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Southaven, Mississippi

Realtor Sep 2026 · ACS 2024

Market Read

A market with no active rental pool to price against. The sale-side figures below are the whole picture.

Tenant economics are strong. Median household income $77K, +2.6% YoY (ZIP); renters hold 28.7% of ZIP households. See the people evidence ↓

What would change this read: the median listing price is −3.0% YoY. inventory, +5.7% YoY, is the number to watch.

Gross Rental Yield

–

1% rule implies 12%/yr

Rent-to-Price

–

1% rule benchmark: 1.00%/mo

Gross Rent Multiplier

–

Price ÷ annual gross rent

Asking vs Voucher

–

No bedroom size has both a rent sample and a published FMR

Computed from this page's data: median listing $315,391 (Realtor). The listing and rental pools are separate samples, not the same homes priced two ways, so the ratios describe the market rather than any one property. Ratios with reasons, not a recommendation to buy.

2 ZIPs in this city:38671 38672

Median Listing Price

$315K

Population

53,755

20,329

Median Days on Market

Active Listings

193

New Listings

Housing Market

The median listing price is down 3.0% YoY while the median home got down 1.6% bigger, so value per square foot is down 0.5%.

Pricing

Median Listing Price

$315K-3.0% YoY

Average Listing Price

$330K-3.0% YoY

Price per Sq Ft

$160.197-0.5% YoY

Median Sq Ft

1,933-1.6% YoY

Inventory

Active Listings

193+17.0% YoY

New Listings

78-4.9% YoY

Total Listings

279+5.7% YoY

Buyer Competition

Pending Listings

86-12.2% YoY

Pending Ratio

0.44-25.1% YoY

Median Days on Market

55+5.4% YoY

Price Reduced

21.2%-11.2% YoY

Units & Occupancy

2024 Occupancy ⓘ

U.S. Census ACS · n = 75,437

75Kunits

Occupied70,98694.1%

Vacant4,4515.9%

2024 Tenure ⓘ

U.S. Census ACS · n = 70,986

71Koccupied

Owner55,27877.9%

Renter15,70822.1%

Renter Share

22.1%-0.3% YoY

Total Housing Units

75,437+1.9% YoY

FY2026 Fair Market Rent

CountyDeSoto County · HUD 40th-percentile estimate, not actual market asking rent

Studio

$1,060

/month

1 BR

$1,154

/month

2 BR

$1,274

/month

3 BR

$1,683

/month

4 BR

$1,959

/month

FMR trends · DeSoto County

HUD Fair Market Rents · FY1983–FY2026

ZIP Profile

U.S. Census ACS characteristics rolled up across the ZIP Code Tabulation Areas in this area, not the parent county.

Renters hold 28.7% of this ZIP's 20,329 occupied households, on a median household income of $77K.

Population & Age

Total Population

53,755+1.5% YoY

2024 Age Mix ⓘ

U.S. Census ACS · n = 53,755

54Kresidents

Under 1813,78925.7%

Adults 18–6432,94261.3%

65 & Over7,02413.1%

Age Composition Over Time

U.S. Census ACS · 2019–2024

Population growth (first year = 100)

Share of population (change in pp)

Under 18Adults 18–6465 & Over

Median Age

35.15+1.4% YoY

Population Under 18

13,789+0.6% YoY

Population 65 & Over

7,024+3.9% YoY

Households & Mobility

Total Households

20,329+3.2% YoY

Household Types ⓘ

U.S. Census ACS

--Not reported for this area (ACS).

Avg Household Size

2.63-1.5% YoY

2024 Residential Mobility ⓘ

U.S. Census ACS

of residents

Same house89.4%

Moved (within US)10.6%

Other0.0%

Veterans

8.1%+5.4% YoY

Income & Poverty

Median Household Income

$77K+2.6% YoY

Per-Capita Income

$35K+4.0% YoY

Mean Household Income

$90K+2.4% YoY

Below Poverty Level

13.1%+1.8% YoY

Commuting

2024 Commute Mode ⓘ

U.S. Census ACS

of workers

Drove alone78.4%

Public transit0.1%

Worked from home8.9%

Other12.7%

Worked From Home

8.9%+18.3% YoY

Mean Commute

23.67-0.8% YoY

Units & Tenure

Total Housing Units

22,112+2.5% YoY

2024 Occupancy ⓘ

U.S. Census ACS · n = 22,112

22Kunits

Occupied20,32991.9%

Vacant1,7838.1%

2024 Tenure ⓘ

U.S. Census ACS · n = 20,329

20Khouseholds

Owner14,49571.3%

Renter5,83428.7%

Avg Household Size — Owner

2.63+0.7% YoY

Avg Household Size — Renter

2.62-6.5% YoY

County Demographics

County population is up 1.4% to 191,301: residents under 18 are up 0.8% and those 65 and over are up 2.7%.

Median Age

37.32024

Population

DeSoto County Population

195,871+1.0% YoY

Households

Total Households

70,986+2.4% YoY

Household Types ⓘ

U.S. Census ACS

--Not reported for this area (ACS).

Avg Household Size

2.68-1.1% YoY

Age

2024 Age Mix ⓘ

U.S. Census ACS · n = 191,301

191Kresidents

Under 1847,89025.0%

Adults 18–64117,67261.5%

65 & Over25,73913.5%

Age Composition Over Time

U.S. Census ACS · 2017–2024

Population growth (first year = 100)

Share of population (change in pp)

Under 18Adults 18–6465 & Over

Population Under 18

47,890+0.8% YoY

Population 65 & Over

25,739+2.7% YoY

Median Age

37.30+0.8% YoY

Mobility & Veterans

2024 Residential Mobility ⓘ

U.S. Census ACS

of residents

Same house90.8%

Moved (within US)9.0%

Other0.2%

Veterans

7.3%0.0% YoY

County Economy

County median household income is $85K, 9.7% of residents are below the poverty level, 8.2% work from home.

Income

Median Household Income

$85K+2.8% YoY

Per-Capita Income

$38K+4.2% YoY

Mean Household Income

$102K+3.6% YoY

Poverty

Below Poverty Level

9.7%-3.0% YoY

Transportation to Work

2024 Commute Mode ⓘ

U.S. Census ACS

of workers

Drove alone81.4%

Public transit0.0%

Worked from home8.2%

Other10.4%

Worked From Home

8.2%+10.8% YoY

Mean Commute

26.20-0.4% YoY

Done with Southaven? Put it next to another market.

State

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Compare with

City

State

City

ZIP codes

Southaven, Mississippi

Realtor Sep 2026 · ACS 2024

Market Read

A market with no active rental pool to price against. The sale-side figures below are the whole picture.

Tenant economics are strong. Median household income $77K, +2.6% YoY (ZIP); renters hold 28.7% of ZIP households. See the people evidence ↓

What would change this read: the median listing price is −3.0% YoY. inventory, +5.7% YoY, is the number to watch.

Gross Rental Yield

–

1% rule implies 12%/yr

Rent-to-Price

–

1% rule benchmark: 1.00%/mo

Gross Rent Multiplier

–

Price ÷ annual gross rent

Asking vs Voucher

–

No bedroom size has both a rent sample and a published FMR

2 ZIPs in this city:38671 38672

Median Listing Price

$315K

Population

53,755

20,329

Median Days on Market

Active Listings

193

New Listings

Housing Market

The median listing price is down 3.0% YoY while the median home got down 1.6% bigger, so value per square foot is down 0.5%.

Pricing

Median Listing Price

$315K-3.0% YoY

Average Listing Price

$330K-3.0% YoY

Price per Sq Ft

$160.197-0.5% YoY

Median Sq Ft

1,933-1.6% YoY

Inventory

Active Listings

193+17.0% YoY

New Listings

78-4.9% YoY

Total Listings

279+5.7% YoY

Buyer Competition

Pending Listings

86-12.2% YoY

Pending Ratio

0.44-25.1% YoY

Median Days on Market

55+5.4% YoY

Price Reduced

21.2%-11.2% YoY

Units & Occupancy

2024 Occupancy ⓘ

U.S. Census ACS · n = 75,437

75Kunits

Occupied70,98694.1%

Vacant4,4515.9%

2024 Tenure ⓘ

U.S. Census ACS · n = 70,986

71Koccupied

Owner55,27877.9%

Renter15,70822.1%

Renter Share

22.1%-0.3% YoY

Total Housing Units

75,437+1.9% YoY

FY2026 Fair Market Rent

CountyDeSoto County · HUD 40th-percentile estimate, not actual market asking rent

Studio

$1,060

/month

1 BR

$1,154

/month

2 BR

$1,274

/month

3 BR

$1,683

/month

4 BR

$1,959

/month

FMR trends · DeSoto County

HUD Fair Market Rents · FY1983–FY2026

ZIP Profile

U.S. Census ACS characteristics rolled up across the ZIP Code Tabulation Areas in this area, not the parent county.

Renters hold 28.7% of this ZIP's 20,329 occupied households, on a median household income of $77K.

Population & Age

Total Population

53,755+1.5% YoY

2024 Age Mix ⓘ

U.S. Census ACS · n = 53,755

54Kresidents

Under 1813,78925.7%

Adults 18–6432,94261.3%

65 & Over7,02413.1%

Age Composition Over Time

U.S. Census ACS · 2019–2024

Population growth (first year = 100)

Share of population (change in pp)

Under 18Adults 18–6465 & Over

Median Age

35.15+1.4% YoY

Population Under 18

13,789+0.6% YoY

Population 65 & Over

7,024+3.9% YoY

Households & Mobility

Total Households

20,329+3.2% YoY

Household Types ⓘ

U.S. Census ACS

--Not reported for this area (ACS).

Avg Household Size

2.63-1.5% YoY

2024 Residential Mobility ⓘ

U.S. Census ACS

of residents

Same house89.4%

Moved (within US)10.6%

Other0.0%

Veterans

8.1%+5.4% YoY

Income & Poverty

Median Household Income

$77K+2.6% YoY

Per-Capita Income

$35K+4.0% YoY

Mean Household Income

$90K+2.4% YoY

Below Poverty Level

13.1%+1.8% YoY

Commuting

2024 Commute Mode ⓘ

U.S. Census ACS

of workers

Drove alone78.4%

Public transit0.1%

Worked from home8.9%

Other12.7%

Worked From Home

8.9%+18.3% YoY

Mean Commute

23.67-0.8% YoY

Units & Tenure

Total Housing Units

22,112+2.5% YoY

2024 Occupancy ⓘ

U.S. Census ACS · n = 22,112

22Kunits

Occupied20,32991.9%

Vacant1,7838.1%

2024 Tenure ⓘ

U.S. Census ACS · n = 20,329

20Khouseholds

Owner14,49571.3%

Renter5,83428.7%

Avg Household Size — Owner

2.63+0.7% YoY

Avg Household Size — Renter

2.62-6.5% YoY

County Demographics

County population is up 1.4% to 191,301: residents under 18 are up 0.8% and those 65 and over are up 2.7%.

Median Age

37.32024

Population

DeSoto County Population

195,871+1.0% YoY

Households

Total Households

70,986+2.4% YoY

Household Types ⓘ

U.S. Census ACS

--Not reported for this area (ACS).

Avg Household Size

2.68-1.1% YoY

Age

2024 Age Mix ⓘ

U.S. Census ACS · n = 191,301

191Kresidents

Under 1847,89025.0%

Adults 18–64117,67261.5%

65 & Over25,73913.5%

Age Composition Over Time

U.S. Census ACS · 2017–2024

Population growth (first year = 100)

Share of population (change in pp)

Under 18Adults 18–6465 & Over

Population Under 18

47,890+0.8% YoY

Population 65 & Over

25,739+2.7% YoY

Median Age

37.30+0.8% YoY

Mobility & Veterans

2024 Residential Mobility ⓘ

U.S. Census ACS

of residents

Same house90.8%

Moved (within US)9.0%

Other0.2%

Veterans

7.3%0.0% YoY

County Economy

County median household income is $85K, 9.7% of residents are below the poverty level, 8.2% work from home.

Income

Median Household Income

$85K+2.8% YoY

Per-Capita Income

$38K+4.2% YoY

Mean Household Income

$102K+3.6% YoY

Poverty

Below Poverty Level

9.7%-3.0% YoY

Transportation to Work

2024 Commute Mode ⓘ

U.S. Census ACS

of workers

Drove alone81.4%

Public transit0.0%

Worked from home8.2%

Other10.4%

Worked From Home

8.2%+10.8% YoY

Mean Commute

26.20-0.4% YoY

Done with Southaven? Put it next to another market.