The story of this market
The typical home in Washington County, Mississippi sells for about $149,000, or $62 per square foot.
Prices are up +76.9% from a year ago, so sellers still have some momentum. Homes take about 69 days to sell, which is slow. Over the long run, values in this county have grown 15% since 2000. Last year 3 of 5 neighborhoods saw prices rise, so the story isn't the same street to street. The biggest natural hazard here is tornado, which FEMA rates relatively high. HUD's fair market rent for a two-bedroom is $905 a month.
HUD sets the fair market rent for a 2-bedroom at $905 a month. FEMA's National Risk Index rates overall hazard risk here as Relatively Moderate.
Price climate
Every year of price change, 2000–2025
0%
2025
Each stripe is one year's median price change across the area's census tracts (FHFA repeat-sales index). Deep blue is a strong gain year, red a falling year. Best: 2011 (+6.4%). Worst: 2010 (-9.4%). Hover to read a year.
Monthly price momentum
Home values since 2015
+2.5%
MS · past 12 months
Freddie Mac House Price Index, single-family homes, monthly through 2026-08. Each line starts at 100 in January 2015, so a reading of 180 means prices are up 80% since then.
Rent benchmark
Fair market rent by size
$1,253
3-bed / month
HUD Fair Market Rents, fiscal 2027, for this county. A typical rent for a modest unit, used to set housing-voucher payments.
Neighborhood price trend
Long-run price trend, 2000–2025
0%
2025 change
FHFA repeat-sales index, median of 5 census tracts in this county (2000 = 100). Bars are each year's median change.
Natural hazard exposure
The area's risk shape
70
Relatively Moderate
FEMA National Risk Index. Each spoke is a hazard ranked nationally, where 100 is the most exposed. Expected annual loss: $30,004,358.
Mortgage activity
Home lending in this county
74%
2018 approval rate
| Year | Applications | Loans made | Approval | Investor share | Median home value |
|---|---|---|---|---|---|
| 2018 | 1071 | 603 | 74% | 48.2% | $75,000 |
CFPB Home Mortgage Disclosure Act records: every mortgage application reported by lenders for homes in this county. Approval rate is approved ÷ decided (withdrawn and incomplete files excluded). Investor share and home value are the median census tract.
Washington County, Mississippi
The Washington County housing market is characterized by low price points and a significant year-over-year price increase, likely driven by a limited inventory of 120 active listings. Despite the price growth, the market faces headwinds from a declining population and high poverty rates, resulting in a balanced but fragile environment. Buyers should be aware of the flood-prone geography and the economic reliance on a few key sectors.
No ARED distress-ledger coverage for this county yet — the foreclosure ingest rotates the national county directory, and filings appear here once the county's posted notices are read. Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.
Select a city to expand its ZIP intel reports beneath · 4 cities · 14 ZIP reports
Median prices moved up 15.7% year over year.
Homes spend a median of 87 days on market with 0.0 months of supply — a fast-moving market.
5% of listings have cut prices · homes sell at 2.02% of asking — demand is holding steady.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 7.2% · poverty 26.5% — a mixed stability profile.
Deterministic aggregate of 10 researched ZIP reports of 14 — sales_count-weighted (population fallback); per point, children lacking the value or its weight are excluded. Tax rates, sentiment and context notes are tier-native and never roll.
No researched properties in this county yet — the property base layer populates as property research runs, and each property feeds its ZIP's roll-up.
researched Sep 26
researched Sep 26
researched Sep 26
researched Sep 26
researched Sep 26
researched Sep 26
researched Sep 26
researched Sep 26
researched Sep 26
researched Sep 26
| 38701 | Greenville | $150,000 | $85 | +30.6% | 115 | 94% | 12% | 6.2 | 87 | $864 | researched Sep 26 |
| 38703 | Greenville | $156,670 | $171 | +30.6% | 67 | — | 12% | — | 179 | $875 | researched Sep 26 |
| 38704 | Greenville | $150,000 | $95 | +30.6% | 67 | 98% | 15% | 6 | 38 | $950 | researched Sep 26 |
| 38720 | Alligator | $62,639 | $45 | -2.1% | 120 | 94% | 12% | 7.5 | 15 | $750 | researched Sep 26 |
| 38722 | Arcola | $111,444 | $92 | — | 144 | 94% | — | 0.7 | 2 | $477 | researched Sep 26 |
| 38732 | Cleveland | $146,333 | $208 | +6.2% | 99 | — | — | — | 45 | $810 | researched Sep 26 |
| 38733 | Cleveland | $75,000 | $65 | -2.5% | 120 | 94% | 12% | 8.5 | 15 | $850 | researched Sep 26 |
| 38740 | Duncan | $150,000 | $85 | +30.6% | 68 | 96.5% | 12% | 6.2 | 120 | $845 | researched Sep 26 |
| 38744 | Glen Allan | $264,950 | $216 | — | 145 | 98% | — | — | 4 | $850 | researched Sep 26 |
| 38748 | Hollandale | $132,500 | $85 | +30.6% | 78 | 96.5% | 12% | 6.2 | 48 | $696 | researched Sep 26 |
Figures are each ZIP report's own latest research — the county roll-up aggregates them sales_count-weighted (population fallback); ZIPs cycle quarterly.
The county faces significant flood risks due to its location along the Mississippi River, necessitating careful consideration of flood insurance requirements.
Economic momentum is centered around the Greenville area, with major employers in manufacturing, healthcare, and agriculture; however, the county has experienced a population decline of 10% since 2020.
Property taxes are assessed by the Washington County Tax Assessor based on local millage rates applied to the assessed value of real property, with specific exemptions available for homesteads.
The economy is driven by agriculture, manufacturing, and public sector employment, with Greenville serving as the primary economic hub.
The county is served by major highway corridors including U.S. Route 82 and U.S. Route 61, facilitating regional connectivity.
The Washington County Tax Assessor is responsible for the valuation of all real and personal property within the county for tax purposes.
Parcels are subject to county-wide school district taxes and local municipal levies where applicable.
Property insurance premiums are influenced by the county's high flood risk profile and proximity to the Mississippi River.
The amenity base that shapes daily life and property demand in this county — what residents actually live with, and what the pipeline is adding.
Major geographic feature providing recreational and industrial access.
Data retrieved from Census Bureau QuickFacts and Census Reporter profiles.
applies when — Default on a mortgage or deed of trust containing a power-of-sale clause
Allows for foreclosure without court intervention; requires publication of notice of the foreclosure sale in a newspaper in the county where the property is located.
Standard practice under Mississippi law for deeds of trust.
Formula: (True Value × Assessment Ratio) × Millage Rate = Taxes. Class I (single-family owner-occupied) is assessed at a 10% ratio. Homestead exemptions for homeowners over 65 or disabled provide an exemption on the first $7,500 of assessed value.
Governed by Miss. Code Ann. Sections 27-35-1 through 27-35-167; assessments updated at least every four years.
applies when — Transfer of residential real property by a seller
Requires the transferor to provide a written disclosure statement regarding the condition of the property to the transferee, subject to specific statutory exemptions.
Governed by Miss. Code Ann. Sections 89-1-501 through 89-1-523; amended by HB 1271 (2024).
applies when — Parcels located within a district created by petition of property owners
Imposes additional assessments on parcels falling under the purview of homeowners' associations or improvement districts.
Miss. Code Ann. Section 21-33-561.
Governance registry — every jurisdiction re-researches on a rolling 90-day cycle. Property reports compose these inherited burdens into a per-parcel ledger with conditional determinations. Informational only — not legal advice.