States › Mississippi
State
Mississippi
69 counties with an index · 21 metro and micro areas · 167 ZIP codes · 71 permit-issuing places · 2,954,160 residents (2025 est.)
FHFA notes: The FHFA HPI is a broad measure of the movement of single-family house prices. The FHFA HPI is a weighted, repeat-sales index, meaning that it measures average price changes in repeat sales or refinancings on the same properties. The line is FHFA's standard quarterly all-transactions index; the comparison table uses FHFA's annual state index from the same family. The index does not give a dollar value for any home.
Mississippi's FHFA house price index starts in 1975. Through 2025 it has risen +405.7%; over the ten years to 2025 the rise was +62.3% (+5.0% a year), well below the national +85.0%.
The quarterly index through 2026 Q2 is +3.7% on a year earlier and +1.4% on the quarter; nationally +3.0% and +1.1%.
The index peaked in 2007, fell −9.4% to 2013 and regained the peak in 2018; the national index fell −21.3% over 2007–2012.
8,718 housing units were authorised in Mississippi in the 12 months to August 2026, 3.0 per 1,000 residents against 4.1 nationally; that is +13.9% on the previous 12 months. 69 counties, 21 metro and micro areas, 167 ZIP codes and 71 permit-issuing places in the state have their own pages.
Same span, state and nation
| Change in the FHFA index | Mississippi | United States |
|---|---|---|
| 1 year (2024–2025) | +3.5% | +2.8% |
| 5 years (2020–2025) | +42.1% | +47.0% |
| 10 years (2015–2025) | +62.3% | +85.0% |
| 20 years (2005–2025) | +74.4% | +79.1% |
| Since 2000 | +106.6% | +158.3% |
| Since 1975 | +405.7% | +960.7% |
| 10-year annualised | +5.0% | +6.3% |
| 20-year annualised | +2.8% | +3.0% |
Decade by decade
| Decade | Change | United States | |
|---|---|---|---|
| 1980s (1980–1990) | +23.4% | +68.2% | |
| 1990s (1990–2000) | +41.8% | +33.9% | |
| 2000s (2000–2010) | +25.9% | +29.7% | |
| 2010s (2010–2020) | +15.5% | +35.5% | |
| 2020s so far (2020–2025) | +42.1% | +47.0% |
FHFA reports each index with a value of 100 in its base period, the first year the area has enough transactions (1975 here). A decade's change is the index at the end of the decade divided by the index at the start, so it does not depend on the base year; the United States column covers the same years. Decades before 1975 are not shown.
Peak-to-low declines
| Peak | Low | Decline | Peak regained |
|---|---|---|---|
| 2007 | 2013 | −9.4% | 2018 |
Purchase-only index
FHFA also publishes a purchase-only index, built from sales prices alone (no refinance appraisals). It starts in 1991 and is drawn here on its own base.
Counties
Ranked by ten-year change in FHFA's annual county index to 2025. Permits are housing units authorised in the 12 months to August 2026.
| County | 1 year | 10 years | Since 2000 | Units, 12 months | Per 1,000 | Index through |
|---|---|---|---|---|---|---|
| Benton County | +33.4% | +131.1% | — | 1 | 0.1 | 2023 |
| Hancock County | +7.6% | +110.6% | +187.6% | 264 | 5.6 | 2025 |
| Lafayette County | +9.1% | +95.6% | +191.8% | 530 | 8.9 | 2025 |
| Marshall County | +3.2% | +94.9% | +118.4% | 337 | 9.7 | 2025 |
| Panola County | +9.8% | +90.7% | +158.5% | 13 | 0.4 | 2025 |
| Prentiss County | +12.0% | +90.7% | +146.8% | 21 | 0.8 | 2025 |
| DeSoto County | +2.4% | +86.6% | +103.7% | 910 | 4.6 | 2025 |
| Union County | +3.7% | +84.0% | +168.1% | 19 | 0.7 | 2025 |
| Tate County | +4.6% | +80.5% | +123.0% | 117 | 4.1 | 2025 |
| Chickasaw County | +28.4% | +80.1% | +111.2% | 5 | 0.3 | 2022 |
| Oktibbeha County | +7.6% | +74.7% | +153.7% | 59 | 1.1 | 2025 |
| Tippah County | −2.1% | +73.1% | +130.8% | 10 | 0.5 | 2025 |
| Forrest County | +4.1% | +72.0% | +134.8% | 67 | 0.8 | 2025 |
| Harrison County | +1.4% | +72.0% | +108.7% | 2,180 | 10.0 | 2025 |
| Jackson County | +3.9% | +71.8% | +118.1% | 882 | 6.0 | 2025 |
| Calhoun County | +29.7% | +70.7% | +163.5% | 3 | 0.2 | 2025 |
| Perry County | — | +70.4% | +144.1% | 5 | 0.4 | 2025 |
| Tishomingo County | +7.5% | +67.7% | +134.6% | 21 | 1.1 | 2025 |
| Lee County | +5.7% | +66.3% | +107.8% | 142 | 1.7 | 2025 |
| Webster County | +15.7% | +65.3% | — | 8 | 0.8 | 2025 |
| Jones County | +3.8% | +64.6% | +127.9% | 1 | 0.0 | 2025 |
| Pontotoc County | −2.1% | +64.4% | +117.8% | 105 | 3.3 | 2025 |
| Stone County | +0.9% | +63.8% | +120.8% | 52 | 2.6 | 2025 |
| Lamar County | +1.8% | +63.7% | +113.3% | 26 | 0.4 | 2025 |
| Alcorn County | +1.1% | +63.1% | +124.5% | 33 | 1.0 | 2025 |
| Yalobusha County | −14.3% | +63.1% | — | 22 | 1.8 | 2025 |
| Itawamba County | +0.9% | +62.5% | +110.8% | 10 | 0.4 | 2025 |
| Pearl River County | +0.5% | +62.3% | +123.0% | 412 | 6.9 | 2025 |
| Covington County | −6.0% | +62.2% | +111.9% | 0 | 0.0 | 2025 |
| Marion County | +12.8% | +61.9% | +120.2% | 1 | 0.0 | 2025 |
| Smith County | — | +60.7% | — | 0 | 0.0 | 2025 |
| Rankin County | +2.3% | +56.2% | +105.7% | 777 | 4.8 | 2025 |
| Scott County | +14.0% | +56.1% | +105.4% | 18 | 0.6 | 2025 |
| Madison County | +1.8% | +55.6% | +99.8% | 574 | 4.9 | 2025 |
| Simpson County | −4.0% | +54.7% | +144.5% | 63 | 2.5 | 2025 |
| Lowndes County | +4.6% | +52.2% | +97.5% | 133 | 2.3 | 2025 |
| Neshoba County | +3.3% | +51.2% | +99.2% | 1 | 0.0 | 2025 |
| Washington County | +8.2% | +50.7% | +76.2% | 8 | 0.2 | 2025 |
| George County | −10.1% | +50.3% | +106.9% | 24 | 0.9 | 2025 |
| Yazoo County | +7.8% | +50.0% | +100.5% | 14 | 0.6 | 2025 |
| Monroe County | −1.7% | +49.7% | +86.8% | 23 | 0.7 | 2025 |
| Grenada County | +4.0% | +47.8% | +83.9% | 24 | 1.2 | 2025 |
| Jasper County | −11.0% | +47.4% | — | 0 | 0.0 | 2025 |
| Copiah County | +4.0% | +46.2% | +97.6% | 3 | 0.1 | 2025 |
| Lincoln County | +4.3% | +45.5% | +95.5% | 32 | 0.9 | 2025 |
| Amite County | +26.0% | +43.8% | — | 0 | 0.0 | 2025 |
| Adams County | +6.6% | +41.9% | +101.2% | 2 | 0.1 | 2025 |
| Warren County | +0.9% | +41.3% | +84.4% | 6 | 0.1 | 2025 |
| Greene County | +8.9% | +41.0% | +98.6% | 0 | 0.0 | 2023 |
| Wayne County | +2.0% | +40.7% | +91.0% | 7 | 0.4 | 2025 |
| Bolivar County | +1.1% | +40.0% | +89.4% | 18 | 0.6 | 2025 |
| Winston County | −10.3% | +39.5% | +77.5% | 0 | 0.0 | 2025 |
| Hinds County | +3.5% | +38.0% | +68.1% | 405 | 1.9 | 2025 |
| Franklin County | — | +37.1% | — | 0 | 0.0 | 2025 |
| Lauderdale County | +7.6% | +37.1% | +70.4% | 38 | 0.5 | 2025 |
| Carroll County | — | +34.8% | — | 0 | 0.0 | 2025 |
| Clay County | −7.4% | +34.4% | — | 4 | 0.2 | 2025 |
| Attala County | +11.5% | +33.2% | +73.5% | 5 | 0.3 | 2025 |
| Lawrence County | — | +33.2% | — | 0 | 0.0 | 2024 |
| Walthall County | +7.7% | +33.0% | +112.1% | 0 | 0.0 | 2025 |
| Leake County | −5.8% | +32.3% | +72.8% | 0 | 0.0 | 2025 |
| Clarke County | −5.1% | +29.5% | +90.6% | 0 | 0.0 | 2025 |
| Sunflower County | +0.7% | +28.3% | +69.3% | 6 | 0.3 | 2025 |
| Leflore County | +4.7% | +26.2% | +53.8% | 34 | 1.3 | 2025 |
| Montgomery County | −2.3% | +26.2% | — | 94 | 10.0 | 2025 |
| Pike County | +1.6% | +25.8% | +80.3% | 7 | 0.2 | 2025 |
| Newton County | −24.0% | +24.8% | — | 0 | 0.0 | 2025 |
| Coahoma County | −11.9% | +10.4% | +23.7% | 13 | 0.7 | 2024 |
| Choctaw County | — | — | — | 4 | 0.5 | 2025 |
Metro and micropolitan areas
Areas with any county in Mississippi; multi-state areas appear under each of their states.
| Area | Type | 1 year | 10 years | Year to 2026 Q2 | Units, 12 months |
|---|---|---|---|---|---|
| Oxford, MS | Micro | +7.4% | +94.3% | — | 552 |
| Memphis, TN-MS-AR | Metro | +0.9% | +82.2% | +1.8% | 3,682 |
| Gulfport-Biloxi, MS | Metro | +3.4% | +76.0% | +3.5% | 3,378 |
| Starkville, MS | Micro | +7.4% | +74.7% | — | 67 |
| Hattiesburg, MS | Metro | +3.0% | +68.4% | +4.7% | 98 |
| Tupelo, MS | Micro | +6.4% | +68.3% | — | 173 |
| Laurel, MS | Micro | +2.9% | +63.8% | — | 1 |
| Corinth, MS | Micro | +1.1% | +63.1% | — | 33 |
| Picayune, MS | Micro | +0.5% | +62.3% | — | 412 |
| Columbus, MS | Micro | +4.7% | +52.1% | — | 133 |
| Greenville, MS | Micro | +8.2% | +50.7% | — | 8 |
| Jackson, MS | Metro | +2.6% | +48.4% | +1.8% | 1,876 |
| Brookhaven, MS | Micro | +4.3% | +45.5% | — | 32 |
| Grenada, MS | Micro | +2.4% | +43.6% | — | 118 |
| Natchez, MS-LA | Micro | +8.8% | +42.3% | — | 18 |
| Vicksburg, MS | Micro | +0.9% | +41.3% | — | 6 |
| Cleveland, MS | Micro | +1.1% | +40.0% | — | 18 |
| Meridian, MS | Micro | +5.8% | +35.6% | — | 38 |
| Greenwood, MS | Micro | +4.1% | +30.7% | — | 34 |
| McComb, MS | Micro | +2.5% | +26.9% | — | 7 |
| Clarksdale, MS | Micro | −11.9% | +10.4% | — | 13 |
Building permits
Housing units authorised in Mississippi by month, latest 60 monthssingle-family2+ unit buildings
Housing units authorised in Mississippi by year, 1995–2025single-family2+ unit buildings
Single-family share of the latest 12 months: 90% (63% nationally). Since 1995: 293,856 units.
Year by year
Each year's index change and permits, with every county's figures for that year.
| Year | Mississippi index | US index | Units permitted | Single-family |
|---|---|---|---|---|
| 2025 | +3.5% | +2.8% | 8,405 | 7,318 |
| 2024 | +4.8% | +4.9% | 7,883 | 7,518 |
| 2023 | +5.8% | +5.7% | 7,700 | 7,145 |
| 2022 | +14.1% | +15.5% | 7,568 | 7,001 |
| 2021 | +8.5% | +11.6% | 7,988 | 7,384 |
| 2020 | +2.5% | +3.0% | 7,810 | 7,190 |
| 2019 | +3.3% | +4.2% | 6,952 | 6,164 |
| 2018 | +3.0% | +5.7% | 6,883 | 6,136 |
| 2017 | +2.3% | +5.4% | 7,481 | 6,531 |
| 2016 | +2.5% | +5.3% | 6,886 | 6,142 |
| 2015 | +2.4% | +4.4% | 6,845 | 5,608 |
| 2014 | +1.8% | +6.2% | 6,871 | 5,548 |
| 2013 | −0.2% | +3.4% | 6,799 | 5,143 |
| 2012 | −0.9% | −1.8% | 6,039 | 4,879 |
| 2011 | −2.0% | −4.4% | 5,273 | 4,269 |
| 2010 | −3.7% | −5.1% | 5,259 | 4,427 |
| 2009 | −2.9% | −7.5% | 6,995 | 5,465 |
| 2008 | −0.2% | −4.5% | 11,428 | 7,439 |
| 2007 | +4.5% | +0.6% | 16,832 | 10,873 |
| 2006 | +8.9% | +6.6% | 16,618 | 14,138 |
| 2005 | +5.6% | +12.4% | 13,396 | 11,656 |
| 2004 | +3.6% | +9.2% | 14,532 | 11,199 |
| 2003 | +1.9% | +4.5% | 12,010 | 10,138 |
| 2002 | +1.9% | +5.4% | 11,276 | 8,881 |
| 2001 | +4.3% | +6.7% | 9,908 | 8,061 |
| 2000 | +3.6% | +8.3% | 11,270 | 7,624 |
| 1999 | +4.3% | +4.3% | 12,871 | 9,594 |
| 1998 | +4.2% | +3.7% | 12,879 | 8,671 |
| 1997 | +3.7% | +3.8% | 10,079 | 7,801 |
| 1996 | +3.6% | +3.2% | 10,367 | 8,061 |
| 1995 | +4.8% | +3.7% | 10,753 | 7,267 |
Cities issuing the most permits
Housing units authorised in the 12 months to August 2026; every place is listed on its county page.
- Gulfport 1,118
- Jackson County Unincorporated Area 526
- Harrison County Unincorporated Area 443
- Madison County Unincorporated Area 431
- Biloxi 429
- DeSoto County Unincorporated Area 426
- Pearl River County Unincorporated Area 366
- Oxford 292
- Brandon 277
- Rankin County Unincorporated Area 262
- Jackson 255
- Gautier 250
- Marshall County Unincorporated Area 236
- Lafayette County Unincorporated Area 229
- Olive Branch 209
- Pearl 149
- Long Beach 137
- Lowndes County Unincorporated Area 118
- Hernando 115
- Hancock County Unincorporated Area 112
- Byhalia town 99
- Ocean Springs 99
- Duck Hill town 94
- Southaven 94
- Tupelo 90
- Tunica County Unincorporated Area 86
- Tate County Unincorporated Area 85
- Bay St. Louis 81
- Pontotoc 81
- Madison 69
- Hinds County Unincorporated Area 62
- Simpson County Unincorporated Area 60
- Horn Lake 59
- Starkville 58
- Ridgeland 53
- Flowood 50
- Byram 49
- Stone County Unincorporated Area 49
- Diamondhead 47
- Pass Christian 41
Questions and answers
How much have home values in Mississippi risen over 10 years?
The FHFA index rose +62.3% between 2015 and 2025, +5.0% a year; over 20 years +74.4% and since 2000 +106.6%. Nationally: +85.0%, +79.1% and +158.3%.
Which Mississippi counties rose most over 10 years?
Benton County (+131.1%), Hancock County (+110.6%) and Lafayette County (+95.6%), by FHFA's annual county index to 2025.
What happened to Mississippi home prices in 2008?
The state index peaked in 2007, fell −9.4% to 2013 and regained its peak in 2018.
How many homes are being built in Mississippi?
8,718 units were authorised in the 12 months to August 2026: 7,854 single-family and 864 in multi-unit buildings, 3.0 per 1,000 residents.
Where does this data come from?
FHFA's quarterly all-transactions state index (through 2026 Q2) and annual state index (updated March 31, 2026); the Census Bureau's Building Permits Survey state and county files through August 2026; vintage 2025 population estimates.
Provenance
Index: Federal Housing Finance Agency, quarterly all-transactions and purchase-only state indexes through 2026 Q2 and annual state index (updated March 31, 2026). Permits: Census Bureau Building Permits Survey state, county and place files through August 2026. Population: Census Bureau vintage 2025 estimates. Public domain. Corrections · FHFA HPI datasets.