The story of this market
The typical home in ZIP 38940 sells for about $145,000, or $98 per square foot.
Prices are up +2.1% from a year ago, so sellers still have some momentum. Homes take about 82 days to sell, which is slow. HUD's fair market rent for a two-bedroom is $875 a month.
ZIP 38940 — Oakland
The housing market in 38940 is characterized by low inventory and slow, steady price appreciation. Market activity is limited, reflecting the rural nature of the area where demand is driven primarily by local residents rather than speculative investment.
This area is best suited for families and individuals seeking a quiet, rural lifestyle with affordable housing costs and a slower pace of life.
Median prices moved up 2.1% year over year.
Homes spend a median of 82 days on market with 6.4 months of supply — a balanced-paced market.
9% of listings have cut prices · homes sell at 96.2% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 2.4% · poverty 19.1% — a stable, low-distress 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 3.7%/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 2.8%/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 38940, Grenada County MS
Crime rates in the Holcomb area are generally low and consistent with rural Mississippi trends, though specific localized data is limited.
Schools serving the area are part of the Grenada School District, which provides standard public education services for the region.
The area is subject to standard regional risks including severe thunderstorms and occasional flooding, typical of the Mississippi Delta region.
Economic momentum is modest, primarily driven by agricultural and local service sectors with limited large-scale industrial development.
Property taxes are assessed at the county level by Grenada County, with rates determined by local millage for school and municipal services.
Residents primarily rely on personal vehicles for commuting, with travel times to Grenada and other employment hubs averaging 20-30 minutes.
Recreational opportunities are largely rural, featuring access to local hunting, fishing, and proximity to Grenada Lake for outdoor activities.
The rental market is limited in depth, consisting primarily of single-family homes with low turnover and stable, modest rent growth.
The local economy is anchored by agriculture, forestry, and small-scale manufacturing, with many residents commuting to Grenada for employment.
Transportation is entirely dependent on private vehicle use, with access to major routes like US-51 and I-55 nearby.
There are no major large-scale commercial or residential developments currently approved or under construction in this ZIP.
The Grenada County Tax Assessor manages property valuations, typically reassessing on a periodic cycle to reflect market changes.
Parcels are subject to Grenada School District taxes and standard county-level utility and emergency service district levies.
Property insurance premiums are influenced by regional wind and storm risk, with availability generally stable for standard residential structures.
Mississippi has experienced modest net domestic migration shifts, with rural areas like Grenada County seeing stable population levels.
Mississippi is a non-judicial foreclosure state, allowing for relatively efficient processing of defaults under state statutes.
Sellers are required to provide a property condition disclosure statement, though the state maintains a 'caveat emptor' tradition in real estate.
Data retrieved from US Census Bureau ACS tables for ZCTA 38940.
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.
Major regional reservoir offering boating, fishing, and camping.
Provides extensive outdoor recreation and trails near the lake.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.