Most Expensive Places To Live In Mississippi For 2020


We used science and data to determine which cities in Mississippi that will put a big dent in your wallet.

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

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Everyone wants a home that mixes affordability with comfort and Mississippi does this very well. Families love the Magnolia State's beaches, midlands, and mountains as tourists before moving here and calling it home.

But before you decide to relocate, you have to do some research into the exact cost of living around the state -- and that's how we're going to help you.

These are the places in Mississippi that cost a pretty penny -- the most expensive cities in the state.

After we saved up for months and could finally afford it, we landed on this list of the ten most expensive cities in Mississippi for 2020.

So where is the most expensive place to live in Mississippi? That would be Oxford.
the 2014-2018 American Community Survey for the 62 places in Mississippi with more than 5,000 people.

What's the most expensive place to live in Mississippi? Well, HomeSnacks crunched the numbers and discovered that Oxford is the most expensive place to live in Mississippi.

So hopefully Aberdeen (the cheapest place to live in Mississippi) can show these guys how to live on a budget in the coming years. Read on for how these places had costs rise faster than inflation.

And if you already knew these places were expensive, check out some more reading about Mississippi and the most expensive cities in the country:

The 10 Most Expensive Places To Live In Mississippi For 2020

Oxford, MS

Overall SnackAbility

7.5
/10

Population: 23,037
Rank Last Year: 1 (No Change)
Home Price To Income Ratio: 6.5x (1st most expensive)
Income To Rent Ratio: 42.5x (7th most expensive)
More on Oxford: Real Estate | Data | Photos

Oxford is a city in, and the county seat of, Lafayette County, Mississippi, United States. Founded in 1837, it was named after the British university city of Oxford in hopes of having the state university located there, which it did successfully attract.

The median income in Oxford comes in at $39,886 and the median home value is $258,600 for 2020.

Starkville, MS

Overall SnackAbility

6
/10

Population: 25,122
Rank Last Year: 2 (No Change)
Home Price To Income Ratio: 5.0x (2nd most expensive)
Income To Rent Ratio: 43.7x (10th most expensive)
More on Starkville: Real Estate | Data | Photos

Starkville is a city in and the county seat of Oktibbeha County, Mississippi, United States. The Starkville Micropolitan Statistical Area includes all of Oktibbeha County. The population was 23,888 at the 2010 census.

The median income in Starkville comes in at $33,942 and the median home value is $171,200 for 2020.

Bay St. Louis, MS

Overall SnackAbility

6
/10

Population: 12,465
Rank Last Year: 3 (No Change)
Home Price To Income Ratio: 4.4x (3rd most expensive)
Income To Rent Ratio: 49.8x (27th most expensive)
More on Bay St. Louis: Real Estate | Data | Photos

The median income in Bay St. Louis comes in at $38,618 and the median home value is $170,400 for 2020.

Picayune, MS

Source: Public domain
Overall SnackAbility

3
/10

Population: 11,140
Rank Last Year: 5 (Up 1)
Home Price To Income Ratio: 3.5x (6th most expensive)
Income To Rent Ratio: 43.9x (12th most expensive)
More on Picayune: Real Estate | Data | Photos

Picayune is the largest city in Pearl River County, Mississippi. The population was 10,878 at the 2010 census. Picayune was added to the New Orleans metropolitan area in 2014, however it remains its own town respectively. The city is located approximately 45 miles from New Orleans, Hattiesburg and Gulfport-Biloxi. The Stennis Space Center is 10 miles away.

The median income in Picayune comes in at $33,451 and the median home value is $117,000 for 2020.

Pass Christian, MS

Source: Public domain
Overall SnackAbility

6
/10

Population: 5,669
Rank Last Year: 13 (Up 8)
Home Price To Income Ratio: 4.1x (5th most expensive)
Income To Rent Ratio: 55.8x (41st most expensive)
More on Pass Christian: Real Estate | Data | Photos

Pass Christian, nicknamed The Pass, is a city in Harrison County, Mississippi, United States. It is part of the Gulfport-Biloxi Metropolitan Statistical Area. The population was 4,613 at the 2010 census.

The median income in Pass Christian comes in at $46,779 and the median home value is $191,600 for 2020.

Biloxi, MS

Overall SnackAbility

4
/10

Population: 45,568
Rank Last Year: 4 (Down 2)
Home Price To Income Ratio: 3.5x (7th most expensive)
Income To Rent Ratio: 52.8x (30th most expensive)
More on Biloxi: Real Estate | Data | Photos

Biloxi is a city in Harrison County, Mississippi, United States. The 2010 United States Census recorded the population as 44,054, and in 2016 the estimated population was 45,975. Along with the adjoining city of Gulfport, Biloxi is a county seat of Harrison County. It was first settled by French colonists.

The median income in Biloxi comes in at $44,972 and the median home value is $156,700 for 2020.

Natchez, MS

Source: Public domain
Overall SnackAbility

3
/10

Population: 15,188
Rank Last Year: 8 (Up 1)
Home Price To Income Ratio: 4.1x (4th most expensive)
Income To Rent Ratio: 43.8x (11th most expensive)
More on Natchez: Real Estate | Data | Photos

The median income in Natchez comes in at $26,288 and the median home value is $108,000 for 2020.

Hattiesburg, MS

Overall SnackAbility

3
/10

Population: 46,251
Rank Last Year: 11 (Up 3)
Home Price To Income Ratio: 3.3x (11th most expensive)
Income To Rent Ratio: 43.7x (9th most expensive)
More on Hattiesburg: Real Estate | Data | Photos

Hattiesburg is a city in the U.S. state of Mississippi, primarily in Forrest County and extending west into Lamar County. The city population was 45,989 at the 2010 census, with an estimated population of 46,805 in 2015. It is the principal city of the Hattiesburg, Mississippi, Metropolitan Statistical Area, which encompasses Forrest, Lamar and Perry counties.

The median income in Hattiesburg comes in at $33,792 and the median home value is $112,100 for 2020.

Columbus, MS

Overall SnackAbility

5
/10

Population: 24,272
Rank Last Year: 18 (Up 9)
Home Price To Income Ratio: 3.4x (9th most expensive)
Income To Rent Ratio: 45.0x (17th most expensive)
More on Columbus: Real Estate | Data | Photos

Columbus is a city in and the county seat of Lowndes County, Mississippi, United States, located primarily east, but also north and northeast of the Tombigbee River, which is also referred to as the Tennessee-Tombigbee Waterway. It is approximately 146 miles northeast of Jackson, 92 miles north of Meridian, 63 miles south of Tupelo, 60 miles northwest of Tuscaloosa, Alabama, and 120 miles west of Birmingham, Alabama. The population was 25,944 at the 2000 census and 23,640 in 2010. The population in 2012 was estimated to be 23,452. Columbus is the principal city of the Columbus Micropolitan Statistical Area, which is part of the larger Columbus-West Point Combined Statistical Area. Columbus is also part of the area of Mississippi called The Golden Triangle, consisting of Columbus, West Point and Starkville, in the counties of Lowndes, Clay and Oktibbeha.

The median income in Columbus comes in at $33,917 and the median home value is $116,000 for 2020.

Cleveland, MS

Overall SnackAbility

6
/10

Population: 11,998
Rank Last Year: 6 (Down 4)
Home Price To Income Ratio: 3.3x (12th most expensive)
Income To Rent Ratio: 44.3x (14th most expensive)
More on Cleveland: Real Estate | Data | Photos

Cleveland is a city in Bolivar County, Mississippi, United States. The population was 12,334 as of the 2010 United States Census.

The median income in Cleveland comes in at $35,203 and the median home value is $115,800 for 2020.

How We Determined The Most Expensive Places To Live In The Magnolia State For 2020

Map Of The Cheapest Places To Live In Mississippi
The two most important things to think about when it comes to being able to afford if you can live comes down to:

  1. How much do money do I make?
  2. How much do I have spend to live there?

You need to understand your costs in the context of how much money you make.

For example, if the median household earns $100,000 and spends $40,000 on housing it's actually cheaper to live there than a place with a median income of $50,000 and housing costs of $21,000. You might spend more on housing, but you have more money overall to play with.

With that example in mind, we derived several statistics from the latest Census American Community Survey 2014-2018 around incomes and costs. They are:

  • Median Home Price / Median Income (lower is better)
  • Median Income / Median Rent (Higher is better)
  • Median Home Price

We added simply median home price because high home prices generally correlate with higher expenses for all costs related to homes (heating, electricity, etc).

You can then compare these metrics in each of the places in Mississippi to figure out which is the most expensive.

What you are left with is a "Cost of Living Index" by taking the average rank of each of these metrics for each city.

So we used that cost of living index in order to rank all of the 62 places in Mississippi that have more than 5,000 people.

The place with the highest cost of living in Mississippi according to the data is Oxford. You can download the data here.

Taking A Chunk Out Of Your Paycheck In Mississippi For 2020

Well there you have it, the places in Mississippi that have the highest cost of living, with Oxford ranking as the most expensive city in the Magnolia State.

Here's a look at the most affordable cities in Mississippi according to the data:

  1. Aberdeen
  2. Clarksdale
  3. Ripley

For more Mississippi reading, check out:

Detailed List Of The Most Expensive Cities In Mississippi

Rank City ExpensiveScore Population Home/Income Ratio Income/Rent Ratio
1 Oxford 3.0 23,037 6.5x 42.5x
2 Starkville 7.33 25,122 5.0x 43.7x
3 Bay St. Louis 13.67 12,465 4.4x 49.8x
4 Picayune 16.0 11,140 3.5x 43.9x
5 Pass Christian 16.67 5,669 4.1x 55.8x
6 Biloxi 17.0 45,568 3.5x 52.8x
7 Natchez 17.33 15,188 4.1x 43.8x
8 Hattiesburg 18.0 46,251 3.3x 43.7x
9 Columbus 19.0 24,272 3.4x 45.0x
10 Cleveland 19.33 11,998 3.3x 44.3x
11 Gulfport 20.0 71,570 3.2x 44.9x
12 Ridgeland 20.0 24,265 3.1x 54.2x
13 Mccomb 21.67 12,723 3.2x 41.2x
14 D'iberville 22.0 13,531 3.0x 46.1x
15 Flowood 22.33 8,870 3.1x 56.0x
16 Waveland 24.67 6,358 3.2x 54.9x
17 Brookhaven 24.83 12,226 3.3x 49.3x
18 Forest 26.33 5,668 3.1x 36.1x
19 Columbia 26.67 6,088 3.1x 42.2x
20 Amory 27.0 6,983 3.5x 58.8x
21 Holly Springs 27.33 7,578 3.1x 42.4x
22 Canton 27.67 12,330 3.0x 47.7x
23 Long Beach 28.0 15,529 2.8x 54.0x
24 Vicksburg 28.33 22,706 3.1x 48.0x
25 Ocean Springs 29.67 17,613 2.9x 61.9x
26 Gautier 30.33 18,563 2.7x 53.7x
27 Tupelo 30.33 38,270 3.0x 62.7x
28 West Point 31.67 10,794 2.7x 44.9x
29 Yazoo City 31.67 11,076 2.8x 39.5x
30 New Albany 32.33 8,714 3.0x 57.0x
31 Greenwood 32.67 14,280 3.2x 54.3x
32 Grenada 34.0 12,633 2.9x 50.9x
33 Kosciusko 34.67 6,959 3.2x 54.3x
34 Pascagoula 35.33 21,865 2.7x 54.1x
35 Clinton 35.67 25,456 2.6x 64.9x
36 Louisville 36.0 6,298 2.7x 46.6x
37 Richland 36.0 7,185 2.6x 55.3x
38 Greenville 36.33 31,319 2.6x 42.6x
39 Indianola 36.67 9,624 2.5x 41.8x
40 Madison 37.67 25,522 2.4x 68.6x
41 Pearl 38.33 26,508 2.5x 54.6x
42 Olive Branch 38.33 36,721 2.4x 64.2x
43 Jackson 38.33 168,862 2.4x 45.6x
44 Batesville 38.33 7,303 2.6x 63.9x
45 Corinth 38.5 14,647 2.9x 61.9x
46 Hernando 38.67 15,807 2.4x 77.3x
47 Southaven 39.33 53,274 2.4x 59.7x
48 Moss Point 39.67 13,487 2.3x 44.0x
49 Senatobia 39.67 7,966 2.7x 73.0x
50 Brandon 40.0 23,688 2.4x 76.6x
51 Petal 40.33 10,669 2.4x 67.8x
52 Meridian 40.33 38,602 2.6x 46.7x
53 Horn Lake 40.67 26,925 2.2x 46.7x
54 Byram 40.67 11,657 2.1x 56.7x
55 Diamondhead 41.0 8,149 2.4x 80.9x
56 Laurel 41.0 18,607 2.6x 53.2x
57 Booneville 41.67 8,767 2.9x 67.1x
58 Pontotoc 43.67 5,997 2.6x 70.2x
59 Philadelphia 44.67 7,284 2.3x 46.6x
60 Ripley 48.33 5,282 2.5x 68.1x
61 Clarksdale 50.67 16,174 2.1x 52.4x
62 Aberdeen 55.67 5,347 2.0x 58.1x

How Is The Area 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.