The story of this market
The typical home in ZIP 38704 sells for about $150,000, or $95 per square foot.
Prices are up +30.61% from a year ago, so sellers still have some momentum. Homes take about 67 days to sell, which is slow. HUD's fair market rent for a two-bedroom is $950 a month.
ZIP 38704 — Greenville
The Greenville housing market is experiencing significant downward pressure, with forecasts predicting a substantial decline in home values through 2026. While listing prices have shown volatility, the combination of population decline and economic headwinds suggests a challenging environment for sellers. Buyers remain cautious as the market adjusts to these broader regional economic trends.
This area is primarily suited for local residents and budget-conscious buyers seeking low entry-point housing, though it presents challenges for those prioritizing high-growth investment or top-tier school districts.
Median prices moved up 30.6% year over year.
Homes spend a median of 67 days on market with 6.0 months of supply — a balanced-paced market.
15% of listings have cut prices · homes sell at 98% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 9.0% · poverty 28.0% — a mixed stability profile.
Researched annual trajectory for this ZIP, from published historical series
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 6.5%/yr trend — a deterministic estimate, not a published forecast or guarantee.
Median annual property tax paid on this ZIP's residential parcels
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 3.8%/yr trend — a deterministic estimate, not a published forecast or guarantee.
versus the prior ACS vintage
net outflow — more people moved out than in
ZCTA 38704, Washington County MS
Crime rates in Greenville are significantly higher than the national average, with property and violent crime remaining persistent concerns for the region.
Public schools in the area generally face challenges with performance metrics and funding, often ranking below state averages.
The area faces significant flood risks due to its proximity to the Mississippi River, necessitating careful consideration of flood insurance and mitigation.
Economic momentum is currently constrained, with the city experiencing population decline and a reliance on traditional industries like agriculture and gaming.
Property taxes are assessed at the county level by Washington County, with rates influenced by local school district and municipal levies.
Commuting is primarily car-dependent, with limited public transit options available for travel to regional employment hubs.
Local recreation centers on Mississippi River access, public parks, and community-focused sports facilities within the city limits.
The rental market is characterized by high vacancy pressure and steady demand for affordable housing, with limited new multi-family development.
The economy is anchored by agriculture, gaming, and public sector employment, with limited diversification in high-growth tech or manufacturing sectors.
Transportation infrastructure is centered on highway access, with limited public transit and a reliance on personal vehicles for regional connectivity.
Development activity is currently focused on small-scale infrastructure maintenance rather than large-scale commercial or residential expansion.
The Washington County Tax Assessor manages property valuations, with assessments typically updated on a cyclical basis.
Parcels are subject to standard municipal and county tax levies, with no significant MUD or PID districts reported.
Property insurance premiums are elevated due to the region's flood risk and exposure to severe weather events.
Data retrieved from Census Bureau ZCTA profiles and World Population Review.
Public schools whose reported address is in this area (NCES). Not attendance boundaries — schools that serve residents may sit outside it. Check the district's address locator for assignment.
Provides scenic views and walking paths along the river.
A hub for local arts and community cultural events.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.