Vancleave, MS 39565 - Home Prices, Rental Trends, Listings & Demographics | Prop:Metrics

Vancleave, MS—39565

Real Estate Data & Market Trends

Key Metrics at a Glance

Median Home Value

$266,000

2.1% YoY Growth

Household Income

$87,400

37.6% YoY Growth

Days on Market

42.0% Longer YoY

Home Price Forecast

1.1%

Median Rent

$1,450

0.6% YoY Growth

1-Bed Rent

$825

N/A

2-Bed Rent

N/A

3-Bed Rent

$1,450

9.5% YoY Growth

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

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

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% of Rental Stock

Studio

2.7%

1 Bedroom

0.1%

2 Bedrooms

20.6%

3 Bedrooms

49.6%

4 Bedrooms

24.9%

5+ Bedrooms

2.1%

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%

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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%

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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%

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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%

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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

Vancleave, MS—39565

Key Metrics at a Glance

Home Price Trends — Vancleave, MS

Cost per Home Type

Cost per Home Size

% of Housing Stock

Rental Trends — Vancleave, MS

% of Rental Stock

Property Listings — Vancleave, MS

Demographics — Vancleave, MS

Race and Ethnicity

Mortgage and Risk — Vancleave, MS

Mortgages

Rentals and Section 8 — Vancleave, MS

Section 8 Market Size

Section 8 Opportunity

Affordability — Vancleave, MS

Home Price to Income Ratio

Vancleave, MS — ZIP Code Boundary Map

Nearby ZIP Codes

Ocean Springs, MS

Diberville, MS

Gautier, MS

Biloxi, MS

Oberts Mobile Park

Frequently Asked Questions

Metric	Zip Code Average
Home Price to Income Ratio	2.8
Median Home Price	$266,000
Median Household Income	$87,400

Vancleave, MS—39565

Key Metrics at a Glance

Home Price Trends — Vancleave, MS

Cost per Home Type

Cost per Home Size

% of Housing Stock

Rental Trends — Vancleave, MS

% of Rental Stock

Property Listings — Vancleave, MS

Demographics — Vancleave, MS

Race and Ethnicity

Mortgage and Risk — Vancleave, MS

Mortgages

Rentals and Section 8 — Vancleave, MS

Section 8 Market Size

Section 8 Opportunity

Affordability — Vancleave, MS

Home Price to Income Ratio

Vancleave, MS — ZIP Code Boundary Map

Nearby ZIP Codes

Ocean Springs, MS

Diberville, MS

Gautier, MS

Biloxi, MS

Oberts Mobile Park

Frequently Asked Questions

What is the average home price in Vancleave, MS 39565?

How have home prices in Vancleave, MS 39565 changed over the past year?

What is the home price projection for Vancleave, MS 39565?

What are the demographics of Vancleave, MS 39565?

How long does it take homes to sell in Vancleave, MS 39565?

What is the average rent price in Vancleave, MS 39565?