Natchez, MS 39120 - Home Prices, Rental Trends, Listings & Demographics | Prop:Metrics

Natchez, MS—39120

Real Estate Data & Market Trends

Key Metrics at a Glance

Median Home Value

$117,000

2.3% YoY Growth

Household Income

$40,600

39.0% YoY Growth

Days on Market

117

6.0% Shorter YoY

Home Price Forecast

-4.1%

Median Rent

$750

0.8% YoY Growth

1-Bed Rent

$600

37.7% YoY Growth

2-Bed Rent

$1,600

68.4% YoY Growth

3-Bed Rent

$750

1.1% YoY Growth

Home Price Trends — Natchez, MS

As of Dec '25, the median home price in Natchez, MS is $117,000, with a year-over-year change of -2.3%. This indicates that home prices in Natchez, MS are decreasing. According to Zillow, the 1-year price projection is -4.1%, suggesting a decrease housing market in the next year.

Cost per Home Type

Home Type	Median Home Value	YoY % Change
All Homes	$117,000	-2.3%
Single Family	$117,000	-4.9%
Condos	N/A	N/A

Cost per Home Size

Home Size	Median Home Value	YoY % Change
1 Bed

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

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% of Rental Stock

Studio

0.6%

1 Bedroom

9.8%

2 Bedrooms

32.8%

3 Bedrooms

50.6%

4 Bedrooms

5.9%

5+ Bedrooms

0.2%

Property Listings — Natchez, MS

As of Dec '25, Realtor.com reports that the median days on market for a home in Natchez, MS is 103. This is a decrease of -7.0% 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 11.0%, representing a small inventory and little supply pressure on home prices.

Metric	Zip Code Average	Year over Year % Change
Median Listing Price	$260,000	-13.0%
Listing Count	198	16.0%
Listings as % of Homes	0.8%	16.0%
Days on Market	117	-6.0%

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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%

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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%

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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%

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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

Natchez, MS—39120

Key Metrics at a Glance

Home Price Trends — Natchez, MS

Cost per Home Type

Cost per Home Size

% of Housing Stock

Rental Trends — Natchez, MS

% of Rental Stock

Property Listings — Natchez, MS

Demographics — Natchez, MS

Race and Ethnicity

Mortgage and Risk — Natchez, MS

Mortgages

Rentals and Section 8 — Natchez, MS

Section 8 Market Size

Section 8 Opportunity

Affordability — Natchez, MS

Home Price to Income Ratio

Natchez, MS — ZIP Code Boundary Map

Nearby ZIP Codes

Ferriday, LA

Roxie, MS

Vidalia, LA

Crosby, MS

Crosby, MS

Frequently Asked Questions

Metric	Zip Code Average
Home Price to Income Ratio	3.6
Median Home Price	$117,000
Median Household Income	$40,600

Natchez, MS—39120

Key Metrics at a Glance

Home Price Trends — Natchez, MS

Cost per Home Type

Cost per Home Size

% of Housing Stock

Rental Trends — Natchez, MS

% of Rental Stock

Property Listings — Natchez, MS

Demographics — Natchez, MS

Race and Ethnicity

Mortgage and Risk — Natchez, MS

Mortgages

Rentals and Section 8 — Natchez, MS

Section 8 Market Size

Section 8 Opportunity

Affordability — Natchez, MS

Home Price to Income Ratio

Natchez, MS — ZIP Code Boundary Map

Nearby ZIP Codes

Ferriday, LA

Roxie, MS

Vidalia, LA

Crosby, MS

Crosby, MS

Frequently Asked Questions

What is the average home price in Natchez, MS 39120?

How have home prices in Natchez, MS 39120 changed over the past year?

What is the home price projection for Natchez, MS 39120?

What are the demographics of Natchez, MS 39120?

How long does it take homes to sell in Natchez, MS 39120?

What is the average rent price in Natchez, MS 39120?