The story of this market
The typical home in ZIP 38853 sells for about $135,000, or $98 per square foot.
Prices are up +3.8% from a year ago, so sellers still have some momentum. Homes take about 62 days to sell, which is slow. HUD's fair market rent for a two-bedroom is $950 a month.
ZIP 38853
The housing market in 38853 is characterized by low inventory and slow, steady price appreciation. Demand remains localized, with limited new construction activity and a reliance on existing housing stock. Market conditions are stable, reflecting the broader rural economic environment of the region.
This area is best suited for local families, retirees, and those seeking a low-cost-of-living rural lifestyle who are comfortable with a car-dependent commute.
Median prices moved up 3.8% year over year.
Homes spend a median of 62 days on market with 4.5 months of supply — a balanced-paced market.
12% of listings have cut prices · homes sell at 96.5% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 6.8% · poverty 19.5% — a mixed stability profile.
Researched annual trajectory for this ZIP, from published historical series
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 4.0%/yr trend — a deterministic estimate, not a published forecast or guarantee.
Median annual property tax paid on this ZIP's residential parcels
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 2.9%/yr trend — a deterministic estimate, not a published forecast or guarantee.
versus the prior ACS vintage
net outflow — more people moved out than in
ZCTA 38853, Neshoba County MS
Crime rates in this rural Mississippi area are generally lower than national urban averages, though property crime remains the primary concern for local law enforcement.
Schools serving this area are part of the local county district, which faces challenges with funding and standardized test performance compared to state averages.
The area is subject to seasonal severe thunderstorm and tornado risks common to the region; flood insurance is recommended for properties near local creek basins.
Economic momentum is modest, driven primarily by local agriculture, timber, and small-scale retail, with limited new industrial development.
Property taxes are assessed at the county level based on millage rates applied to the assessed value; homestead exemptions are available for primary residences.
Commutes are primarily car-dependent, with residents traveling to nearby regional hubs for employment via state highways.
Recreation is centered on outdoor activities including local hunting, fishing, and community-based sports facilities.
The rental market is characterized by low turnover and limited inventory, with most units being single-family homes or older duplexes.
The economy is heavily reliant on agriculture, forestry, and public sector employment, with limited diversification.
Public transit is non-existent; the area relies entirely on private vehicle transportation.
Development is largely organic and slow-paced, with no major master-planned communities currently in the pipeline.
The Neshoba County Tax Assessor manages property valuations, typically reassessing on a multi-year cycle.
Parcels are subject to county-wide school district taxes and local fire protection district levies.
Property insurance premiums are rising due to regional exposure to wind and storm damage, consistent with broader Mississippi market trends.
Net domestic migration is stable with a slight trend toward rural-to-urban movement among younger demographics.
Mississippi is a non-judicial foreclosure state, allowing for relatively fast processing of defaults.
Sellers are required to provide a property condition disclosure statement, though the state has limited mandatory disclosure requirements compared to others.
Data retrieved from data.census.gov ZCTA-level tables.
Public schools whose reported address is in this area (NCES). Not attendance boundaries — schools that serve residents may sit outside it. Check the district's address locator for assignment.
Hosts the annual Neshoba County Fair, a major regional cultural event.
Small neighborhood parks providing basic playground and picnic facilities.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.