Vancleave, MS—39565
Real Estate Data & Market Trends
Key Metrics at a Glance
Home Price Trends — Vancleave, MS
As of Nov '25, the median home price in Vancleave, MS is $266,000, with a year-over-year change of 2.1%. This indicates that home prices in Vancleave, MS are increasing. According to Zillow, the 1-year price projection is 1.1%, suggesting an increase housing market in the next year.
Cost per Home Type
| Home Type | Median Home Value | YoY % Change |
|---|---|---|
All Homes | $266,000 | 2.1% |
| Single Family | $266,000 | 1.9% |
| 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 | $253,000 | 2.4% |
4 Bed | $337,000 | 3.4% |
| 5 Bed | N/A | N/A |
% of Housing Stock
Rental Trends — Vancleave, MS
As of July '25, Rentcast reports the average rent in Vancleave, MS is $1,760, with a year-over-year rent change of -0.6%. Per bedroom, the median rent as of July '25 in Vancleave, MS is 1-bedrooms: $825, 3-bedrooms: $1,520, 4-bedrooms: $2,230. The most common rental property sizes in Vancleave, MS are 3-bedroom and 4-bedroom, accounting for 49.6% and 24.9% of the rental stock.
| Type | Median Rent | Average Rent |
|---|---|---|
| Average Rent | $1,450 | $1,760 |
| Studio Rent | N/A | N/A |
| 1 Bed Rent | $825 | $825 |
| 2 Bed Rent | N/A | N/A |
| 3 Bed Rent | $1,450 | $1,520 |
| 4 Bed Rent | $2,500 | $2,230 |
% of Rental Stock
Property Listings — Vancleave, MS
As of Nov '25, Realtor.com reports that the median days on market for a home in Vancleave, MS is 67. This is a increase of 42.0% 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 17.0%, representing a small inventory and little supply pressure on home prices.
| Metric | Zip Code Average | Year over Year % Change |
|---|---|---|
Median Listing Price | $379,000 | 8.0% |
Listing Count | 48 | -23.0% |
| Listings as % of Homes | 0.5% | -23.0% |
Days on Market | 67 | 42.0% |
Demographics — Vancleave, MS
As of the latest ACS Survey released in 2023, Vancleave, MS has a population of 20,700, which has increased by 5.0% over the past 5 years. Vancleave, MS is a moderately popular place for families, as children make up 24.4% of the population. The area has a poorly educated workforce, with 23.2% of adult residents holding a bachelor’s degree or higher. There are few residents working remotely, with 6.3% reporting working from home.
| Metric | Latest Census | YoY % Change |
|---|---|---|
Population | 20,700 | 5.0% |
% Under 18 | 24.4% | -5.1% |
% Seniors | 14.1% | 10.2% |
% WFH | 6.3% | 200.0% |
% w/ College Degree | 23.2% | 24.1% |
As of the latest ACS Survey released in 2023, Vancleave, MS is a predominantly white area, with 84.7% of the population identifying as white. The white population has shrunk by 1.2% in the last 5 years. The second most common race or ethnicity in Vancleave, MS is black, making up 6.5% of the population. Foreign-born residents account for 2.1% of the population in Vancleave, MS, and this percentage has decreased by 43.2% 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 | 84.7% | -1.2% |
% Black | 6.5% | 20.4% |
% Hispanic | 2.5% | -43.2% |
% Asian | 2.2% | -15.4% |
% Foreign Born | 2.1% | -43.2% |
Mortgage and Risk — Vancleave, MS
According to HUD data as of 2023, there were 380 mortgage originations in Vancleave, MS, of which 58.0% of loans were conventional mortgages. The average loan-to-value was 71.0%, with 41.0% above 90% LTV (very high). This implies large mortgage risk in Vancleave, MS. Investor activity is low, as 2.0% of loans were by investors. 21.0% of loans were cash-out refinances, suggesting many homeowners are tapping equity.
Mortgages
| Metric | Zip Code Average |
|---|---|
Total Loan Originations | 380 |
% Conventional Loans | 58.0% |
% Government Loans | 42.0% |
% Investor Loans | 2.0% |
% Second Loans | 1.0% |
% Cash Out Refinance | 21.0% |
Rentals and Section 8 — Vancleave, MS
Vancleave, MS lacks sufficient Section 8 program data for analysis.
Section 8 Market Size
Total Units under HUD | 57 |
Total Units Section 8 | 57 |
% Rentals under Section 8 | 9.2% |
% Occupied Section 8 | 82.0% |
Section 8 Opportunity
| Home Size | HUD Premium | Market Rent | Max HUD Rent |
|---|---|---|---|
| 1 Bedroom | $185 | $825 | $1,010 |
| 2 Bedroom | N/A | N/A | $1,140 |
| 3 Bedroom | $80 | $1,450 | $1,530 |
| 4 Bedroom | -$600 | $2,500 | $1,900 |
Affordability — Vancleave, MS
Home Price to Income Ratio
| Metric | Zip Code Average |
|---|---|
| Home Price to Income Ratio | 2.8 |
| Median Home Price | $266,000 |
| Median Household Income | $87,400 |