10 Best Places To Live In Mississippi For 2020


We looked at data to decide, once and for all, which cities in The Magnolia State are the cream of the crop.

Editor’s Note: We updated this article for 2020. This is our sixth time ranking the best places to live in Mississippi.

Rebel Yell!

Mississippi is a truly glorious state. A place of historical relevance, high religious identity, deep cultural roots, and perhaps, the most passionate college football fans outside of Alabama.

Just kidding. Mississippi wins that, too. In all seriousness, if you're looking for a beautiful place with some of the most polite and friendly people in the country, the Magnolia State would be hard to beat.

So, where are the best places to live in Mississippi? Instead of asking opinion or putting out polls, we decided the one way to determine the best to live was to look at science and data. And that's what we did here. That means, no arguing about the results, because they are unbiased.

You can't argue with science, can you? Especially when we looked to the Census and FBI data to run our analysis -- the sixth time we've done so for Mississippi.

After analyzing the 61 most populous cities, we came up with this list, sorry Jackson.

Like we said earlier, naming the best places in Mississippi sounds silly, since many of the places here would rank really high in other states. But if you're analyzing places in Mississippi with the best economic situations, where there's high crime and there's not a lot to do, this is an accurate list.

What city is the best place to live in mississippi for 2020? Well according to the US Census and FBI data we crunched, Madison is the best place to live in mississippi if you care about low unemployment, low crime, and a high quality of life.

What's interesting is how low Waveland ranked in our worst place to live in Mississippi study, considering that most other Gulf Coast cities ranked so high.

If you're looking for something more national, check out the best states in America or the best places to live in America.

For more Mississippi reading, check out:

The 10 Best Places To Live In Mississippi For 2020

Madison, MS

Overall SnackAbility

7.5
/10

Population: 25,522
Rank Last Year: 1 (No Change)
Median Home Value: $255,000 (2nd best)
Unemployment Rate: 1.8% (2nd best)
More on Madison: Real Estate | Crime Report | Cost Of Living

We're kicking off our tour of the best places to live in Mississippi with Madison, which has held onto the HomeSnacks gold medal for the second year running. Situated just 20 minutes north of Jackson, Madison is a quickly-growing city, and it's not hard to see why. In no time flat, you can find yourself wandering Jackson's Fondren District, a hub of artistic expression and the cultural heart of Mississippi.

GreatSchools gave Madison's public schools an 8.5/10 average rating with both high schools receiving College Success Awards and the city has the lowest high school dropout rate in Mississippi. Adults here love to learn as well, as evidenced by about two-thirds of the population having a bachelor's degree, and a further 25% having a master's degree or higher to boot.

When it comes to making an economy that works for everyone, Madison knows its business. It is Mississippi's richest city, after all. Unemployment is at a rock-bottom 1.8%, while the poverty rate is the lowest in the state at 3.3%. Not to mention that Madison has the highest rate of citizens with health insurance statewide at 98.3%.

A by-product of having an awesome city that everyone wants to live in is that it tends to drive prices up. The overall cost of living in Madison is about 25% higher than your average place in Mississippi, with housing costs coming in more than twice as high. Rent in Madison will set you back about $1,557/month, nearly twice the median rent in Mississippi. More than 90% of residents choose to buy, though, and Madison's homes are the 2nd priciest statewide at $255,000. On the plus side, Madison also has the highest median household income in the state at $106,849/year. All that cash keeps people pretty calm, seeing as Madison's crime rate is about 60% lower than the national average.

Ridgeland, MS

Overall SnackAbility

7.5
/10

Population: 24,265
Rank Last Year: 2 (No Change)
Median Home Value: $179,900 (6th best)
Unemployment Rate: 5.0% (12th best)
More on Ridgeland: Real Estate | Cost Of Living

Located just between Jackson and Madison, Ridgeland comes in as the 2nd best place in Mississippi for 2020. Ridgeland is positioned on the Natchez Trace Parkway, a 444-mile recreational road that runs through three states. It makes for quite the scenic drive, but the more adventurous will probably be eager to get out on bikes or hike to a secluded camping spot along the parkway. Even if you're not that ambitious, Ridgeland Bike Trail and its offshoots provide a fun and healthy way to get around town. As Ridgeland's tourism page puts it, "there's an undeniable vitality and energy here that makes it hard to sit still."

Part of that energy might be attributed to Ridgeland's young median age of just 33. Don't let that youth fool you, though, because Ridgeland also has the know-how to make a successful city that puts its residents first. Unemployment and poverty rates both rank near the best in Mississippi, while property values continue to rise. Possibly owing to young people being less likely to settle down, more than half of Ridgeland's population rents, and the median price on a rental here is $1,058/month. If you do decide to make Ridgeland your permanent home, know that a typical home goes for around $179,900, the 6th costliest in Mississippi.

Brandon, MS

Overall SnackAbility

7
/10

Population: 23,688
Rank Last Year: 3 (No Change)
Median Home Value: $177,900 (7th best)
Unemployment Rate: 2.6% (3rd best)
More on Brandon: Real Estate | Crime Report | Cost Of Living

From Jackson's northern suburbs we move to the east to reach Brandon, a city of 23,688. Brandon has all the big city amenities while retaining its small-town charm. That's the sort of atmosphere that delights people from every generation, which is part of the reason why Brandon topped both our lists of the best family cities and the best places to retire in Mississippi. The new Brandon Amphitheatre is always putting on shows that draw massive crowds, while you can visit restaurants, a farmer's market, and a 60-acre safari park with some 30 exotic animals at the McClain Lodge.

As for the statistical side of things, Brandon ticks all the boxes. The city enjoys the 3rd lowest unemployment rate and 2nd lowest poverty rate in Mississippi at 2.6% and 3.8% respectively. When people are flush, they don't have much cause to commit crimes and that plays out in Brandon, where the crime rate is about 65% below the national average and ranks as the 4th lowest statewide. Even if you do get banged up somehow in Brandon, you won't be swamped with medical bills, because 95.0% of folks have health insurance, the 2nd highest rate in Mississippi.

Homes in Brandon go for a median price of $177,900, while a typical rental will set you back about $968/month. In any case, with such low unemployment and a median income that ranks as the 3rd highest in the state at $74,172/year, you should have no trouble getting the bills paid (and then some) in Brandon.

Olive Branch, MS

Overall SnackAbility

7
/10

Population: 36,721
Rank Last Year: 4 (No Change)
Median Home Value: $172,700 (8th best)
Unemployment Rate: 4.8% (11th best)
More on Olive Branch: Real Estate | Cost Of Living

Situated on the Tennessee state line, Olive Branch offers an ideal escape from neighboring Memphis. Thanks to an exodus of middle-class families from Memphis, Olive Branch's population has spiked by around 15% in the last decade. It's not hard to see what draws people; an awesome City Park with all the amenities you want, the craft beer-lovers heaven, Mississippi Ale House, and city events like movies on the lawn of Wesson House, the anchor of the Old Towne area of Olive Branch.

Homes in Olive Branch go for around $172,700 and property taxes are under $1,000/year for most residents. The median household income in Olive Branch grew by more than 5% in the last year up to $72,451/year, making the city's residents the 4th best-paid populace in Mississippi. The poverty rate ranks as the 5th lowest statewide at 6.8%. And if unwelcome medical surprises come up, Olive Branch has you covered, seeing as the city has the 3rd highest rate of health insurance in the state.

As for those moving with a family, Olive Branch has some top-notch schools; GreatSchools awarded a perfect 10/10 to an elementary, middle, and high school in the district, but even if you're not in the right area to send your child to one of those, the average rating here is still 9/10.

Clinton, MS

Source: Public domain
Overall SnackAbility

7.5
/10

Population: 25,456
Rank Last Year: 7 (Up 2)
Median Home Value: $162,200 (13th best)
Unemployment Rate: 2.8% (5th best)
More on Clinton: Real Estate | Crime Report | Cost Of Living

Situated just west of Jackson, Clinton comes in as the 5th best place to live in Mississippi. Home to Mississippi College, Clinton is a vibrant young community that has the essentials down pat and then some. Main Street Clinton is constantly putting on family-friendly events, the antique district is alive and well, and bike tours of Olde Town Clinton are a treat for anyone interested in history or just getting out into all the natural splendor the city has to offer.

If the political affiliation of your neighbors is important to you, know that Clinton ranks among Mississippi's most liberal cities. It's also one of the most diverse places in Mississippi, so you'd better believe Clinton is a cultural melting pot. You don't need to worry about criminal activity in Clinton, because the violent crime rate here ranks as the 6th lowest statewide. It's also quite easy to score your dream job in Clinton because the unemployment rate is just 2.8%.

As for cost of living, Clinton is about 8% cheaper than the national average, even though housing is 40% more expensive than the statewide average. A typical Clinton home sells for $162,200 and renting will set you back around $963/month.

Ocean Springs, MS

Overall SnackAbility

8
/10

Population: 17,613
Rank Last Year: 9 (Up 3)
Median Home Value: $165,100 (12th best)
Unemployment Rate: 7.0% (23rd best)
More on Ocean Springs: Real Estate | Crime Report | Cost Of Living

We're taking our first foray out of the greater Jackson area to reach our 6th best Mississippi city, Ocean Springs. As a city on the Gulf Coast, Ocean Springs was hit hard by Hurricane Katrina, but the spirit of community and volunteerism here has seen the city recover in a tremendous fashion. From the oak-lined avenues on Main Street to the soft sand of Front Beach, there's something for everyone in Ocean Springs. The Gulf Islands National Seashore draws visitors year-round, along with the Walter Anderson Museum of Art in the heart of town, while locals appreciate the breadth of locally-grown food available at the Fresh Market. Not to mention the wide variety of art, music, and food festivals that Ocean Springs hosts throughout the year. Home to more than 150 independent shops and galleries, it's no wonder Ocean Springs made the cut for 10 happiest seaside towns on Coastal Living's list.

Ocean Springs is the oldest city we'll be covering here, with a median age of 41. That doesn't mean folks here don't know how to take care of the next generation, though. On the contrary, GreatSchools gave Ocean Springs's schools an average rating of 8/10 and the city has the 3rd lowest high school dropout rate in Mississippi. If you want to give Ocean Springs a try without committing to a mortgage, rent will cost around $915/month. If you fall in love with the city instantaneously and decide to buy yourself a home, expect prices in the range of $165,100. The median household income in Ocean Springs is $56,599/year, and both property values and income have risen by more than 3% in the last year.

Oxford, MS

Overall SnackAbility

6
/10

Population: 23,037
Rank Last Year: 10 (Up 3)
Median Home Value: $258,600 (1st best)
Unemployment Rate: 8.3% (31st best)
More on Oxford: Real Estate | Crime Report | Cost Of Living

Welcome to Oxford, the county seat of Lafayette County and the "Cultural Meca of the South." Here you'll find the youngest crowd on this list, with a median age of 26. It's easy to see why Oxford is so young; it is home to the University of Mississippi, after all. An Ole' Miss game at Vaught-Hemingway Stadium is one of the best college sporting events you're likely to see in the country (especially if LSU or Alabama is in town). The historic Downtown Square is the cultural and economic hub of Oxford, complete with independent bookstores, art galleries, regular events, and some of the finest dining the South has to offer. And the annual Double Decker Festival is a real treat to look forward to each year.

With all these young folks and awesome amenities, it's no wonder that Oxford topped our list of the best cities for singles in Mississippi. It's also unsurprising that the city has been drawing the attention of people looking to relocate for the past decade; since 2010, Oxford's population has swelled by nearly 30%. Maybe they're sick of driving so much and want to get into the place with the 1st shortest commute time in Mississippi at 14 minutes. Or maybe they're attracted to the safe streets, low crime, and that college town vibe.

If you want to join the 40% of people who own homes in Oxford, know that the median home price here is the highest in Mississippi at $258,600. Hey, we weren't joking when we said Oxford was the most expensive city in Mississippi. On the bright side, both household income and property values increased by about 8% in the last year, so buying seems like a safe investment.

Petal, MS

Overall SnackAbility

8
/10

Population: 10,669
Rank Last Year: 11 (Up 3)
Median Home Value: $142,000 (17th best)
Unemployment Rate: 5.3% (15th best)
More on Petal: Real Estate | Crime Report | Cost Of Living

Petal is a Hattiesburg suburb of 10,669 that has grown from a bedroom community to a vibrant city with its own distinct flavor. Outdoor lovers will be delighted to have several miles of mountain bike trails at Petal River Park, while those looking to snag a sweet antique piece will find plenty to love at The Mustard Seed Flea Market.

Petal has the distinction of being Mississippi's safest city, with a crime rate nearly 80% below the national average. It's also the place with the 9th lowest level of poverty in Mississippi. Petal High School received a National Blue Ribbon award, GreatSchools gave the local elementary, middle, and high school a 9/10 rating, and Petal's school district consistently outperforms the statewide average in test proficiency by double digits.

If you're wondering how much all these great features are going to cost you, fear not, because Petal has the lowest cost of living of any city on this list. Rent in Petal goes for a median price of $864/month, about a 30% as much as the average rent in Mississippi. You also won't find a place with cheaper homes than Petal on this list, with a typical home here going for around $142,000. Don't worry about how to pay for housing, because Petal has the 10th highest median household income in Mississippi at $58,539/year.

Flowood, MS

Overall SnackAbility

7
/10

Population: 8,870
Rank Last Year: 12 (Up 3)
Median Home Value: $192,500 (3rd best)
Unemployment Rate: 4.3% (8th best)
More on Flowood: Real Estate | Cost Of Living

We're returning to the Jackson 'burbs to visit our 9th best place to call home in The Hospitality State. Flowood's got plenty to keep outdoorsmen and women happy with amenities like Flowood Nature Park and neighboring Winner's Circle Park, both huge hits for the whole family. Those looking to catch some fish or kayak will want to push off into Crystal Lake; even without a boat, this spot is prime real estate for picnic goers.

As far as the economy goes, Flowood has all the essentials. The unemployment rate of 4.3% ranks as the 8th lowest in the state. The vast majority of residents have health insurance, so that's one factor of personal finance that becomes a little less worrisome in Flowood. Having enough money to live a good life shouldn't be a problem either, seeing as Flowood enjoys the 8th highest median household income in Mississippi at $62,476/year.

All these factors haven't gone unnoticed by savvy movers, seeing as Flowood's population has grown by more than 15% since 2010. That's driven up home prices to the 3rd highest statewide at $192,500. Property values in Flowood grew by more than 5% last year, so you can look at settling down here as an investment for your future while enjoying the good life in the present.

Hernando, MS

Overall SnackAbility

7
/10

Population: 15,807
Rank Last Year: 5 (Down 5)
Median Home Value: $188,200 (5th best)
Unemployment Rate: 3.6% (6th best)
More on Hernando: Real Estate | Cost Of Living

We conclude our tour of the best places to live in Mississippi for 2020 with Hernando, a city of 15,807 located about a half-hour south of Memphis, Tennessee. Here you'll find several bike trails both inside and outside the city. More adventurous cyclists can even make their way to Arkabutla Lake; heck, if you can manage to bring your fishing rod along, you could even enjoy a spot renowned for some of the best bass and crappie fishing in the southeast. If your ride tuckers you out, there are three pristine beaches for swimming, picnicking, or just plain chilling. In Hernando itself, you'll find the action at historic Courthouse Square and the surrounding areas.

It's fair to say that Hernando is booming economically. Folks here enjoy the 2nd highest median household income in Mississippi at $77,754/year. A typical Hernando home goes for $188,200, the 5th highest statewide. And it's not like the 1% are laughing it up while their neighbors struggle to get by here, either. Hernando has the 4th lowest poverty rate and 6th lowest unemployment rate in the state at 6.7% and 3.6% respectively. And tax dollars find their way to the right places, as evidenced by the 9/10 GreatSchools average rating given to public schools in Hernando.

Word to the wise, though; Hernando's population has grown by nearly 20% since 2010, making it one of Mississippi's fastest-growing cities. Property values have also gone up during this time, so the sooner you make the move, the better.

Mapping The Best And Worst Places To Live in Mississippi

The Pressing Question: Size

Before we even started to collect data, we had to answer a tough question: Is it fair to pit Jackson with a population of 168,862 against places with a population of 18?

We firmly decided no, that just isn't fair.

So to create our ranking, we broke places to live into three tiers:

  • Cities -- Populations over 5,000
  • Towns -- Populations between 1,000 and 5,000
  • Small Towns -- Populations below 1,000

This left us with 61 cities, 129 towns, and 141 small towns.

We then decided, no matter how much anyone loves their town, the best cities to live in Mississippi have more of everything and therefore you need to have over 5,000 people to truly be 'the best'.

Now we also realize that city living might not be your cup of tea, so we ran the following analysis on towns and then again for small towns.

You can see those two top tens at the bottom of the post.

How We Calculated The Best Cities To Live In Mississippi

Now that we had our set of cities, it was time to rank them.

We ranked each place in Mississippi across a number of criteria from one to 61, with one being the best.

We then took the average rank across all criteria, with the city posting the lowest overall score being crowned the winner of the title "Best Place To Live In Mississippi".

The criteria we looked at were:

  • Median Home Values
  • Median Income
  • Population Density (Higher better)
  • Unemployment Rate
  • Commute Time
  • Crime
  • Education Levels
  • Health Insurance Coverage
  • Poverty rates

Sources of criteria include the New Census Data and FBI Crime Data. You can download the data here.

After the dust settled, what was the best place to live in Mississippi? That would be Madison.

If your city or town isn't among the top 10, jump down to the bottom of the post to see a detailed chart of the best places in Mississippi.

Otherwise, buckle up for a ride down good living lane with Madison at the end of the cul-de-sac.

Wrapping Up The Best Places When It Comes To Living In Mississippi

If you're looking at areas in Mississippi with the best economic situations, where there's lower than average crime, and a lot to do, this is an accurate list.

Madison made a strong showing to take in the overall number one spot for the best place to live in Mississippi for 2020.

Best Towns To Live In Mississippi

  1. Saltillo (Pop. 4,988)
  2. Hide-A-Way Lake (Pop. 1,883)
  3. New Hope (Pop. 3,393)
  4. Beechwood (Pop. 4,365)
  5. Tunica (Pop. 1,249)
  6. Lynchburg (Pop. 2,197)
  7. Florence (Pop. 4,313)
  8. Bridgetown (Pop. 2,045)
  9. Tunica Resorts (Pop. 1,839)
  10. Guntown (Pop. 2,509)

Best Small Towns To Live In Mississippi

  1. Lyon (Pop. 322)
  2. Henderson Point (Pop. 144)
  3. Sumner (Pop. 313)
  4. New Hamilton (Pop. 523)
  5. Louin (Pop. 381)
  6. Kossuth (Pop. 237)
  7. Sylvarena (Pop. 100)
  8. Falkner (Pop. 627)
  9. Sebastopol (Pop. 317)
  10. Sandersville (Pop. 850)

If you're curious enough, here are the worst places to live in Mississippi according to the data:

  1. Holly Springs (Pop. 7,578)
  2. Louisville (Pop. 6,298)
  3. Forest (Pop. 5,668)

For more Mississippi reading, check out:

Where Are The Best Places To Live In Mississippi?

Rank City Population Unemployment Rate Home Value
1 Madison 25,522 1.8% $255,000
2 Ridgeland 24,265 5.0% $179,900
3 Brandon 23,688 2.6% $177,900
4 Olive Branch 36,721 4.8% $172,700
5 Clinton 25,456 2.8% $162,200
6 Ocean Springs 17,613 7.0% $165,100
7 Oxford 23,037 8.3% $258,600
8 Petal 10,669 5.3% $142,000
9 Flowood 8,870 4.3% $192,500
10 Hernando 15,807 3.6% $188,200

How Is Your Town In ?

About Chris Kolmar

Chris Kolmar has been in the real estate business for almost ten years now. He originally worked for Movoto Real Estate as the director of marketing before founding HomeSnacks.

He believes the key to finding the right place to live comes down to looking at the data, reading about things to do, and, most importantly, checking it out yourself before you move.

If you've been looking for a place to live in the past several years, you've probably stumbled upon his writing already.

You can find out more about him on LinkedIn or his website.

15 thoughts on “10 Best Places To Live In Mississippi For 2020

  1. Amory has a great school system, large hospital and many specialists have offices here from Tupelo and Columbus. Lots of homes for sale!

  2. Sorry I’ll admit to bias but what happened to Starkville, and I’ll be fair and even say Oxford. You guys’ data is screwed up.

    1. Are you serious? Jackson,Ms?!!! Ot has one of the highest crime rates and black on black crime. Not too mention the gangs, drugs, prostitution and poverty!

  3. Seems like the towns and cities listed are all burbs not too much small towns or micro cities. Mississippi is rural not to many cities other than Jackson or Biloxi. My list of be places to live are Olive Branch, Tupelo, Southaven, Oxford, Madison, Hattiesburg, Biloxi/Gulfport, Meridian, Starkville, Corinth, Columbus, Clinton, New Albany. Grenada, Philadelphia, McComb, Pontotoc, Water Valley, Hernando.

    Worst places to live in Mississippi the delta region including Clarksdale, Greenville, Greenwood, Senatobia, Aberdeen, Laurel, Pearl, Horn Lake, Yazoo City, Jackson is Mississippi is the largest city and the worst place to live-its drying up and dying on the vine. People who grew up in Jackson that want to remain have moved to the burbs to the north.

    Good rule of thumb is do not live anywhere between Interstate 55 and the Mississippi or basically the entire western 3rd of Mississippi its where all the crime, horrible schools, and worst poverty is located. Its made up mostly of the delta region the most economically deprived region of the United States. Still there are good people from there and mostly they are from there because the moved away.

  4. For Long Beach and Petal, why on Earth did you use photos that show the destruction from Katrina and a tornado? That does not define our beautiful towns!

  5. Are you serious? Jackson,Ms?!!! Ot has one of the highest crime rates and black on black crime. Not too mention the gangs, drugs, prostitution and poverty!

  6. Rienzi MS is the best place in Ms only trouble you have is the people who comes from out of town and if you don’t talk to anybody won’t have to worry about noses friends don’t bring anybody home from anywhere else because they are trouble LOL

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