The story of this market
The typical home in Neshoba County, Mississippi sells for about $174,500, or $105 per square foot.
Prices are up +2.4% from a year ago, so sellers still have some momentum. Homes take about 88 days to sell, which is slow. Over the long run, values in this county have grown 37% since 2001. The biggest natural hazard here is tornado, which FEMA rates very high. HUD's fair market rent for a two-bedroom is $905 a month.
HUD sets the fair market rent for a 2-bedroom at $905 a month. FEMA's National Risk Index rates overall hazard risk here as Relatively Moderate.
Price climate
Every year of price change, 2001–2025
0%
2025
Each stripe is one year's median price change across the area's census tracts (FHFA repeat-sales index). Deep blue is a strong gain year, red a falling year. Best: 2008 (+11.3%). Worst: 2009 (-6.7%). Hover to read a year.
Monthly price momentum
Home values since 2015
+2.5%
MS · past 12 months
Freddie Mac House Price Index, single-family homes, monthly through 2026-08. Each line starts at 100 in January 2015, so a reading of 180 means prices are up 80% since then.
Rent benchmark
Fair market rent by size
$1,185
3-bed / month
HUD Fair Market Rents, fiscal 2027, for this county. A typical rent for a modest unit, used to set housing-voucher payments.
Neighborhood price trend
Long-run price trend, 2001–2025
0%
2025 change
FHFA repeat-sales index, median of 3 census tracts in this county (2001 = 100). Bars are each year's median change.
Natural hazard exposure
The area's risk shape
73
Relatively Moderate
FEMA National Risk Index. Each spoke is a hazard ranked nationally, where 100 is the most exposed. Expected annual loss: $14,989,561.
Mortgage activity
Home lending in this county
73.2%
2018 approval rate
| Year | Applications | Loans made | Approval | Investor share | Median home value |
|---|---|---|---|---|---|
| 2018 | 648 | 372 | 73.2% | 13.3% | $115,000 |
CFPB Home Mortgage Disclosure Act records: every mortgage application reported by lenders for homes in this county. Approval rate is approved ÷ decided (withdrawn and incomplete files excluded). Investor share and home value are the median census tract.
Neshoba County, Mississippi
The Neshoba County housing market remains stable with modest price appreciation driven by limited inventory. Demand is supported by local employment anchors, though broader economic pressures and rural demographic trends keep the market in a balanced, neutral state.
No ARED distress-ledger coverage for this county yet — the foreclosure ingest rotates the national county directory, and filings appear here once the county's posted notices are read. Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.
Select a city to expand its ZIP intel reports beneath · 1 city · 1 ZIP report
Median prices moved up 2.4% year over year.
Homes spend a median of 88 days on market with 5.2 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 8.1% · poverty 23.1% — a mixed stability profile.
Neshoba County, Mississippi — researched county-level history with a deterministic 1 / 3 / 5-year projection
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 4.7%/yr trend — a deterministic estimate, not a published forecast or guarantee.
No researched properties in this county yet — the property base layer populates as property research runs, and each property feeds its ZIP's roll-up.
researched Sep 26
| 39350 | Philadelphia | $199,999 | $105 | +2.5% | 88 | 96.5% | 12% | 4.2 | 62 | $836 | researched Sep 26 |
Figures are each ZIP report's own latest research — the county roll-up aggregates them sales_count-weighted (population fallback); ZIPs cycle quarterly.
Public education is primarily served by the Philadelphia Public School District and the Neshoba County School District, with performance metrics generally reflecting rural Mississippi averages.
The county faces standard regional risks for severe thunderstorms and wind events, with flood risk concentrated in low-lying areas near the Pearl River basin.
Economic momentum is anchored by the Mississippi Band of Choctaw Indians, which is a major regional employer, alongside agricultural and manufacturing sectors.
Property taxes are assessed by the Neshoba County Tax Assessor based on true value, with millage rates set by the Board of Supervisors and local school districts; homestead exemptions are available for primary residences.
The county is widely recognized for the annual Neshoba County Fair, which serves as a major cultural and social anchor for the region.
The rental market is characterized by limited inventory and a high share of single-family detached housing, with vacancy rates remaining relatively stable.
The economy is driven by the Mississippi Band of Choctaw Indians, manufacturing, and agriculture, with a focus on maintaining stable employment in a rural setting.
Transportation is primarily reliant on personal vehicles, with Highway 19 and Highway 15 serving as the primary corridors for regional connectivity.
The Neshoba County Tax Assessor maintains property valuations based on periodic reappraisals to ensure equitable distribution of the tax burden.
Parcels may be subject to specific school district millage rates and potential fire protection district assessments.
Property insurance premiums are influenced by regional wind and storm exposure, with market health remaining consistent with broader Mississippi trends.
The state experiences modest net domestic migration fluctuations, with rural counties like Neshoba seeing slight population declines.
Mississippi is a non-judicial foreclosure state, allowing for efficient processing of defaults through trustee sales.
Mississippi law requires sellers to provide a property condition disclosure statement, though the scope is limited compared to other states.
- Geyser Falls Water Theme Park4.34.1 mi
- Pearl River Resort4.13.1 mi
- Pearl River Resort4.13.1 mi
- Geyser Falls Water Theme Park4.34.1 mi
- Pearl River Resort4.13.1 mi
- Northside Park4.43.6 mi
- Depot Family Fun Center3.73.8 mi
- Canal Place Cinema 74.23.4 mi
- Kosciusko Information Center4.728.6 mi
- Geyser Falls Water Theme Park4.34.1 mi
- Northside Park4.43.6 mi
- Pearl River Resort4.13.1 mi
- Dancing Rabbit Golf Club4.33.4 mi
Theme parks, venues, golf, airports, museums, water and shopping across the area from Google Maps, ranked by popularity within the radius shown.
The amenity base that shapes daily life and property demand in this county — what residents actually live with, and what the pipeline is adding.
Hosts the annual Neshoba County Fair, a major regional cultural event.
A major regional destination for gaming and hospitality operated by the Mississippi Band of Choctaw Indians.
Data sourced from US Census Bureau QuickFacts and ACS 5-year estimates.
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.
applies when — Parcels located within a district created by petition of property owners
Imposes additional assessments on parcels falling under the purview of homeowners' associations or improvement districts.
Miss. Code Ann. Section 21-33-561.
applies when — Default on a mortgage or deed of trust containing a power-of-sale clause
Allows for foreclosure without court intervention; requires publication of notice of the foreclosure sale in a newspaper in the county where the property is located.
Standard practice under Mississippi law for deeds of trust.
applies when — Transfer of residential real property by a seller
Requires the transferor to provide a written disclosure statement regarding the condition of the property to the transferee, subject to specific statutory exemptions.
Governed by Miss. Code Ann. Sections 89-1-501 through 89-1-523; amended by HB 1271 (2024).
Formula: (True Value × Assessment Ratio) × Millage Rate = Taxes. Class I (single-family owner-occupied) is assessed at a 10% ratio. Homestead exemptions for homeowners over 65 or disabled provide an exemption on the first $7,500 of assessed value.
Governed by Miss. Code Ann. Sections 27-35-1 through 27-35-167; assessments updated at least every four years.
Governance registry — every jurisdiction re-researches on a rolling 90-day cycle. Property reports compose these inherited burdens into a per-parcel ledger with conditional determinations. Informational only — not legal advice.