions and 401(k) plans, and it has one of the lowest costs of living in the country. Even the weather seems designed for the 65-and-up set, with hot summers, mild winters, and year-round sunshine. When you’re ready to retire in Mississippi, here are five spots to explore.
1. Diamondhead
Located an hour’s drive from New Orleans, and a few minutes away from the beach, Diamondhead offers residents a slower pace of life and easy access to modern conveniences. Nearly a quarter of its population is 65 or older, and many of the town’s amenities cater to retirees. This includes golf courses, a public pool, and a senior center.
Population: 9,211
Median Household Income: $65,601
Cost of Living: 88.2% of U.S. average
Median Rent Price: $1,600
Home Price-to-Income Ratio: 2.9
Average Property Tax: 0.73%
Housing Affordability: You may end up paying more for a home in Diamondhead than you would in other areas of the state. The median home value here is $188,600, compared to the state’s median value of $133,000. Renters may experience less sticker shock, as the median rent price of $1,600 per month is only slightly higher than the state’s median price.
2. Tupelo
Photo credit: iStock/DenisTangneyJr
Tupelo isn’t just the birthplace of Elvis Presley, it’s also a certified retirement community. This is no doubt welcome news to the 15% of the population aged 65 and older, who enjoy the area’s natural beauty, warm hospitality, and healthcare services, including an award-winning, 750-bed hospital.
Population: 37,748
Median Household Income: $58,887
Cost of Living: 81.4% of U.S. average
Median Rent Price: $1,100
Home Price-to-Income Ratio: 2.7
Average Property Tax: 0.86%
Housing Affordability: Although the housing market in Tupelo is heating up, retirees on a budget could still find affordable rents (the median price is $1,100 per month) and homes that suit their budget (the median value is $158,800).
3. Hattiesburg
Photo credit: iStock/DenisTangneyJr
Easily accessible from major cities like New Orleans, Mobile, Jackson, Memphis, and the Gulf Coast, the fourth-largest city in the state can be a convenient spot for retirees to enjoy their golden years. Like Tupelo, Hattiesburg is a certified retirement community that boasts best-in-class dining, outdoor recreational activities, a calendar full of cultural events, and two major hospitals.
Population: 48,455
Median Household Income: $38,293
Cost of Living: 88.2% of U.S. average
Median Rent Price: $972
Home Price-to-Income Ratio: 3.4
Average Property Tax: 1.17%
Housing Affordability: If you’re on a budget, you may find that you can stretch your money a little farther in Hattiesburg. Renters should budget around $975 a month for rent. Though the property tax rate is a relatively high 1.17%, the median value of a home is $131,300.
4. Long Beach
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Long Beach is a nice choice for retirees. It boasts a relatively lower cost of living than the rest of the country, which may leave you with more money to enjoy the city’s many shops, restaurants, and marine activities.
Population: 171,010
Median Household Income: $65,964
Cost of Living: 88.2% of U.S. average
Median Rent Price: $1,313
Home Price-to-Income Ratio: 2.5
Average Property Tax: 0.80%
Housing Affordability: Home buyers may find that the housing market is more accessible in Long Beach than in neighboring towns. Median home values here are around $165,000, compared to $212,000 in nearby Pass Christian.
5. Meridian
Photo credit: iStock/DenisTangneyJr
With 16% of the population over 65, Meridian can be a good place to retire. Spend your days wandering through its museums, discovering local artists and musicians in its Hall of Fame, or getting your steps in at one of the outdoor walking trails.
Population: 33,816
Median Household Income: $31,198
Cost of Living: 86.6% of U.S. average
Median Rent Price: $1,200
Home Price-to-Income Ratio: 3
Average Property Tax: 1.08%
Housing Affordability: If you’re on a fixed income, which many retirees are, you may find that Meridian has plenty of options to fit your budget. The median rent is $1,200 a month, and the median value of a home is $92,100.
Best Places to Live in Mississippi Near the Beach
Sure, the soft white sands and emerald-green waters of Florida and Alabama are the stuff of postcards and Instagram posts. But consider leaving them to the throngs of sun worshippers and heading west to Mississippi’s beaches, which are usually less packed but no less beautiful. The 62-mile coastline is dotted with small and mid-sized towns, each with its own character and charm, and each chock-full of amenities.
As with other beach areas, the closer you get to the water, the more you can expect to pay for a home. And depending on what flood zone it’s in, you may also end up paying more for flood insurance premiums. If you’re on a fixed income, like many retirees are, you may want to bring your search more inland. Here are five locations to consider calling home.
1. Gulfport
Photo credit: iStock/DenisTangneyJr
Some major beach towns are block after block of tourist shops, fried food, and T-shirt stands. Not so in Gulfport, where gleaming casinos sit alongside world-class museums, restaurants, and shopping. While there’s always something going on in the second most populous city in the state, you may be just as tempted to soak in the peace and quiet of its easily accessible beaches.
Population: 72,236
Median Household Income: $41,250
Cost of Living: 88.2% of U.S. average
Median Rent Price: $1,450
Home Price-to-Income Ratio: 3.4
Average Property Tax: 0.80%
Housing Affordability: The perks of living in Gulfport don’t come cheap. If you’re renting, keep in mind that the median rent price is $1,450 a month. Homebuyers may also expect higher-than-state-average prices: The median value of a home is more than $138,000, though the county’s low property tax can help make mortgage payments more affordable.
Own your home and looking for ways to lower costs? A mortgage refinance may be worth exploring.
2. Long Beach
Photo credit: Flickr/Barry Goble , Creative Commons Attribution-NonCommercial-NoDerivs 2.0 Generic
Ancient, graceful oak trees, sparkling-clean beaches, and a vibrant downtown are what awaits you in Long Beach. The area is a favorite among anglers, though seashell and sea glass collectors will have plenty to keep them busy on shore.
Population: 171,010
Median Household Income: $65,964
Cost of Living: 88.2% of U.S. average
Median Rent Price: $1,313
Home Price-to-Income Ratio: 2.5
Average Property Tax: 0.80%
Housing Affordability: Rent is lower in Long Beach than in Gulfport ($1,313 per month vs. $1,450). But if you’re interested in buying a home, you may need to increase your budget. The median home value is around $165,000, nearly $30,000 more than in neighboring Gulfport.
3. Bay St. Louis
Photo credit: iStock/Teresa Otto
There’s magic in the air in Bay St. Louis. Maybe it’s from the wide-open beaches and gentle waves. Or the colorful art bursting from galleries and mom-and-pop restaurants. Or the fact that it’s perfectly acceptable to tool around town in a golf cart and flip flops. Whatever the reason, this gem of a town may soon no longer be one of the South’s best-kept secrets, thanks to a new train line connecting it to New Orleans and Mobile.
Population: 10,596
Median Household Income: $59,569
Cost of Living: 88.2% of U.S. average
Median Rent Price: $1,463
Home Price-to-Income Ratio: 3.28
Average Property Tax: 0.73%
Housing Affordability: Rental prices in Bay St. Louis are on par with much of the state. The median rent price here is $1,463 a month (vs. the state’s $1,445 a month). Meanwhile, the median home value is nearly $196,000, which is on the higher side for the state. But keep in mind the average property tax is a low 0.73%.
4. Ocean Springs
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The heart of the Mississippi Gulf Coast, Ocean Springs is spacious, picturesque, and brimming with creativity and culture. Renowned artists like Walter Anderson lived, worked, and were inspired by the natural beauty of the region, and today, there’s a nationally accredited museum in downtown Ocean Spring that’s devoted to preserving and honoring his legacy. Need more creative inspiration? Pop into one of the galleries or shops downtown and take in works by some of the region’s top artists.
Population: 18,662
Median Household Income: $63,653
Cost of Living: 88.2% of U.S. average
Median Rent Price: $2,000
Home Price-to-Income Ratio: 2.9
Average Property Tax: 1.17%
Housing Affordability: Ocean Springs isn’t the cheapest place for housing in the state. The median rent price is $2,000 a month, while the median home value is nearly $185,000. But for Gulf Coast access, it’s a pretty affordable spot. (If home values are rising where you plan to buy, applying for a jumbo mortgage loan is one strategy to consider.)
5. Pascagoula
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On the eastern end of the Mississippi Gulf Coast, Pascagoula is steeped in natural beauty and rich history. Take a marsh tour and get up close and personal with the Pascagoula River. This natural estuary is home to various critters, including several endangered species, and more than 300 species of plants. Or take a step back in time by visiting the Round Island Lighthouse or the LaPointe-Krebs House and Museum (it’s the oldest structure in the state).
Population: 21,650
Median Household Income: $43,243
Cost of Living: 88.2% of U.S. average
Median Rent Price: $900
Home Price-to-Income Ratio: 2.7
Average Property Tax: 0.88%
Housing Affordability: Pascagoula rent and home prices are a bargain, especially considering the town’s proximity to the Mississippi Sound and Pascagoula River. The median rent is well under $1,000 a month, and the median home value is $116,000.
The Takeaway
Thinking about relocating to the Magnolia State? There are small towns, big cities, and affordable suburbs that may suit your budget, career goals, and lifestyle. While the cost of living by state can vary year to year, Mississippians generally enjoy affordable prices on everyday expenses wherever in the state they choose to put down roots.
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FAQ
Where is the cheapest suburb to live in Mississippi?
If you want to live near a major city but get more bang for your housing buck, consider Cleary. This small town is located less than 20 minutes south of Jackson and has an attractive cost of living that is 22% lower than the national average and 4% lower than the state’s.
Where is the most affordable place to live in Mississippi?
With an average home value of $111,012 and a cost of living almost 14% below the U.S. average, Meridian is the most affordable place to live in Mississippi.
How much money do you need to live comfortably in Mississippi?
Across the board, Mississippi is the cheapest state in the nation to live in. An individual needs to earn around $46,000 a year to live here comfortably.
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