The story of this market
The typical home in ZIP 39146 sells for about $71,200, or $65 per square foot.
Prices are up +2.1% from a year ago, so sellers still have some momentum. Homes take about 120 days to sell, which is slow. HUD's fair market rent for a two-bedroom is $938 a month.
ZIP 39146 — Pickens
The housing market in 39146 is characterized by low inventory and slow turnover, reflecting a stable, rural economic environment. Prices remain affordable compared to national averages, with growth driven by local demand rather than speculative investment.
This ZIP is best suited for local residents and those seeking affordable, rural living, as the market lacks the high-density amenities or rapid appreciation sought by investors.
Median prices moved up 2.1% year over year.
Homes spend a median of 120 days on market with 7.5 months of supply — a slower-moving market.
5% of listings have cut prices · homes sell at 96% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 20.1% · poverty 37.8% — elevated distress and economic pressure.
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 1.5%/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 2.0%/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 39146, Holmes County MS
Crime rates in the Pickens area are generally consistent with rural Holmes County trends, though specific localized data is limited.
Schools serving the area are part of the Holmes County Consolidated School District, which faces ongoing challenges with resource allocation and academic performance metrics.
The region is subject to standard Mississippi flood and severe storm risks; property insurance availability is stable but premiums are sensitive to regional weather events.
Economic momentum is modest, driven primarily by local agriculture and small-scale commerce with limited large-scale industrial development.
Property taxes are assessed by Holmes County based on local millage rates; exemptions for homesteads are available for primary residences.
Commuting is primarily car-dependent, with residents traveling to nearby hubs like Canton or Jackson via US-49.
Recreational opportunities are largely rural, featuring local community parks and proximity to outdoor activities in the surrounding Holmes County landscape.
The rental market is characterized by low turnover and limited inventory, with demand primarily driven by local workforce needs.
The economy is anchored by agriculture and small-town retail services, with limited major corporate presence.
Transportation infrastructure is limited to regional highway access via US-49; no public transit systems serve the area.
There are no major large-scale commercial or residential developments currently approved or under construction in this ZIP.
The Holmes County Tax Assessor manages property valuations, typically reassessing on a periodic cycle.
Parcels are subject to Holmes County school and general county tax levies.
Property insurance is available, though premiums are influenced by the state's exposure to severe convective storms.
Net domestic migration in the region has been largely stagnant or slightly negative over the last decade.
Mississippi is a non-judicial foreclosure state, allowing for relatively efficient processing of defaults.
Sellers are required to provide a property condition disclosure statement, though the state's requirements are relatively limited.
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 green space for community gatherings.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.