The story of this market
The typical home in ZIP 35460 sells for about $125,000, or $85 per square foot.
Prices are up +2.5% from a year ago, so sellers still have some momentum. Homes take about 112 days to sell, which is slow. HUD's fair market rent for a two-bedroom is $850 a month.
ZIP 35460 — Epes
The housing market in 35460 is characterized by low inventory and slow turnover, typical of a rural Alabama community. Prices remain stable with modest growth, driven by limited supply rather than high demand. The market is best suited for long-term residents rather than investors or commuters.
This ZIP is best suited for local residents, retirees, or those seeking affordable rural living, as it lacks the infrastructure and employment density to attract commuters or investors.
Median prices moved up 2.5% year over year.
Homes spend a median of 112 days on market with 7.0 months of supply — a slower-moving 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 13.2% · poverty 34.6% — elevated distress and economic pressure.
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 3.1%/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 3.4%/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 35460, Sumter County AL
ACS 2024 5-year estimates. Aggregate published statistics for this ZIP — never individual records, and never an attribute of any individual property or resident.
Crime data for Epes is not determinable at the ZIP level, though rural Sumter County generally reports lower violent crime rates compared to urban Alabama centers.
Public schools serving this area are part of the Sumter County School District, which faces significant challenges regarding funding and academic performance metrics.
The area is subject to standard Alabama flood and wind risks; insurance availability is stable but premiums are sensitive to regional weather patterns.
Economic momentum is limited in this rural area, with the local economy primarily supported by agriculture, forestry, and small-scale local services.
Composed from the ARED governance burden registry — tier-native tax structure (state + county + city + special districts), never averaged. State (Alabama) — Current Use Valuation: Allows property to be taxed based on its current use value rather than fair market value, potentially reducing the tax burden. Conversion to a non-qualified use triggers revaluation and potential back-tax liability. State (Alabama) — Class III Residential Property Tax Assessment: Property is assessed at 10% of its fair market value. The tax liability is calculated by multiplying the assessed value by the local millage rate. A standard homestead exemption applies to the 6.5 mill statewide property tax on the first $4,000 of assessed valuation. State (Alabama) — Class 3 Residential Property Tax Assessment: Residential property is classified as Class 3 and assessed at 10 percent of its fair market value. A standard homestead exemption applies to the 6.5 mill statewide property tax on the first $4,000 of assessed valuation. State (Alabama) — Standard State Ad Valorem Homestead Exemption: Exempts up to $4,000 in assessed valuation from the 6.5 mill state ad valorem tax levy (providing a maximum direct state tax reduction of $26.00). Formula: Adjusted State Tax = Max(0, (Assessed Value - $4,000)) × 0.0065. State (Alabama) — Statewide Ad Valorem Property Tax and Class III Residential Assessment Ratio: Establishes a baseline 6.5 statewide millage rate ($0.0065 per dollar of assessed value) under Ala.
Commuting is primarily car-dependent, with residents traveling to nearby towns like Livingston or Demopolis for employment and services.
Recreation is centered on outdoor activities, including proximity to the Tombigbee River for fishing and boating, with limited commercial shopping within the immediate ZIP.
The rental market is thin with low turnover; most housing is owner-occupied, and there is negligible short-term rental activity.
The economy is heavily reliant on agriculture and local government services, with limited industrial or corporate presence.
Transportation is entirely road-based, relying on state highways for regional connectivity.
There are no major commercial or residential developments currently approved or under construction in this ZIP.
The Sumter County Revenue Commissioner handles property assessments, generally following a conservative valuation model.
Parcels are served by the Sumter County School District and local fire protection services.
Property insurance is available, though rural locations may face higher premiums due to limited fire department infrastructure.
Net domestic migration in the region has been stagnant or slightly negative for the past decade.
Alabama is a non-judicial foreclosure state, allowing for relatively efficient lender recovery processes.
Alabama follows a 'caveat emptor' (buyer beware) doctrine, placing the burden of inspection primarily on the purchaser.
Data retrieved from data.census.gov ZCTA 35460 profile.
- Kingfisher Bay Marina & RV Park4.716.5 mi
Theme parks, venues, golf, airports, museums, water and shopping across the area from Google Maps, ranked by popularity within the radius shown.
Provides local access for fishing and recreational boating.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.