State rental market reference · Data updated October 18, 2026
Mississippi rental market for DSCR investors: rent, taxes and insurance by county
What a rental in Mississippi rents for, what it costs to carry, and whether it stays rented, from official data for all 82 counties. Read it before you price a deal here.
Mississippi at a glance
What does a rental rent for?
$1,044 a month
HUD's FY2027 2-bedroom Fair Market Rent where most of Mississippi's renters live, from $905 (Washington County) to $1,316 (Perry County). It is the government figure for a modest 2-bedroom unit, utilities included, not the rent for a house.
What will property taxes cost?
0.72% of value a year
Homeowners in Mississippi pay a median $1,215 a year on a median home value of $169,800 (Census ACS 2020–2024). A rental can be taxed at a different rate than an owner's home; the local tax bill is the real number.
What will insurance cost?
$1,540 a year
The median that homeowners with a mortgage in Mississippi report paying for homeowners insurance (Census ACS 2020–2024). It is not a landlord quote: a rental policy usually costs more, and flood cover is extra.
Will it stay rented?
8.2% rental vacancy
Share of Mississippi's rental homes vacant and for rent (Census ACS 2020–2024), across 343,643 renter households. Lower means rentals fill faster.
Are jobs growing?
Employment down 1.9% in a year
Employed residents in August 2026 against a year earlier; unemployment 3.2% (BLS, not seasonally adjusted, so compare the same month a year apart).
Is new supply coming?
8,405 homes permitted in 2025
About 7.3 new homes per 1,000 households; 87% single-family (Census Building Permits Survey). More new homes means more competition for tenants and buyers.
How often does it flood?
33,190 flood claims since 2005
National Flood Insurance Program claims on properties in Mississippi since 2005, $2.9 billion paid (FEMA). Claims show where water has reached insured buildings; they are not a flood map, so check the FEMA flood zone for the address.
What it means for a DSCR rental in Mississippi
A lender's DSCR is the monthly rent divided by the full monthly payment: principal, interest, property taxes, insurance and any HOA dues. Many lenders accept 1.00x; 1.20x leaves a cushion.
Take a home at Mississippi's median value of $169,800, bought with 25% down on a 7.5% 30-year loan, with the state's typical tax rate and insurance:
- Principal and interest ($127,350 loan)
- $890
- Property taxes
- $102
- Insurance
- $128
- Full monthly payment
- $1,121
- Rent for a 1.20x DSCR
- $1,340 a month
The government 2-bedroom figure where most of Mississippi's renters live is $1,044 a month, below the $1,340 that home needs. A house usually rents for more than a 2-bedroom unit, so price the house you are looking at with its own rent. The last column of the table below gives the same figure for each county.
Rules and costs a landlord faces in Mississippi
Each line quotes the official source it comes from and the date it was last checked. These are general rules, not legal advice; local rules can add to them.
- Is a rental taxed like the owner's home?
A rental does not get the owner's homestead benefit.
Class I Property (Single Family Owner Occupied, Residential Real Property) shall be assessed at a ratio of ten percent (10%) of true value. ... 26. Property that is rented or is available for rent is not eligible.
Mississippi Secretary of State, Mississippi Administrative Code Title 35 (Mississippi Department of Revenue), Part VI Property, checked October 18, 2026
Market hubs in Mississippi
DSCRInfo does not publish a monthly market hub in Mississippi yet. The figures above and the table below cover every county; the market hubs cover other states.
Mississippi by county
All 82 counties, most renter households first. "Rent for 1.20x" is the monthly rent a home at that county's median value needs on the example loan above. A dash means the source publishes no reliable figure there.
| County | 2-bed FMR | Property tax | Insurance / yr | Rental vacancy | Jobs, 1 yr | Permits | Flood claims | Rent for 1.20x |
|---|---|---|---|---|---|---|---|---|
| Hinds County | $1,289 | 0.88% | $1,540 | 8.7% | -2.0% | 427 | 859 | $1,300 |
| Harrison County | $1,185 | 0.65% | $2,160 | 6.8% | -1.5% | 2,294 | 10,629 | $1,690 |
| Jackson County | $1,099 | 0.71% | $2,260 | 10.8% | -1.5% | 724 | 7,816 | $1,580 |
| DeSoto County | $1,301 | 0.60% | $1,490 | 12.8% | -2.5% | 890 | 191 | $2,010 |
| Rankin County | $1,289 | 0.60% | $1,560 | 5.8% | -2.0% | 563 | 372 | $1,790 |
| Forrest County | $1,316 | 0.81% | $1,600 | 7.4% | -1.8% | 75 | 364 | $1,350 |
| Madison County | $1,289 | 0.68% | $1,730 | 5.7% | -2.0% | 457 | 241 | $2,340 |
| Oktibbeha County | $1,024 | 0.71% | $1,600 | 6.3% | -1.8% | 60 | 19 | $1,820 |
| Lauderdale County | $1,006 | 0.92% | $1,360 | 6.8% | -1.9% | 36 | 64 | $1,100 |
| Lee County | $1,044 | 0.69% | $1,450 | 6.5% | -1.8% | 177 | 79 | $1,540 |
| Lowndes County | $931 | 0.60% | $1,360 | 8.8% | -3.2% | 143 | 143 | $1,270 |
| Lamar County | $1,316 | 0.66% | $1,720 | 6.3% | -1.8% | 44 | 169 | $1,730 |
| Lafayette County | $1,255 | 0.55% | $1,690 | 31.6% | +3.3% | 510 | 24 | $2,330 |
| Washington County | $905 | 0.86% | $1,200 | 5.6% | -3.4% | 7 | 989 | $860 |
| Jones County | $986 | 0.74% | $1,410 | 3.2% | -1.0% | 2 | 115 | $1,150 |
| Warren County | $1,019 | 0.80% | $1,370 | 14.7% | -0.9% | 6 | 529 | $1,250 |
| Pike County | $1,039 | 0.88% | $1,250 | 16.4% | -1.7% | 6 | 59 | $920 |
| Leflore County | $905 | 1.02% | $1,620 | 8.0% | -6.1% | 32 | 119 | $900 |
| Alcorn County | $905 | 0.58% | $1,280 | 4.1% | -1.3% | 35 | 54 | $1,100 |
| Bolivar County | $905 | 0.73% | $1,540 | 4.3% | -1.3% | 20 | 427 | $1,070 |
| Pearl River County | $967 | 0.65% | $1,870 | 10.3% | -1.5% | 383 | 460 | $1,450 |
| Hancock County | $1,185 | 0.71% | $2,550 | 5.0% | -1.6% | 243 | 7,219 | $1,830 |
| Coahoma County | $905 | 1.12% | $1,360 | 9.8% | -4.8% | 2 | 132 | $810 |
| Yazoo County | $1,016 | 0.78% | $1,430 | 0.7% | -2.7% | 12 | 247 | $1,230 |
| Adams County | $905 | 0.90% | $1,470 | 9.1% | -2.2% | 3 | 48 | $930 |
Show the other 57 counties
| County | 2-bed FMR | Property tax | Insurance / yr | Rental vacancy | Jobs, 1 yr | Permits | Flood claims | Rent for 1.20x |
|---|---|---|---|---|---|---|---|---|
| Sunflower County | $905 | 0.93% | $1,310 | 10.4% | -1.9% | 10 | 46 | $860 |
| Pontotoc County | $923 | 0.58% | $1,270 | 3.2% | -2.7% | 94 | 1 | $1,210 |
| Panola County | $947 | 0.65% | $1,440 | 3.8% | -1.5% | 13 | 29 | $1,030 |
| Lincoln County | $905 | 0.70% | $1,800 | 9.3% | -0.7% | 40 | 8 | $1,270 |
| Monroe County | $905 | 0.70% | $1,260 | 7.0% | -3.0% | 26 | 46 | $970 |
| Grenada County | $967 | 1.02% | $1,230 | 18.4% | -2.8% | 54 | 31 | $1,090 |
| Scott County | $1,026 | 0.67% | $950 | 6.8% | -2.3% | 11 | 22 | $840 |
| Marshall County | $1,106 | 0.72% | $1,360 | 2.9% | -2.6% | 372 | 9 | $1,310 |
| Tate County | $1,101 | 0.65% | $1,650 | 2.1% | -2.7% | 129 | 23 | $1,620 |
| Copiah County | $1,289 | 0.72% | $1,450 | 0.4% | -2.2% | 4 | 10 | $950 |
| Union County | $905 | 0.56% | $1,380 | 3.2% | -2.1% | 27 | 9 | $1,260 |
| Holmes County | $905 | 0.86% | $1,000 | 10.4% | -2.0% | 20 | 16 | $680 |
| Tunica County | $1,156 | 0.53% | $1,850 | 18.0% | -3.4% | 85 | 93 | $1,390 |
| Neshoba County | $905 | 0.89% | $1,250 | 4.5% | -1.0% | 3 | 5 | $840 |
| Clay County | $905 | 0.63% | $1,300 | 1.2% | -0.1% | 6 | 61 | $1,020 |
| Prentiss County | $905 | 0.73% | $1,330 | 3.8% | -2.2% | 8 | 1 | $990 |
| Marion County | $949 | 0.75% | $1,730 | 0.0% | -2.0% | 2 | 181 | $1,040 |
| Itawamba County | $920 | 0.59% | $1,380 | 2.5% | -2.6% | 9 | 0 | $1,120 |
| Tippah County | $905 | 0.77% | $1,380 | 6.6% | -2.8% | 10 | 2 | $1,010 |
| Chickasaw County | $905 | 0.73% | $1,220 | 6.7% | -3.3% | 6 | 1 | $890 |
| Winston County | $905 | 0.65% | $1,360 | 1.7% | -1.5% | 1 | 14 | $1,000 |
| Tishomingo County | $905 | 0.49% | $1,320 | 3.3% | -0.8% | 20 | 7 | $1,120 |
| Simpson County | $905 | 0.61% | $1,580 | 5.8% | -2.4% | 74 | 33 | $1,000 |
| Leake County | $1,003 | 0.67% | $1,400 | 4.1% | -2.5% | 0 | 9 | $950 |
| George County | $994 | 0.63% | $1,730 | 5.7% | -1.0% | 12 | 30 | $1,330 |
| Covington County | $905 | 0.59% | $1,270 | 0.0% | -2.7% | 0 | 21 | $850 |
| Attala County | $905 | 0.68% | $1,230 | 8.7% | -0.5% | 4 | 10 | $850 |
| Newton County | $905 | 0.73% | $1,110 | 11.2% | -3.3% | 1 | 2 | $860 |
| Calhoun County | $905 | 0.66% | $1,160 | 6.6% | -1.9% | 2 | 13 | $740 |
| Yalobusha County | $905 | 0.66% | $1,400 | 15.9% | -1.0% | 21 | 4 | $990 |
| Tallahatchie County | $905 | 0.61% | $1,310 | 5.4% | +0.7% | 4 | 21 | $700 |
| Stone County | $1,047 | 0.70% | $1,480 | 0.9% | -1.8% | 51 | 49 | $1,270 |
| Jasper County | $905 | 0.69% | $1,480 | 0.0% | -2.0% | 0 | 9 | $900 |
| Wayne County | $905 | 0.63% | $1,210 | 11.5% | -2.3% | 5 | 24 | $750 |
| Humphreys County | $905 | 0.98% | $1,050 | 1.7% | -3.4% | 0 | 78 | $740 |
| Noxubee County | $905 | 0.96% | $1,300 | 2.2% | -4.2% | 0 | 6 | $790 |
| Clarke County | $905 | 0.56% | $1,630 | 2.9% | -3.2% | 2 | 32 | $970 |
| Walthall County | $926 | 0.72% | $1,990 | 0.0% | -4.7% | 0 | 84 | $1,090 |
| Amite County | $905 | 0.38% | $1,210 | 12.8% | -0.7% | 0 | 1 | $790 |
| Montgomery County | $905 | 1.00% | $750 | 23.0% | -1.0% | 102 | 0 | $1,000 |
| Webster County | $905 | 0.68% | $1,230 | 5.2% | -1.9% | 5 | 0 | $960 |
| Quitman County | $905 | 1.06% | $1,300 | 4.2% | -1.6% | 9 | 39 | $640 |
| Perry County | $1,316 | 0.62% | $2,310 | 4.2% | -2.3% | 4 | 61 | $1,090 |
| Greene County | $905 | 0.85% | $1,130 | 6.4% | -1.4% | 0 | 29 | $780 |
| Lawrence County | $905 | 0.67% | $1,310 | 7.1% | +0.1% | 0 | 13 | $830 |
| Choctaw County | $905 | 0.48% | $1,300 | 13.1% | -2.6% | 7 | 5 | $920 |
| Claiborne County | $905 | 0.49% | $1,450 | 10.3% | +0.6% | 0 | 101 | $710 |
| Smith County | $905 | 0.42% | $970 | 0.8% | -2.8% | 0 | 4 | $850 |
| Carroll County | $905 | 0.53% | $1,540 | 5.5% | -5.2% | – | 7 | $900 |
| Jefferson Davis County | $905 | 0.89% | $1,140 | 3.8% | -2.6% | 0 | 1 | $760 |
| Wilkinson County | $905 | 0.99% | $1,110 | 7.1% | -2.1% | 0 | 299 | $770 |
| Kemper County | $905 | 0.57% | $1,180 | 2.0% | -0.4% | – | 0 | $800 |
| Franklin County | $905 | 0.73% | $1,240 | 1.2% | -1.3% | – | 4 | $840 |
| Sharkey County | $905 | 0.88% | $1,200 | 0.0% | -4.7% | 0 | 71 | $820 |
| Benton County | $905 | 0.69% | $1,220 | 17.1% | -3.2% | 1 | 0 | $860 |
| Jefferson County | $905 | 0.86% | $450 | 16.0% | -0.9% | 0 | 24 | $630 |
| Issaquena County | $905 | – | – | – | -3.2% | – | 55 | – |
Where these numbers come from
- 2-bedroom Fair Market Rent
- HUD's FY2027 Fair Market Rents, in effect from October 1, 2026: the rent and utilities of a modest 2-bedroom unit, set for housing vouchers. It is not a house rent. Where HUD publishes by town (New England), the county shows the range. HUD Fair Market Rents
- Property tax, insurance, vacancy and home value
- Census American Community Survey 5-year estimates, 2020–2024. Property tax is the median tax paid divided by the median home value of owner-occupied homes. Insurance is the median that owners with a mortgage report paying, not a landlord quote. Rental vacancy is homes vacant for rent divided by all rental homes. Figures from too few homes are left blank. American Community Survey
- Jobs
- BLS Local Area Unemployment Statistics: employed residents in August 2026 against the same month a year earlier, not seasonally adjusted. BLS LAUS
- Permits
- Census Building Permits Survey: new housing units authorized in 2025, all building sizes. Building Permits Survey
- Flood claims
- FEMA National Flood Insurance Program claims with a loss in 2005 or later, and the net amount paid. Only insured buildings appear. Check a flood zone
These are screening figures for comparing places, not a quote, an appraisal or a loan offer. Mississippi total flood payments since 2005: $2.9 billion.