The story of this market
The typical home in ZIP 38756 sells for about $89,000, or $65 per square foot.
Prices are down 10.1% from a year ago, which gives buyers more room to negotiate. Homes take about 82 days to sell, which is slow. HUD's fair market rent for a two-bedroom is $797 a month.
ZIP 38756 — Leland
The housing market in 38756 is currently experiencing a contraction, with median sale prices declining by 10.1% year-over-year. Low sales volume and high days on market suggest limited buyer activity, likely driven by broader economic challenges in the Mississippi Delta region.
This ZIP is best suited for local workers and budget-conscious buyers seeking affordable entry-level housing in a rural, small-town setting.
Median prices moved down 10.1% year over year.
Homes spend a median of 82 days on market with 6.2 months of supply — a balanced-paced market.
12% of listings have cut prices · homes sell at 94.5% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 6.9% · poverty 22.0% — 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 3.0%/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 2.7%/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 38756, Washington County MS
Crime rates in the Leland area are generally higher than the national average, with property crime being the most frequently reported issue.
Schools serving the area are part of the Leland School District, which faces significant challenges in academic performance and resource allocation compared to state averages.
The area is located in the Mississippi Delta, which is prone to seasonal flooding and requires flood insurance for many properties in low-lying zones.
Economic momentum is largely tied to regional agriculture and local government services, with limited new commercial development or major infrastructure projects currently underway.
Property taxes are assessed at the county level in Washington County, with rates determined by local millage for school and municipal districts; exemptions for homesteads are available for primary residences.
Commuting is primarily car-dependent, with residents traveling to Greenville or other nearby Delta hubs via US-82.
Local recreation is centered around community parks and proximity to the Mississippi River, with limited large-scale shopping or entertainment venues within the immediate ZIP.
The rental market is characterized by high demand for affordable housing, with limited new inventory and a significant share of older, single-family rental stock.
The economy is heavily reliant on the agricultural sector, including cotton and soybean production, alongside public sector employment.
Transportation is dominated by private vehicle use; there is no significant public transit infrastructure serving the area.
There are no major large-scale commercial or residential developments currently approved or under construction in this ZIP.
Washington County Tax Assessor manages property valuations, which are updated periodically based on market sales data.
Parcels are subject to Leland School District taxes and Washington County general fund levies.
Property insurance premiums are influenced by flood risk and the age of the housing stock, with many properties requiring specialized coverage.
Data retrieved from data.census.gov ZCTA-level tables.
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.
Local community green space for recreation.
Primary commercial strip with local dining and services.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.