Jackson, Mississippi Housing Market

What stands out in Jackson?

• The median asking price is $93,725: one of the cheapest of 765 tracked cities. Low entry prices help cash flow, but check what keeps them low before you buy.
• Population is down 11.7% over five years: among the steepest population decline of 765 tracked cities. A shrinking population thins demand over time.
• The median household earns $43,973 a year: among the lowest incomes of 765 tracked cities. Rents are capped by what local households earn.

How far have Jackson prices fallen?

Asking price per square foot in Jackson is 14.5% below its Jan 2022 high and down 4.1% over the last year. Prices were above the year before in 50% of months since the data starts, so drops here have not always reversed quickly. 18% of sellers have cut their price. Underwrite with no price growth for now and let the seller carry the next cut.

What does a shrinking population mean for Jackson landlords?

The population in Jackson's ZIP codes fell 11.7% over five years. 17.9% of homes are vacant, higher than 93% of tracked cities. Households fell 1.2% while the housing stock changed +0.4%. Fewer households means a thinner tenant pool. Budget extra vacancy and buy where renters already concentrate.

Is now a good time to buy in Jackson?

The median asking price is 50.1% below its Sep 2020 peak. Per square foot the gap is smaller: 14.5% below the Jan 2022 high. Part of the drop is smaller homes coming to market. Prices are still falling. Waiting has paid off so far. Let listings age, then come back lower. Jackson prices rose in just 55 of 111 months. Prices here mostly do not grow. Buy this market for rent income.

This market is turning. Which way is not settled yet. Check the monthly numbers above before you commit.

How much can you negotiate in Jackson?

For every 100 homes still for sale, 36 are under contract. In 2017–2019 at this time of year it was 24. The rest are still waiting for a buyer. Few sellers are dropping their price. Your discount will come from one stale listing.

Jackson listings spend a median 75 days on the market. There are 567 homes for sale in Jackson. That is 3.2 times the tightest month on record, but below the peak of 802. Supply is growing against last year.

What to do about it

• Start in 39212, 39209, and 39211, where sellers are weakest: in 39212, 20% of sellers have cut and listings spend a median 102 days on the market.
• Look for listings older than 90 days with a price cut.

How does Jackson compare with other Mississippi markets?

Ranked among the 5 Mississippi markets we track:

• Asking price: the cheapest of 5. Jackson is at $93,725. Closest: Gulfport.
• Buyer competition: the least competitive of 5. Jackson is at 0.36 buyers per home. Closest: Biloxi.
• Time on market: 2nd shortest time on market of 5. Jackson is at a median of 75 days on market. Closest: Southaven and Hattiesburg.
• Price cuts: 2nd fewest price cuts of 5. Jackson is at 18% of sellers cutting. Closest: Southaven and Hattiesburg.

Who will rent from you in Jackson?

Most Jackson households rent. 51 out of every 100 households are renters. The renter share is growing. Five years ago it was 50 in 100. Jackson added about 600 renter households in five years. Renter households average 2.2 people. Two and three bedrooms fit the typical renter.

The median Jackson household earns $43,973 a year. Incomes here have grown 1.7% a year since 2019. Incomes are rising faster than home prices. Affordability is improving. A typical home costs 2.1 times the median income. Locals can afford to buy here. Your exit buyer can be a local family. At 30% of income, a tenant on the median income can pay about $1,099 a month.

To see what one Jackson address would rent for and cash flow, run it through the app.

What numbers should you underwrite a Jackson deal with?

• Price growth to assume — -1.9%/yr. Jackson grew 0.9% a year over the decade. Ignore that rate. Most of it landed in the 2020 and 2021 boom. Without the boom, Jackson loses about 1.9% a year. That is the number to type in. Prices fell 4.1% over the last year. Use it for timing. The five-year rate is the better guide.
• Months of carrying cost — 3. Budget at least 75 days of holding costs, the current median time on market, when you exit or refinance.
• Odds you cut your price to sell — 1 in 6. 18% of Jackson listings have cut their asking price. Underwrite your exit below asking.
• Comp on price per square foot — $72/sqft. The typical Jackson listing shrank from 1,999 to 1,534 sqft since Jul 2016. So median price hides real growth: 9% per sqft versus -17% on the median. Comp on median price and you will overpay for small homes.
• Competition when you exit — +9%. Homes for sale in Jackson are up 9% on last year, so your resale faces more competition than today's comps did.

Read when a cheap market is a warning and how we read these numbers, then run the numbers on a deal.

What is the median home price in Jackson?

The median asking price in Jackson is about $94,000 as of Sep 2026, down 9.0% from a year ago. This is the asking price on homes listed for sale. Sites that report sold prices or estimated home values will show a different number. Our Jackson figures cover the 25 ZIP codes with a Jackson mailing address, which can reach past city limits.

Is Jackson a buyer's or seller's market in 2026?

Neither side has the upper hand in Jackson right now. We compare Jackson with 2017–2019 at this time of year: there are 36 pending sales per 100 listings, against 24 then; listings spend 9% fewer days on the market; 18% of sellers have cut their price, against 16% then.

Are Jackson home prices going up or down?

The median asking price is 50.1% below its Sep 2020 peak. Per square foot the gap is smaller: 14.5% below the Jan 2022 high. Part of the drop is smaller homes coming to market. Prices are still falling. Waiting has paid off so far. Let listings age, then come back lower.

Which Jackson ZIP code has the most negotiating room?

39212. Only 32 homes under contract for every 100 still for sale. 20% of sellers there have cut their price, and listings there spend a median 102 days on the market.

What is the best month to buy a house in Jackson?

Across 9 full years, Jackson asking prices ran lowest in January, about 7.9% below the year's average. They peaked in July. The most homes for sale show up in October, about 5% above the yearly average.

What price growth should I assume for Jackson?

Assume -1.9% a year. Jackson grew 0.9% a year over the decade. Ignore that rate. Most of it landed in the 2020 and 2021 boom. Without the boom, Jackson loses about 1.9% a year. That is the number to type in. Prices fell 4.1% over the last year. Use it for timing. The five-year rate is the better guide.

What is the fair market rent in Jackson?

HUD's fiscal year 2026 fair market rent for Hinds County is $1,288 a month for 2 bedrooms and $1,544 for 3 bedrooms. The figures include tenant-paid utilities and cover the whole county.