Natchez, MS—39120
Real Estate Data & Market Trends
Key Metrics at a Glance
Home Price Trends — Natchez, MS
As of Oct '25, the median home price in Natchez, MS is $115,000, with a year-over-year change of -0.6%. This indicates that home prices in Natchez, MS are flat. According to Zillow, the 1-year price projection is -5.2%, suggesting a decrease housing market in the next year.
Cost per Home Type
| Home Type | Median Home Value | YoY % Change |
|---|---|---|
All Homes | $115,000 | -0.6% |
| Single Family | $115,000 | -2.5% |
| Condos | N/A | N/A |
Cost per Home Size
| Home Size | Median Home Value | YoY % Change |
|---|---|---|
1 Bed | N/A | N/A |
2 Bed | N/A | N/A |
3 Bed | $161,000 | -6.4% |
4 Bed | $261,000 | -3.3% |
| 5 Bed | N/A | N/A |
% of Housing Stock
Rental Trends — Natchez, MS
As of July '25, Rentcast reports the average rent in Natchez, MS is $1,250, with a year-over-year rent change of -0.8%. Per bedroom, the median rent as of July '25 in Natchez, MS is 1-bedrooms: $717, 2-bedrooms: $1,600, 3-bedrooms: $750. The most common rental property sizes in Natchez, MS are 3-bedroom and 2-bedroom, accounting for 50.6% and 32.8% of the rental stock.
| Type | Median Rent | Average Rent |
|---|---|---|
| Average Rent | $750 | $1,250 |
| Studio Rent | N/A | N/A |
| 1 Bed Rent | $600 | $717 |
| 2 Bed Rent | $1,600 | $1,600 |
| 3 Bed Rent | $750 | $750 |
| 4 Bed Rent | N/A | N/A |
% of Rental Stock
Property Listings — Natchez, MS
As of Oct '25, Realtor.com reports that the median days on market for a home in Natchez, MS is 95. This is a decrease of -3.0% from last year, suggesting that homes are sitting on the market shorter than last year. The percentage of listed homes with a reduced price is 14.0%, representing a small inventory and little supply pressure on home prices.
| Metric | Zip Code Average | Year over Year % Change |
|---|---|---|
Median Listing Price | $271,000 | -19.0% |
Listing Count | 209 | 15.0% |
| Listings as % of Homes | 0.8% | 15.0% |
Days on Market | 95 | -3.0% |
Demographics — Natchez, MS
As of the latest ACS Survey released in 2023, Natchez, MS has a population of 29,200, which has decreased by -6.5% over the past 5 years. Natchez, MS is a moderately popular place for families, as children make up 21.6% of the population. The area has a poorly educated workforce, with 19.4% of adult residents holding a bachelor’s degree or higher. There are few residents working remotely, with 2.4% reporting working from home.
| Metric | Latest Census | YoY % Change |
|---|---|---|
Population | 29,200 | -6.5% |
% Under 18 | 21.6% | 3.8% |
% Seniors | 21.9% | 23.7% |
% WFH | 2.4% | -22.6% |
% w/ College Degree | 19.4% | 9.0% |
As of the latest ACS Survey released in 2023, Natchez, MS is a predominantly black area, with 55.8% of the population identifying as black. The black population has shrunk by 2.8% in the last 5 years. The second most common race or ethnicity in Natchez, MS is white, making up 36.8% of the population. Foreign-born residents account for 4.6% of the population in Natchez, MS, and this percentage has decreased by 38.7% 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 | 36.8% | 4.2% |
% Black | 55.8% | -2.8% |
% Hispanic | 4.3% | -24.6% |
% Asian | 0.3% | -50.0% |
% Foreign Born | 4.6% | -38.7% |
Mortgage and Risk — Natchez, MS
According to HUD data as of 2023, there were 238 mortgage originations in Natchez, MS, of which 64.0% of loans were conventional mortgages. The average loan-to-value was 78.0%, with 36.0% above 90% LTV (very high). This implies large mortgage risk in Natchez, MS. Investor activity is low, as 9.0% 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 | 238 |
% Conventional Loans | 64.0% |
% Government Loans | 36.0% |
% Investor Loans | 9.0% |
% Second Loans | 3.0% |
% Cash Out Refinance | 5.0% |
Loan Activity
Rentals and Section 8 — Natchez, MS
Natchez, MS lacks sufficient Section 8 program data for analysis.
Section 8 Market Size
Total Units under HUD | 1,124 |
Total Units Section 8 | 831 |
% Rentals under Section 8 | N/A |
% Occupied Section 8 | 93.0% |
Section 8 Opportunity
| Home Size | HUD Premium | Market Rent | Max HUD Rent |
|---|---|---|---|
| 1 Bedroom | $240 | $600 | $840 |
| 2 Bedroom | -$660 | $1,600 | $940 |
| 3 Bedroom | $490 | $750 | $1,240 |
| 4 Bedroom | N/A | N/A | $1,240 |
Affordability — Natchez, MS
Home Price to Income Ratio
| Metric | Zip Code Average |
|---|---|
| Home Price to Income Ratio | 3.5 |
| Median Home Price | $115,000 |
| Median Household Income | $40,600 |