Canton, MS—39046
Real Estate Data & Market Trends
Key Metrics at a Glance
Home Price Trends — Canton, MS
As of Oct '25, the median home price in Canton, MS is $221,000, with a year-over-year change of 2.0%. This indicates that home prices in Canton, MS are increasing. According to Zillow, the 1-year price projection is -0.2%, suggesting a relatively flat housing market in the next year.
Cost per Home Type
| Home Type | Median Home Value | YoY % Change |
|---|---|---|
All Homes | $221,000 | 2.0% |
| Single Family | $221,000 | 1.8% |
| Condos | N/A | N/A |
Cost per Home Size
| Home Size | Median Home Value | YoY % Change |
|---|---|---|
1 Bed | N/A | N/A |
2 Bed | $92,000 | 8.2% |
3 Bed | $195,000 | 3.2% |
4 Bed | $324,000 | 2.5% |
| 5 Bed | $424,000 | 1.7% |
% of Housing Stock
Rental Trends — Canton, MS
As of July '25, Rentcast reports the average rent in Canton, MS is $2,160, with a year-over-year rent change of 43.0%. Per bedroom, the median rent as of July '25 in Canton, MS is 1-bedrooms: $892, 2-bedrooms: $872, 3-bedrooms: $2,490, 4-bedrooms: $2,580. The most common rental property sizes in Canton, MS are 2-bedroom and 3-bedroom, accounting for 37.2% and 29.0% of the rental stock.
| Type | Median Rent | Average Rent |
|---|---|---|
| Average Rent | $2,280 | $2,160 |
| Studio Rent | N/A | N/A |
| 1 Bed Rent | $850 | $892 |
| 2 Bed Rent | $872 | $872 |
| 3 Bed Rent | $2,330 | $2,490 |
| 4 Bed Rent | $2,600 | $2,580 |
% of Rental Stock
Property Listings — Canton, MS
As of Oct '25, Realtor.com reports that the median days on market for a home in Canton, MS is 98. This is a increase of 43.0% from last year, suggesting that homes are sitting on the market longer than last year. The percentage of listed homes with a reduced price is 24.0%, representing a small inventory and little supply pressure on home prices.
| Metric | Zip Code Average | Year over Year % Change |
|---|---|---|
Median Listing Price | $351,000 | 6.0% |
Listing Count | 180 | 19.0% |
| Listings as % of Homes | 0.8% | 19.0% |
Days on Market | 98 | 43.0% |
Demographics — Canton, MS
As of the latest ACS Survey released in 2023, Canton, MS has a population of 29,200, which has increased by 5.5% over the past 5 years. Canton, MS is a moderately popular place for families, as children make up 24.7% of the population. The area has a moderately educated workforce, with 28.9% of adult residents holding a bachelor’s degree or higher. There are few residents working remotely, with 6.1% reporting working from home.
| Metric | Latest Census | YoY % Change |
|---|---|---|
Population | 29,200 | 5.5% |
% Under 18 | 24.7% | -6.1% |
% Seniors | 16.4% | 21.5% |
% WFH | 6.1% | 408.3% |
% w/ College Degree | 28.9% | 24.0% |
As of the latest ACS Survey released in 2023, Canton, MS is a predominantly black area, with 63.3% of the population identifying as black. The black population has shrunk by 5.2% in the last 5 years. The second most common race or ethnicity in Canton, MS is white, making up 30.7% of the population. Foreign-born residents account for 2.3% of the population in Canton, MS, and this percentage has decreased by 34.3% as of the ACS Survey 5 years prior, suggesting fewer immigrants are calling the area home.
Race and Ethnicity
| Metric | Latest Census | 5-Year % Change |
|---|---|---|
% White | 30.7% | 14.1% |
% Black | 63.3% | -5.2% |
% Hispanic | 4.4% | -6.4% |
% Asian | 0.6% | -50.0% |
% Foreign Born | 2.3% | -34.3% |
Mortgage and Risk — Canton, MS
According to HUD data as of 2023, there were 516 mortgage originations in Canton, MS, of which 65.0% of loans were conventional mortgages. The average loan-to-value was 72.0%, with 45.0% above 90% LTV (very high). This implies large mortgage risk in Canton, MS. Investor activity is low, as 2.0% of loans were by investors. 5.0% of loans were cash-out refinances, suggesting few homeowners are tapping equity.
Mortgages
| Metric | Zip Code Average |
|---|---|
Total Loan Originations | 516 |
% Conventional Loans | 65.0% |
% Government Loans | 35.0% |
% Investor Loans | 2.0% |
% Second Loans | 1.0% |
% Cash Out Refinance | 5.0% |
Loan Activity
Rentals and Section 8 — Canton, MS
As of 2024, the percent of homes in Canton, MS under the Section 8 program is 15.1%. This is considered high, suggesting that the neighborhood is heavily composed of Section 8 homes. Section 8 opportunity is good when HUD pays more than market rent. 1-bedroom and 2-bedroom units appear to be good home sizes to consider for Section 8 housing in Canton, MS, because HUD payments exceed market rent, while 3-bedroom and 4-bedroom units do not.
Section 8 Market Size
Total Units under HUD | 888 |
Total Units Section 8 | 738 |
% Rentals under Section 8 | 15.1% |
% Occupied Section 8 | 83.5% |
Section 8 Opportunity
| Home Size | HUD Premium | Market Rent | Max HUD Rent |
|---|---|---|---|
| 1 Bedroom | $30 | $850 | $880 |
| 2 Bedroom | $158 | $872 | $1,030 |
| 3 Bedroom | -$1,090 | $2,330 | $1,240 |
| 4 Bedroom | -$1,230 | $2,600 | $1,370 |
Affordability — Canton, MS
Home Price to Income Ratio
| Metric | Zip Code Average |
|---|---|
| Home Price to Income Ratio | 4.3 |
| Median Home Price | $221,000 |
| Median Household Income | $48,300 |