Most affordable places to live in Mississippi offers low housing costs. The average home price is $265,900. This is 40% less than the national median. Consequently, families save about $172,000 compared to other U.S. markets.
The state’s cost of living is also low. Specifically, it runs 10-15% below the national average. Moreover, housing is 26% cheaper. Similarly, utility costs are 11% less than in most American cities.
Therefore, Southern living is accessible on a modest budget. You can explore the Delta Blues or visit Gulf Coast beaches. This guide shows where your money goes furthest in America’s most budget-friendly state.
Key Takeaways
- Jackson’s 39212 zip code leads affordability rankings with $82,265 median home values and $1,135 monthly rents.
- Tupelo offers the state’s lowest rent at just $1,000 monthly while delivering top-rated schools and 18% cost of living savings below national benchmarks.
- Petal School District achieved its 11th consecutive A-rating with 95.8% graduation rates.
- Property taxes in Greenville average just $556 annually , the lowest statewide, while energy costs run $0.116 per kWh.
Comparing Most Affordable Places to Live in Mississippi
| City | Median Home Price | Median Rent | Cost of Living vs US | Best For |
| Jackson | $82,265 | $1,135 | -10% | Government employees, young professionals |
| Tupelo | $184,778 | $1,000 | -18% | Families prioritizing schools |
| Petal | $209,951 | $1,300 | -8 to -10% | Safety-focused families |
| Greenville | $42,602 | $1,569 | -12 to -15% | Ultra-budget buyers |
| Greenwood | $71,322 | $1,569 | -10 to -13% | Culinary enthusiasts |
| Clarksdale | $44,454 | $1,569 | -12 to -14% | Blues music devotees |
| Vicksburg | $154,292 | $1,569 | -8 to -10% | History enthusiasts |
7 Most Affordable Places to Live in Mississippi in 2025
1. Jackson
Median Home Price: $82,265
Median Rent: $1,135
Cost of Living: 10% below U.S. average
Best For: Government employees, young professionals seeking urban affordability, history enthusiasts, cultural diversity seekers
Jackson is Mississippi’s capital city and has over 139,000 residents. Consequently, the median home value is low at $82,265. Monthly rents also average $1,135. Government jobs provide stable employment.
LeFleur’s Bluff State Park allows hiking and fishing. Furthermore, the Fondren District has art galleries and local restaurants. The community is mostly African American (81.8%). This creates a vibrant cultural energy downtown.
Similarly, property taxes average $1,304 annually. Moreover, electricity costs just $0.12 per kWh. This is the state’s lowest energy rate. However, challenges exist. Crime rates are higher than state averages. Also, the population is declining (-10% since 2020).
👉Find affordable homes in Jackson where convenience meets value. So start your Jackson homes for sale search today!
2. Tupelo
Median Home Price: $184,778
Median Rent: $1,000
Cost of Living: 18% below U.S. average
Best For: Elvis fans, families prioritizing schools, manufacturing workers, retirees seeking Southern charm
Tupelo has a small-city charm. Furthermore, it is Elvis Presley’s birthplace, drawing visitors. Also, the Natchez Trace Parkway offers scenic drives and hiking.
The median monthly rent is $1,000. This makes it the state’s lowest rental cost. Therefore, Tupelo is a very affordable Mississippi city for families. The school district is strong and gets state recognition.
Tupelo has a strong economy. The median household income is $60,141. Moreover, it often ranks high for economic development. However, job markets are smaller than in larger cities. Public transportation is also limited.
👉Enjoy small-town warmth and savings in Tupelo. Then explore budget-friendly Tupelo homes for sale today!
3. Petal
Median Home Price: $209,951
Median Rent: $1,300
Cost of Living: 8-10% below U.S. average
Best For: Families prioritizing top-rated schools and safety, young professionals commuting to Hattiesburg, military families
Petal is a suburb of Hattiesburg, and has 11,300 residents. The median household income is $67,971. This supports many middle-class families. Consequently, Petal is a fast-growing bedroom community.
For instance, the Petal School District has an A-rating for 11 years straight. Moreover, the graduation rate is high at 95.8%. This ranks the district among the state’s top five.
Living near Hattiesburg offers more dining and jobs. Also, nearby Camp Shelby brings in military families. However, there is little commercial development in Petal’s downtown.
👉Looking for a peaceful community with affordable homes? Then discover Petal homes for sale now!
4. Greenville
Median Home Price: $42,602
Median Rent: $1,569
Cost of Living: 12-15% below U.S. average
Best For: Ultra-budget-conscious buyers, agricultural workers, retirees on fixed incomes, Delta culture enthusiasts
Greenville is a Delta town and has about 29,700 residents. The town has agricultural roots and river culture. Property values are very low at $42,602. These are among Mississippi’s lowest prices.
Downtown Main Street has local dining. You can find catfish and tamales there. Also, the Cypress Preserve Trust protects wetlands for nature walks.
Affordability is very high here. Property taxes average only $556 annually. This is the state’s absolute lowest rate. Furthermore, energy costs are low at $0.116 per kWh. However, economic challenges exist. Job opportunities are limited. Also, crime rates are higher than state averages.
👉Greenville offers riverside charm and budget-friendly homes. So begin your Greenville homes for sale search today!
5. Greenwood
Median Home Price: $71,322
Median Rent: $1,569
Cost of Living: 10-13% below U.S. average
Best For: Culinary enthusiasts, blues history buffs, festival lovers, agricultural professionals
Greenwood, on the Yazoo River, has about 13,800 residents. Furthermore, it celebrates blues heritage and food tourism. The Viking Range Cooking School is popular. It attracts guests from around the world. Similarly, the Que on the Yazoo BBQ festival has over 34 competitive teams.
Rail Spike Park offers trails and exercise equipment. Also, the Farmers Market has Friday night music. Housing is cheap here. Median home values are $71,322. Moreover, property taxes average $1,155 yearly.
Blues legend Robert Johnson died here in 1938. This history strengthens the Delta music heritage. However, the town faces challenges. These include higher violent crime rates. Also, the economy relies heavily on agriculture.
👉Experience affordable living in Greenwood with plenty of Southern character. Therefore, start exploring Greenwood homes for sale!
6. Clarksdale
Median Home Price: $44,454
Median Rent: $1,569
Cost of Living: 12-14% below U.S. average
Best For: Blues music devotees, artists seeking inspiration, budget buyers wanting character homes, musicians
Clarksdale is a Delta blues city and has about 13,800 residents. The Ground Zero Blues Club, co-owned by Morgan Freeman, is here. The Delta Blues Museum and Red’s Lounge keep juke joint culture alive.
Furthermore, historic Victorian homes are affordable. Median prices are $44,454. These are character homes for budget buyers. Property taxes average $1,278. Similarly, energy costs are low at $0.116 per kWh.
The Juke Joint Festival draws thousands each year. Clarksdale is an official Mississippi Blues Trail city. However, challenges exist. Job opportunities are limited. Also, the population is shrinking. Tennessee Williams spent his childhood years in this cultural city.
👉Live affordably in the heart of the Delta Blues in Clarksdale. So find Clarksdale homes for sale today!
7. Vicksburg
Median Home Price: $154,292
Median Rent: $1,569
Cost of Living: 8-10% below U.S. average
Best For: History enthusiasts, military veterans, casino workers, families valuing Civil War education, retirees
Vicksburg is a city on the Mississippi River and has about 21,600 residents. Also, the median household income is $69,955. This income supports the city’s tourism-based economy.
Vicksburg National Military Park is a major draw. It offers 1,800 acres of historic grounds. Similarly, the Gold in the Hills show is famous. It has the Guinness World Record for the longest run since 1936.
Vicksburg High School received high national rankings in 2024. Downtown offers views of the Mississippi River. Historic mansions like Anchuca and McRaven give tours.
👉Vicksburg combines history and affordability in one great location. Then begin your Vicksburg homes for sale search now!
How We Ranked Mississippi’s Most Affordable Cities in 2025
Our comprehensive analysis used weighted criteria such as,
- Housing Costs (23.8%)
- Home Affordability Ratio (23.8%)
- Rental Costs (11.9%)
- Rent Affordability Ratio (11.9%)
- Property Taxes (7.1%)
- Energy Costs (7.1%)
- Overall Cost of Living (20%)
- Home Value Five-Year Change (4.8%)
- Home Value One-Year Forecast (4.8%)
- Median Household Income (4.8%)
Data sources include Zillow Home Value Index , U.S. Census American Community Survey, U.S. Department of Energy residential electricity rates, RentCafe rental market data , HUD Fair Market Rent data, Mississippi Department of Education school ratings, FBI crime statistics, and local economic development authorities for comprehensive analysis.
What Drives Affordability in Mississippi?
Mississippi has America’s lowest cost of living. Its index is 15% below the national average. This is mainly because housing costs are 26% cheaper than the national benchmark. Property taxes are low. They average 0.65%, which is lower than the 1.10% national rate.
Furthermore, Mississippi has a flat 5% income tax. Retirement income is exempt, thus lowering the tax burden. Utility costs run about $412 monthly. This is 9-10% below national averages
Transportation costs average $5,400 annually. This is 13% below national benchmarks. Similarly, grocery expenses are 4% cheaper than typical U.S. markets. Healthcare costs are also 8% less than national averages.
Therefore, Mississippi is among the most affordable states. Low housing demand in rural Delta regions and small metro areas drives this affordability. Compared to coastal or urban markets, prices are exceptionally low.
Smart Tips for Mississippi Living
- Visit during summer humidity peaks (90°F+ regularly) to assess climate comfort.
- Research school districts thoroughly.
- Budget for vehicle ownership and maintenance since public transportation remains limited.
- Calculate homeowners insurance carefully.
- Consider proximity to medical facilities if healthcare access matters
- Factor retirement income tax exemptions.
Should You Move to Mississippi?
Most affordable places to live in Mississippi offer great value across many communities. Housing costs are 40% below national averages. Furthermore, overall living expenses run 10-15% cheaper than U.S. markets.
Affordability and quality go together here. Jackson, the capital, has home values at $82,265. In contrast, Petal has top-rated schools and high safety rankings. Delta towns like Clarksdale and Greenwood keep true blues heritage alive. Also, Tupelo and Vicksburg offer culture and jobs.
Tupelo has the state’s lowest rents at $1,000 monthly. Greenville’s annual property taxes are only $556. Moreover, Petal boasts a 95.8% graduation rate. Therefore, most affordable places to live in Mississippi welcome diverse budgets and lifestyles.
Ready to look at Mississippi homes? Discover available Mississippi homes for sale through Houzeo’s Mississippi listings!
Frequently Asked Questions
What is the most affordable place to live in Mississippi?
Mississippi's most affordable city is Jackson with median home values of $82,265 and monthly rents averaging $1,135 , the state's lowest housing costs.
What are the top 7 most affordable cities in Mississippi?
The top 7 most affordable cities in Mississippi are Jackson ($82,265 median home value), Tupelo ($184,778), Petal ($209,951), Greenville ($42,602), Greenwood ($71,322), Clarksdale ($44,454), Vicksburg.
Which Mississippi cities are best for families on a budget?
For families on a budget, Petal ranks #1 for budget-conscious families with its consecutive 11-year A-rating designation and 95.8% graduation rate while earning Mississippi's safest city recognition.
What makes Mississippi one of the most affordable states?
Mississippi maintains America's lowest cost of living index at 83.3, running 15% below national averages due to housing costs 26% cheaper than national benchmarks. Property taxes average 0.65% compared to 1.10% nationally while the flat 5% income tax exempts retirement income.
