Mississippi attracts Americans from all over. And there are good reasons why: Affordable transport, low cost of living, and cheaper houses. You can’t go wrong with the Magnolia State!
Although property prices have risen in recent years, the average home value in the top 10 cheapest cities is still only around $200,000. Greenwood’s cost of living is 34.1% lower than the national average, and Greenville is 30.2% more affordable than the rest of the country.
But that’s not all! Families can enjoy McComb’s friendly community and peaceful environment, with homes averaging a nominal $91K. Meanwhile, Meridian offers a booming job market in education, healthcare, and technology. The median home price is also just $111,003.
Cheapest Places to Live in Mississippi in 2024
Here’s our ranking of the most affordable places to live in Mississippi. We’ve considered the average household income, median list price, median house rent, and the population of the cities.
| City | Median Home Value | Median House Rent | Cost of Living Compared to National Average | Median Household Income | Population |
|---|---|---|---|---|---|
| 1. Jackson | $67,313 | 2.5% | 26.1% | $39,969 | 156,803 |
| 2. Yazoo City | $69,934 | 3% | 39.1% | $30,092 | 10,887 |
| 3. Greenville | $64,308 | 5.5% | 32.4% | $32,066 | 30,175 |
| 4. Greenwood | $78,360 | 9.5% | 30% | $28,221 | 14,521 |
| 5. McComb | $91,387 | 7.8% | 35.5% | $32,515 | 12,400 |
| 6. Meridian | $104,972 | 2.8% | 30.4% | $31,198 | 35,625 |
| 7. Grenada | $115,067 | 3.1% | 30.2% | $34,771 | 12,675 |
| 8. Hattiesburg | $207,532 | 1.5% | 14% | $321,888 | 11,999 |
| 9. Starkville | $263,848 | 2.5% | 39.1% | $123,897 | 4,251 |
| 10. Pearl | $187,654 | 4.4% | 30% | $229,786 | 87,899 |
10 Cheapest Places to Live in Mississippi
Here’s our list of 10 cities that offer affordable living options in the Magnolia State:
#1 Jackson
- Median house rent is $1,090 | Rental prices range between $180 and $7,000.
- Median home value of Jackson is $67,313.
- Cost of living in Jackson is 23.9% cheaper than the national average.
- 3 Popular Zips in Jackson, MS: 39520 | 39525 | 39571
Jackson is the cheapest city to live in Mississippi with affordable transportation at 16.4% lower than the national average. It also offers cultural attractions like the Mississippi Museum of Art and the Old Capitol Museum. It is an ideal place for young adults looking to enroll in universities like Jackson State University and Tougaloo College.
» Jackson Homes for Sale: Find your dream home in one of the cheapest cities in Mississippi.
#2 Yazoo City
- Median house rent is $800 | Rental prices range between $800 and $875.
- Median home value of Yazoo City is $69,934.
- Cost of living in Yazoo City is 26.6% cheaper than the national average.
- 3 Popular Zips in Yazoo City, MS: 39520 | 39525 | 39571
Yazoo City offers affordable groceries at 5.2% lower than the national average. Residents also enjoy urban amenities due to its proximity to the capital city Jackson. It offers ample scope of recreation, which includes biking and fishing in the nearby Yazoo River and Wolf Lake.
» Yazoo City Homes for Sale: Browse thousands of property listings in Yazoo.
#3 Greenville
- Median house rent is $854 | Rental prices range between $829 and $899.
- Median home value of Greenville is $60,036.
- Cost of living in Greenville is 30.2% cheaper than the national average.
- 3 Popular Zips in Greenville, MS: 38654 | 39564 | 39503
Greenville is 38.2% cheaper than the US median. Trop Casino Greenville is a floating casino that is a popular local attraction. Tyson Foods and LULAC Corporation are major employers.
» Greenville Homes for Sale: Search homes in Cotton Capital.
#4 Greenwood
- Median house rent is $325 | Rental prices range between $325 and $525.
- Median home value of Greenwood is $81,096.
- Cost of living in Greenwood is 34.1% cheaper than the national average.
- 3 Popular Zips in Greenwood, MS: 39520 | 39525 | 39571
Utilities are 4.2% cheaper than the national average in Greenwood. Due to its prime location in the Mississippi Delta. It also played a key role in the Civil Rights Movement and is dotted with historical landmarks and museums.
» Greenwood Homes for Sale: Check out cheap homes in Greenwood.
#5 McComb
- Median house rent is $596 | Rental prices range between $220 and $1,570.
- Median home value of McComb is $91,700.
- Cost of living in McComb is 27.2% cheaper than the national average.
- 3 Popular Zips in McComb, MS: 39520 | 39525 | 39571
Also known as the ‘Camellia City of America’, housing in McComb costs 65.5% lower than the US median. Baseball, basketball, and football events are frequent which makes it ideal for sports enthusiasts. Utility expenses are also 4.9% lower than the national average.
» McComb Homes for Sale: Browse through thousands of properties in McComb.
#6 Meridian
- Median house rent is $900 | Rental prices range between $550 and $2,250.
- Median home value of Meridian is $111,003.
- Cost of living in Meridian is 26.9% cheaper than the national average.
- 3 Popular Zips in Meridian, MS: 39520 | 39525 | 39571
You can comfortably live in Meridian with an average annual household income of $32,797. The city is home to the Meridian Community College and a branch campus of Mississippi State University. Okatibbee Lake offers sports activities and scenic views and is a popular recreational spot.
» Meridian Homes for Sale: Find a home in one of the cheapest places to live in Mississippi.
#7 Grenada
- Median house rent is $650 | Rental prices range between $400 and $1,200.
- Median home value of Grenada is $117,858.
- Cost of living in Grenada is 29.2% cheaper than the national average.
- 3 Popular Zips in Grenada, MS: 39520 | 39525 | 39571
Grenada is known for its picturesque landscapes which include Grenada Lake. It has also seen significant industrial growth in recent years. For example, Milwaukee Tool created 800 new jobs in 2022 following a major expansion. The Grenada Business and Technology Park North was further awarded a $4.3 million MDA Site Development Grant recently.
» Grenada Homes for Sale: Get yourself cheap apartments in Mississippi.
#8 Hattiesburg
- Median house rent is $950 | Rental prices range between $450 and $3,600.
- Median home value of Hattiesburg is $207,532.
- Cost of living in Hattiesburg is 22.6% cheaper than the national average.
- 3 Popular Zips in Hattiesburg, MS: 39520 | 39525 | 39571
Hattiesburg, offers grocery and transportation costs being 5.9% and 23.1% lower than nationwide. The city also offers a vibrant cultural scene centered around The Lyric Theatre and is home to the University of Southern Mississippi. Moreover, the city has top employers such as Hood Companies and Camellia Healthcare.
» Hattiesburg Homes for Sale: Explore cheapest cities in Hattiesburg.
#9 Starkville
- Median house rent is $895 | Rental prices range between $379 and $3,000.
- Median home value of Starkville is $263,848.
- Cost of living in Starkville is 19% cheaper than the national average.
- 3 Popular Zips in Starkville, MS: 39520 | 39525 | 39571
With housing costs 35.5% cheaper than the national average, Starkville is one of the most affordable places to live in Mississippi. Starkville’s vibrant culture is largely influenced by Mississippi State University. The city also has major employers like Camgian and Och Regional Medical Center, which makes an ideal place for young adults.
» Starkville Homes for Sale: Find homes in one of the cheapest and best places to live in Mississippi.
#10 Pearl
- Median house rent is $1,695 | Rental prices range between $395 and $2,513.
- Median home value of Pearl is $187,654.
- Cost of living in Pearl is 11.5% cheaper than the national average.
- 3 Popular Zips in Pearl, MS: 39520 | 39525 | 39571
Groceries and utilities are on average ~3% lower than the national average. The city is famous for parks and playgrounds like Bright Park. Mississippi State Hospital is one of the top employers in this area. Pearl offers a suburban lifestyle with good schools, safe neighborhoods, and easy access to Jackson. It’s known for its low unemployment rate of 3.3% and family-friendly atmosphere.
» Pearl Homes for Sale: Check out the affordable homes in Mississippi.
So, Where Is the Cheapest Place to Live in Mississippi?
You will find cheap houses for sale in Mississippi under 100K in cities like Greenwood, Greenville, and Grenada. They offer cheaper houses, and the cost of living is more affordable than other Mississippi cities.
Cities like Pearl and Starkville are slightly expensive but provide better job opportunities. You must research the home prices and living costs. Also, getting a mortgage pre-approval helps you stand out in the competition before buying a house in Mississippi.
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Research Methodology
To rank the top cities in Mississippi, we analyzed all the regions, evaluating them based on specific criteria. Below is a breakdown of the factors used and the sources of information that informed our rankings.
- Population: World Population Review [1]
- Median Home Price: Zillow [2]
- Median Rent: Zillow [3]
- Cost of Living: Rent Cafe [4]
Frequently Asked Questions
What is the least expensive place to live in Mississippi?
The cheapest place to live in Mississippi is Jackson. It offers one of the most affordable cost of living in the state, which is 23.9% lower than the national average.
» 10 Cheapest Places to Live in Mississippi: Find out the other cheapest places to live in Mississippi.
Is it cheap to live in Mississippi?
Yes it is. The median home value is $181,313. If you're looking for cities with affordable housing and a low cost of living, you can try your luck in some of these cheapest places in America.
Where is the best place to live in Mississippi?
The best place to live in Mississippi is Biloxi, followed by Oxford, Jackson, Brandon, Tupelo, Starkville, and Ridgeland.
Which Mississippi city has the lowest cost of living?
Greenwood has the lowest cost of living, which is 34.1% and 16.3% lower than the national and state average, respectively.
