Land and home values in Mississippi
Across Mississippi's 82 counties, residential land is about $2.15 per sq ft at the state median ($93,785 an acre). The typical home is worth about $170,000 and a 2-bedroom rents for about $1,030 a month. Largest city: Jackson; capital: Jackson. Values as of October 12, 2026.
Open on the satellite mapState values
| Land: residential | $2.15 | per sq ft |
| Land: residential | $93,785 | per acre |
| Land: quarter-acre lot | $23,446 | 10,890 sq ft |
| Land: farmland | $3,650 | per acre |
| Home: typical (median) | $170,000 | value |
| Home: entry-level | $98,800 | lower quartile |
| Home: upper-end | $259,000 | upper quartile |
| Build new | $157 | per sq ft, no land |
| Rent: 1-bedroom | $875 | per month |
| Rent: 2-bedroom | $1,030 | per month |
| Rent: 3-bedroom | $1,320 | per month |
| Rent: 4-bedroom | $1,470 | per month |
| Gross yield, 2-bed | 7.3% | a year |
Price tiers
| Tier | Tracts | Land $/sq ft | Typical home | Rent 2-bed |
|---|---|---|---|---|
| Top tier | 32 | $6.87 | $391,000 | $1,560 |
| Upper | 95 | $4.47 | $288,000 | $1,400 |
| Mid | 132 | $2.94 | $199,000 | $1,180 |
| Entry | 110 | $1.61 | $107,000 | $1,060 |
| Small town | 143 | $1.86 | $139,000 | $940 |
| Rural | 313 | $1.67 | $148,000 | $960 |
| Farmland | 53 | $0.87 | $105,000 | $960 |
Tiers rank neighborhoods by home value within each metro area; outside metro areas they follow how built-up the land is. They describe prices only.
Every county
| County | Setting | Land $/sq ft | Per acre | Typical home | Rent 2-bed |
|---|---|---|---|---|---|
| Lafayette County | Small town | $10.80 | $470,448 | $403,000 | $1,260 |
| Madison County | Metro core | $5.73 | $249,729 | $319,000 | $1,520 |
| Oktibbeha County | Small town | $5.67 | $246,811 | $255,000 | $970 |
| Tishomingo County | Rural | $5.03 | $218,889 | $179,000 | $905 |
| Hancock County | Metro core | $4.27 | $186,088 | $251,000 | $1,100 |
| Rankin County | Metro core | $4.05 | $176,418 | $247,000 | $1,400 |
| DeSoto County | Metro core | $3.79 | $165,223 | $283,000 | $1,460 |
| Harrison County | Metro core | $3.73 | $162,392 | $226,000 | $1,140 |
| Lee County | Small town | $3.44 | $149,759 | $213,000 | $1,000 |
| Lamar County | Metro core | $3.30 | $143,792 | $247,000 | $1,120 |
| Warren County | Small town | $2.73 | $118,701 | $157,000 | $1,020 |
| Forrest County | Metro core | $2.67 | $116,087 | $181,000 | $1,030 |
| Union County | Rural | $2.67 | $116,087 | $216,000 | $955 |
| Jackson County | Suburban | $2.37 | $103,237 | $205,000 | $1,080 |
| Tate County | Suburban | $2.29 | $99,709 | $224,000 | $1,060 |
| Grenada County | Small town | $2.24 | $97,400 | $151,000 | $920 |
| Marshall County | Suburban | $2.20 | $95,745 | $193,000 | $1,180 |
| Pearl River County | Small town | $2.19 | $95,571 | $202,000 | $1,030 |
| Pontotoc County | Rural | $2.19 | $95,353 | $176,000 | $960 |
| Prentiss County | Small town | $2.05 | $89,342 | $161,000 | $845 |
| Leflore County | Small town | $2.03 | $88,427 | $94,800 | $870 |
| Adams County | Small town | $1.90 | $82,590 | $116,000 | $905 |
| Jones County | Small town | $1.90 | $82,590 | $147,000 | $995 |
| Lauderdale County | Small town | $1.89 | $82,198 | $139,000 | $955 |
| Lowndes County | Small town | $1.84 | $79,976 | $177,000 | $880 |
| Lincoln County | Small town | $1.82 | $79,366 | $142,000 | $850 |
| Clay County | Rural | $1.81 | $78,669 | $133,000 | $910 |
| Wayne County | Rural | $1.80 | $78,408 | $86,400 | $975 |
| Simpson County | Suburban | $1.80 | $78,234 | $146,000 | $895 |
| Leake County | Rural | $1.75 | $76,317 | $107,000 | $945 |
| Tunica County | Suburban | $1.72 | $75,097 | $198,000 | $1,230 |
| Bolivar County | Small town | $1.68 | $73,137 | $118,000 | $860 |
| Tippah County | Rural | $1.67 | $72,702 | $138,000 | $840 |
| Scott County | Suburban | $1.65 | $71,830 | $135,000 | $895 |
| Hinds County | Metro core | $1.61 | $70,306 | $133,000 | $1,300 |
| Attala County | Rural | $1.60 | $69,783 | $118,000 | $930 |
| Alcorn County | Small town | $1.60 | $69,609 | $146,000 | $865 |
| Itawamba County | Small town | $1.59 | $69,478 | $145,000 | $1,040 |
| Stone County | Suburban | $1.53 | $66,647 | $119,000 | $1,130 |
| Monroe County | Rural | $1.48 | $64,469 | $115,000 | $855 |
| Copiah County | Suburban | $1.47 | $64,164 | $116,000 | $865 |
| Panola County | Rural | $1.43 | $62,073 | $142,000 | $1,220 |
| Coahoma County | Small town | $1.41 | $61,420 | $78,000 | $915 |
| Washington County | Small town | $1.41 | $61,332 | $101,000 | $890 |
| George County | Rural | $1.36 | $59,242 | $170,000 | $990 |
| Neshoba County | Rural | $1.34 | $58,327 | $98,800 | $920 |
| Yazoo County | Suburban | $1.33 | $57,848 | $175,000 | $900 |
| Clarke County | Small town | $1.30 | $56,672 | $138,000 | $890 |
| Jasper County | Small town | $1.29 | $56,149 | $132,000 | $890 |
| Marion County | Rural | $1.28 | $55,931 | $134,000 | $1,020 |
| Winston County | Rural | $1.14 | $49,702 | $145,000 | $945 |
| Smith County | Rural | $0.95 | $41,600 | $165,000 | $970 |
| Montgomery County | Small town | $0.95 | $41,426 | $120,000 | $1,060 |
| Webster County | Small town | $0.94 | $40,903 | $102,000 | $730 |
| Perry County | Suburban | $0.93 | $40,685 | $146,000 | $1,080 |
| Choctaw County | Rural | $0.93 | $40,641 | $126,000 | $920 |
| Chickasaw County | Rural | $0.93 | $40,293 | $128,000 | $960 |
| Yalobusha County | Small town | $0.91 | $39,596 | $101,000 | $890 |
| Covington County | Rural | $0.89 | $38,681 | $110,000 | $975 |
| Issaquena County | Rural | $0.88 | $38,202 | $121,000 | $590 |
| Sunflower County | Rural | $0.88 | $38,202 | $111,000 | $840 |
| Benton County | Suburban | $0.85 | $36,982 | $119,000 | $1,030 |
| Newton County | Rural | $0.84 | $36,721 | $90,300 | $940 |
| Pike County | Small town | $0.84 | $36,721 | $100,000 | $1,010 |
| Amite County | Rural | $0.82 | $35,893 | $105,000 | $875 |
| Lawrence County | Rural | $0.81 | $35,501 | $106,000 | $890 |
| Carroll County | Small town | $0.77 | $33,411 | $107,000 | $840 |
| Walthall County | Small town | $0.76 | $33,062 | $139,000 | $985 |
| Franklin County | Rural | $0.72 | $31,581 | $104,000 | $1,000 |
| Humphreys County | Rural | $0.72 | $31,407 | $110,000 | $850 |
| Kemper County | Rural | $0.70 | $30,448 | $101,000 | $970 |
| Greene County | Rural | $0.69 | $29,882 | $103,000 | $1,060 |
| Noxubee County | Small town | $0.67 | $29,272 | $101,000 | $840 |
| Wilkinson County | Rural | $0.66 | $28,793 | $99,600 | $960 |
| Calhoun County | Rural | $0.65 | $28,227 | $97,500 | $1,160 |
| Jefferson Davis County | Rural | $0.61 | $26,441 | $91,500 | $895 |
| Tallahatchie County | Rural | $0.60 | $26,267 | $94,100 | $840 |
| Sharkey County | Rural | $0.59 | $25,831 | $86,600 | $965 |
| Holmes County | Suburban | $0.58 | $25,178 | $91,100 | $935 |
| Claiborne County | Rural | $0.54 | $23,653 | $84,700 | $920 |
| Jefferson County | Small town | $0.52 | $22,521 | $81,300 | $860 |
| Quitman County | Rural | $0.44 | $19,166 | $73,600 | $915 |
Questions people ask
How much is land worth in Mississippi?
Residential land in Mississippi is about $2.15 per square foot, or $93,785 an acre, as of October 2026. A quarter-acre lot (10,890 sq ft) is about $23,446. Smaller lots sell for more per square foot and large tracts for less.
Where is land most expensive in Mississippi?
The highest county medians for residential land are Lafayette County ($10.80 per sq ft), Madison County ($5.73 per sq ft), Oktibbeha County ($5.67 per sq ft), Tishomingo County ($5.03 per sq ft).
Where is land cheapest in Mississippi?
The lowest county medians are Quitman County ($0.44 per sq ft), Jefferson County ($0.52 per sq ft), Claiborne County ($0.54 per sq ft), Holmes County ($0.58 per sq ft); farmland and remote acreage are cheaper still.
What is the typical home value in Mississippi?
The typical (median) home in Mississippi is worth about $170,000, with entry-level homes around $98,800 and upper-end homes around $259,000, as of October 2026.
How much is rent in Mississippi?
A 2-bedroom rents for about $1,030 a month in Mississippi, a 1-bedroom about $875 and a 3-bedroom about $1,320 (gross rent including utilities, HUD Fair Market Rent basis).
How much is farmland per acre in Mississippi?
Farmland averages about $3,650 an acre in Mississippi (USDA, including buildings), well below residential land.
Is this an appraisal?
No. Indicative values for screening, budgeting and negotiation, not an appraisal. For lending, a tax appeal or legal use, hire a state-licensed or certified appraiser.