The story of this market
The typical home in ZIP 38854 sells for about $145,000, or $85 per square foot.
Prices are up +2.4% 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 38854
The housing market in 38854 remains stable with low inventory and modest price appreciation. Demand is driven by local residents, while limited new construction keeps supply tight. Market conditions are expected to remain consistent with historical trends in the near term.
This area is best suited for long-term residents, retirees, and families seeking a quiet, low-cost-of-living environment. It is less ideal for those requiring proximity to major employment centers or extensive urban amenities.
Median prices moved up 2.4% 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 6.1% · poverty 17.8% — 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 4.4%/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 4.3%/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 38854, Neshoba County MS
Crime rates in the area are generally consistent with rural Mississippi trends, with property crime being the primary concern. Local law enforcement maintains a standard presence, though regional comparisons suggest lower violent crime rates than in larger urban centers.
Schools serving the area are part of the local county district, which faces challenges typical of rural districts including limited extracurricular funding and varying test score performance. Community engagement remains a focus for local educational improvement.
The area is subject to standard regional risks including severe thunderstorms and occasional high winds. Flood risk is localized to specific low-lying areas near regional waterways, and property insurance premiums are influenced by these environmental factors.
Economic momentum is modest, driven primarily by local agriculture, small-scale manufacturing, and regional service sectors. Infrastructure development is focused on maintaining existing rural road networks rather than large-scale commercial expansion.
Property taxes are assessed at the county level based on fair market value, with specific millage rates applied by the county and local school district. Homestead exemptions are available for primary residences, and there are no state-level property taxes.
Commutes are primarily car-dependent, with residents traveling to nearby regional hubs for employment. Public transit options are not available, and most travel occurs via state highways.
Recreational opportunities are largely outdoor-focused, including access to local fishing spots, small community parks, and regional hunting lands. Shopping and dining options are limited to small-scale local businesses within the immediate vicinity.
The rental market is characterized by low turnover and limited inventory, primarily consisting of single-family homes. Vacancy pressure is low, and rent growth has remained steady in line with local inflation.
The local economy is anchored by agriculture, forestry, and regional manufacturing. Employment is largely concentrated in small businesses and public sector roles.
Transportation is entirely reliant on private vehicles, with access to regional corridors provided by state highways. No public transit infrastructure exists.
There are no major large-scale commercial or residential developments currently approved or under construction in this ZIP code.
The Neshoba County Tax Assessor manages property valuations, utilizing a mass appraisal system for annual tax rolls.
Parcels are subject to county-wide school district taxes and local fire protection district assessments.
Property insurance availability is stable, though premiums are sensitive to regional weather patterns and the age of housing stock.
Net domestic migration is stable with a slight trend toward rural retention.
Mississippi is a non-judicial foreclosure state, allowing for relatively efficient processing of defaults.
Mississippi law requires sellers to provide a property condition disclosure statement for most residential real estate transactions.
Data retrieved from data.census.gov ZCTA profile 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.
A historic venue hosting the annual Neshoba County Fair.
Provides local fishing and outdoor recreation opportunities.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.