The story of this market
The typical home in ZIP 39653 sells for about $155,000, or $112 per square foot.
Prices are up +2.1% from a year ago, so sellers still have some momentum. Homes take about 84 days to sell, which is slow. HUD's fair market rent for a two-bedroom is $950 a month.
ZIP 39653 — Meadville
The housing market in 39653 is characterized by low inventory and slow, steady price appreciation. Demand remains modest, driven by local residents, while limited new construction keeps supply tight. The market is stable, reflecting the broader economic conditions of rural Mississippi.
This ZIP is best suited for local workers, retirees, and families seeking an affordable, quiet, rural lifestyle. It is less attractive to commuters or investors looking for high-growth, high-turnover markets.
Median prices moved up 2.1% year over year.
Homes spend a median of 84 days on market with 5.5 months of supply — a balanced-paced market.
5% of listings have cut prices · homes sell at 96.2% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 1.7% · poverty 27.2% — a stable, low-distress 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 3.4%/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 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 39653, Lawrence County MS
Crime rates in the Monticello area are generally low compared to national averages, with property crime being the primary concern. Local law enforcement maintains a stable presence in this rural community.
Schools in the Lawrence County School District serve the area, with performance metrics generally reflecting the challenges of a rural, lower-income tax base. Community focus remains on improving graduation rates and vocational training.
The area is subject to standard regional risks including severe thunderstorms and occasional tornadoes. Flood risk is localized primarily to areas near the Pearl River.
Economic momentum is modest, driven largely by local government, agriculture, and small-scale retail. Infrastructure development is focused on maintaining existing rural road networks.
Property taxes are assessed by Lawrence County based on millage rates set by the county, school district, and municipal authorities. Homestead exemptions are available for primary residences, significantly reducing the effective burden for long-term homeowners.
Commuting is primarily car-dependent, with residents traveling to nearby hubs like Brookhaven or Hattiesburg for employment. Public transit options are not available.
Recreation is centered on outdoor activities, including fishing and boating on the Pearl River and access to local community parks. Shopping and dining are limited to small, locally-owned establishments in the town center.
The rental market is characterized by low inventory and high demand for affordable housing. Vacancy rates are low, and there is minimal short-term rental activity.
The economy is anchored by the public sector, agriculture, and small-scale manufacturing. Employment opportunities are largely concentrated in the county seat of Monticello.
Transportation is dominated by private vehicle use on state highways. There is no significant public transit infrastructure.
Development is limited to small-scale residential improvements and maintenance of existing infrastructure.
The Lawrence County Tax Assessor manages property valuations, with assessments typically occurring on a multi-year cycle.
Parcels are subject to Lawrence County School District taxes and standard county-wide utility and emergency service districts.
Property insurance premiums are influenced by regional wind and storm risk, with availability generally stable but costs rising in line with national trends.
Net domestic migration has been slightly negative, consistent with broader rural Mississippi trends.
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, though it is limited in scope compared to other states.
Data retrieved from data.census.gov for ZCTA 39653.
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.
Provides local opportunities for fishing and outdoor recreation.
Hosts local events and community gatherings.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.