The story of this market
The typical home in Madison County, Mississippi sells for about $387,338, or $182 per square foot.
Prices are up +5.8% from a year ago, so sellers still have some momentum. Homes take about 43 days to sell. Over the long run, values in this county have grown 54% since 2000. Last year 12 of 20 neighborhoods saw prices rise, so the story isn't the same street to street. The biggest natural hazard here is tornado, which FEMA rates very high. HUD's fair market rent for a two-bedroom is $1,289 a month.
HUD sets the fair market rent for a 2-bedroom at $1,289 a month. FEMA's National Risk Index rates overall hazard risk here as Relatively Moderate.
Price climate
Every year of price change, 2000–2025
0%
2025
Each stripe is one year's median price change across the area's census tracts (FHFA repeat-sales index). Deep blue is a strong gain year, red a falling year. Best: 2022 (+10.1%). Worst: 2010 (-2.1%). Hover to read a year.
Monthly price momentum
Home values since 2015
+2.5%
MS · past 12 months
Freddie Mac House Price Index, single-family homes, monthly through 2026-08. Each line starts at 100 in January 2015, so a reading of 180 means prices are up 80% since then.
Rent benchmark
Fair market rent by size
$1,536
3-bed / month
HUD Fair Market Rents, fiscal 2027, for this county. A typical rent for a modest unit, used to set housing-voucher payments.
Neighborhood price trend
Long-run price trend, 2000–2025
0%
2025 change
FHFA repeat-sales index, median of 20 census tracts in this county (2000 = 100). Bars are each year's median change.
Natural hazard exposure
The area's risk shape
65
Relatively Moderate
FEMA National Risk Index. Each spoke is a hazard ranked nationally, where 100 is the most exposed. Expected annual loss: $54,281,820.
Mortgage activity
Home lending in this county
83.1%
2018 approval rate
| Year | Applications | Loans made | Approval | Investor share | Median home value |
|---|---|---|---|---|---|
| 2018 | 5607 | 3341 | 83.1% | 5.9% | $195,000 |
CFPB Home Mortgage Disclosure Act records: every mortgage application reported by lenders for homes in this county. Approval rate is approved ÷ decided (withdrawn and incomplete files excluded). Investor share and home value are the median census tract.
Madison County, Mississippi
Madison County remains the premier residential housing market in central Mississippi, driven by steady demand for top-performing school zones and upscale communities. Sales activity has moderated slightly as listings spend longer on the market, but median prices continue to display solid annual appreciation with sellers retaining strong list-to-sale ratios.
No ARED distress-ledger coverage for this county yet — the foreclosure ingest rotates the national county directory, and filings appear here once the county's posted notices are read. Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.
Select a city to expand its ZIP intel reports beneath · 5 cities · 7 ZIP reports
Median prices moved down 2.7% year over year.
Homes spend a median of 41 days on market with 0.0 months of supply — a fast-moving market.
0% of listings have cut prices · homes sell at 0.1% of asking — demand is holding steady.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 3.2% · poverty 10.5% — a stable, low-distress profile.
Deterministic aggregate of 5 researched ZIP reports of 7 — sales_count-weighted (population fallback); per point, children lacking the value or its weight are excluded. Tax rates, sentiment and context notes are tier-native and never roll.
Madison County, Mississippi — researched county-level history with a deterministic 1 / 3 / 5-year projection
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 5.4%/yr trend — a deterministic estimate, not a published forecast or guarantee.
No researched properties in this county yet — the property base layer populates as property research runs, and each property feeds its ZIP's roll-up.
researched Oct 8
researched Sep 26
researched Sep 26
researched Sep 26
researched Oct 8
researched Oct 8
researched Sep 26
| 39046 | Canton | $288,200 | $180 | +2.1% | 63 | 97.5% | 12.5% | 5.8 | 309 | $1,350 | researched Oct 8 |
| 39047 | Brandon | $357,437 | $170 | +8.9% | 33 | 98.5% | — | 4.4 | 325 | $1,608 | researched Sep 26 |
| 39051 | Carthage | $156,376 | $98 | +2.1% | 85 | 96.5% | 12% | 6.2 | 42 | $717 | researched Sep 26 |
| 39071 | — | $304,000 | $135 | -10.1% | 29 | 97% | 27.4% | 3.6 | 75 | $607 | researched Sep 26 |
| 39110 | Madison | $423,000 | $187 | +7.1% | 33 | — | — | — | 421 | $1,930 | researched Oct 8 |
| 39157 | Ridgeland | $342,000 | $158 | -22% | 56 | — | — | — | 94 | $1,450 | researched Oct 8 |
| 39163 | Sharon | $247,212 | $149 | +4.1% | 41 | — | — | — | 100 | $1,289 | researched Sep 26 |
Figures are each ZIP report's own latest research — the county roll-up aggregates them sales_count-weighted (population fallback); ZIPs cycle quarterly.
Madison County consistently posts some of the lowest violent and property crime rates in the Jackson metropolitan statistical area. Municipalities like Madison and Ridgeland maintain heavily funded municipal police forces, keeping neighborhood crime well below both regional and Mississippi state benchmarks.
The county is served predominantly by the highly rated Madison County School District alongside the Canton Public School District. Top-rated public campuses such as Madison Avenue and Mannsdale consistently earn high state accountability marks and 9-10/10 GreatSchools ratings.
Wildfire and severe convective heat/wind risk are moderate across rural timber acreage, while overall flood exposure remains relatively minor with about 8% of parcels in designated flood zones. Proximity to the Pearl River and Barnett Reservoir introduces localized drainage watchpoints during severe rain events.
Economic expansion is anchored by the Nissan Canton Vehicle Assembly Plant, major medical facilities, and robust high-income suburban commercial hubs in Ridgeland and Madison. Infrastructure investments along Interstate 55 and the Bozeman Road corridor continue to support sustained residential and commercial development.
Composed from the ARED governance burden registry — tier-native tax structure (state + county + city + special districts), never averaged. Federal (United States (federal)) — Comprehensive Environmental Response, Compensation, and Liability Act (CERCLA) Superfund Liens: Establishes a statutory federal lien upon the parcel running in favor of the United States for all unrecovered cleanup costs, damages, and statutory interest incurred by the EPA. Rate and formula: Direct Dollar-for-Dollar Reimbursement (Lien Amount = Incurred Response Costs + Administrative Costs + Federal (United States (federal)) — Foreign Investment in Real Property Tax Act (FIRPTA) Withholding: Imposes an affirmative withholding tax obligation on the transferee (buyer) to withhold and remit tax on the gross amount realized (gross sales price). The statutory base withholding rate is 15% of the total purchase price (Formula: Tax = Amount Realized × 15%). Exemptions and reductions: (1) 0% wit Federal (United States (federal)) — Federal General Tax Lien Encumbrance: Under IRC § 6321, a statutory lien arises automatically as of the date of assessment and attaches to all real property owned or acquired by the taxpayer.
The rental inventory is concentrated primarily in multi-family complexes throughout southern Ridgeland and single-family rentals across Canton and Madison. Elevated home ownership rates preserve tight single-family rental demand with low countywide vacancy rates.
Madison County serves as the premier economic engine and wealth center of the Jackson metropolitan area. The local economy is driven by advanced automotive manufacturing, professional services, regional retail centers, and extensive healthcare networks.
Interstate 55 serves as the primary north-south spine connecting the county directly to downtown Jackson, supplemented by the Natchez Trace Parkway, Mississippi Highway 22, and Highway 463. Public transit is minimal, making passenger vehicles the predominant mode of commute.
The Madison County Tax Assessor appraisal staff assesses real property based on fair market value, re-evaluating property cycles in accordance with Mississippi Department of Revenue guidelines and applying legal classification ratios.
Parcels are subject to Madison County ad valorem levies, municipal millage in incorporated cities, Madison County or Canton school district millages, and specific drainage, fire protection, or utility district assessments where established.
Homeowners insurance premiums have seen moderate upward pressure tracking regional severe storm, wind, and convective hail hazards, though remaining below coastal windstorm levels.
- PARTY SAFARI3.422.3 mi
- Urban Air Trampoline and Adventure Park4.520 mi
- Sky Zone Trampoline Park4.419.3 mi
- DEFY Jackson4.424.1 mi
- Chuck E. Cheese3.919.9 mi
- Golden Corral Buffet & Grill4.124.3 mi
- Brandon Amphitheater4.727.6 mi
- Mississippi Coliseum4.326.9 mi
- Mississippi Veterans Memorial Stadium4.425.1 mi
- Table 1004.623.1 mi
- Northpark4.219.4 mi
- Malco Grandview Cinema & IMAX4.415.6 mi
- Renaissance at Colony Park4.617.6 mi
- Freedom Ridge Park4.618.6 mi
- Mississippi Petrified Forest4.619.9 mi
- Mississippi Children's Museum4.724.8 mi
- Mississippi Museum of Natural Science4.725 mi
- Mississippi Civil Rights Museum4.826.9 mi
- Mississippi Petrified Forest4.619.9 mi
- Mississippi Museum of Art4.727.4 mi
- Freedom Ridge Park4.618.6 mi
- Cypress Swamp4.711.7 mi
- Old Trace Park4.717.2 mi
- Strawberry Patch Park4.615.9 mi
- Bobby Cleveland Park at Lakeshore4.619.5 mi
- Northpark4.219.4 mi
- Renaissance at Colony Park4.617.6 mi
- T.J. Maxx4.218.3 mi
- Ross Dress for Less4.319.8 mi
- Burlington4.219.8 mi
- Jackson-Medgar Wiley Evers International Airport3.824.9 mi
- VA Medical Center Jackson4.425 mi
- Jackson Municipal Airport Authority4.225.2 mi
Theme parks, venues, golf, airports, museums, water and shopping across the area from Google Maps, ranked by popularity within the radius shown.
The amenity base that shapes daily life and property demand in this county — what residents actually live with, and what the pipeline is adding.
A 33,000-acre reservoir bordering southeast Madison County providing boating, fishing, camping, and multi-use recreational trails.
Historic scenic corridor traversing the county with multi-use trails, protected green spaces, and historic overlooks.
Premier open-air retail, dining, and entertainment destination located in Ridgeland along I-55.
Retrieved from U.S. Census Bureau ACS 5-year tables for Madison County, MS.
applies when — Parcels located within a district created by petition of property owners
Imposes additional assessments on parcels falling under the purview of homeowners' associations or improvement districts.
Miss. Code Ann. Section 21-33-561.
applies when — Default on a mortgage or deed of trust containing a power-of-sale clause
Allows for foreclosure without court intervention; requires publication of notice of the foreclosure sale in a newspaper in the county where the property is located.
Standard practice under Mississippi law for deeds of trust.
applies when — Transfer of residential real property by a seller
Requires the transferor to provide a written disclosure statement regarding the condition of the property to the transferee, subject to specific statutory exemptions.
Governed by Miss. Code Ann. Sections 89-1-501 through 89-1-523; amended by HB 1271 (2024).
Formula: (True Value × Assessment Ratio) × Millage Rate = Taxes. Class I (single-family owner-occupied) is assessed at a 10% ratio. Homestead exemptions for homeowners over 65 or disabled provide an exemption on the first $7,500 of assessed value.
Governed by Miss. Code Ann. Sections 27-35-1 through 27-35-167; assessments updated at least every four years.
Governance registry — every jurisdiction re-researches on a rolling 90-day cycle. Property reports compose these inherited burdens into a per-parcel ledger with conditional determinations. Informational only — not legal advice.