From Elvis Presley’s birthplace of Tupelo to the delicious gator bites of Gulfport, Mississippi places are known for their affordable, fun-filled lifestyle.
While there’s plenty of affordable fun in the Magnolia State, finding the best possible deal on the cost of living is even more fun.
And we had fun using Saturday Night Science to look at Census data like median home price, average income, and overall cost of living. We then compare these factors across all cities in the state.
So, grab a Mississippi mud pie and find a quiet spot by the Mississippi River to give you the low down on the cheapest places in the state.
Table Of Contents: Top Ten | Methodology | Table | FAQs | Summary
The 10 most affordable places to live in Mississippi
What’s the most affordable place to live in Mississippi? The most affordable place to live in Mississippi is Clarksdale according to the most recent Mississippi Census data on incomes, rent, and home prices.
Ask any Mississippian, and they will say their corner of the deep South is the most affordable. But, if you care about home values and the cost of living, look at the list below of Mississippi’s cheapest places to live.
Check out some more reading about Mississippi and the cheapest places in the country:
The 10 Cheapest Places To Live In Mississippi For 2024
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Population: 14,769
Overall Cost Of Living Index: 74
Median Income: $35,377
Median Home Price: $45,333
Median Rent: $745
A city in the Mississippi Delta region, Clarksdale is a city with historic ties to the development of blues music in America. Blues musicians such as Ike Turner and Duke Ellington were hosted at the Riverside Hotel, a popular stop on the Mississippi Blues Trail. You’ll certainly have no reason to sing the blues if you decide to buy a home in Clarksdale, where the median home price is the first in the state at $45,333. With residents earning a median income of $35,377, Clarksdale has the best home price to income ratio in Mississippi.
More on Clarksdale: Data | Cost Of Living | Real Estate
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Population: 7,056
Overall Cost Of Living Index: 74
Median Income: $33,719
Median Home Price: $108,104
Median Rent: $687
Kosciusko, the second most affordable city in Mississippi, located in central Attala County, offers a cost-effective haven with a $108,104 median home value and a $687 median rent. The overall cost of living index is 74, 11.9% lower than the Mississippi average.
With a small 7,056 population, the city relies on outdoor activities like Niles Park or a quiet breakfast at Jason’s Southern Table for affordable fun.
More on Kosciusko: Data | Crime | Cost Of Living | Real Estate
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Population: 9,572
Overall Cost Of Living Index: 75
Median Income: $36,243
Median Home Price: $102,937
Median Rent: $755
Almost exactly between Memphis and Jackson, you’ll find Indianola, the third most affordable city in Mississippi. Housing costs are the biggest differentiator between cities when it comes to the cost of living and Indianola’s housing costs $102,937, which is the eighth lowest in the state, according to Zillow.
The overall cost of living index is 75, 9 points lower than the state average. The city has low index values for utilities, services, and healthcare.
More on Indianola: Data | Cost Of Living | Real Estate
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Population: 5,416
Overall Cost Of Living Index: 75
Median Income: $50,093
Median Home Price: $99,558
Median Rent: $616
Located about 50 miles east of Jackson off of Route 20 is Forest our fourth cheapest place to live in Mississippi for 2024. Because of its proximity to the interstate, several prominent companies have manufacturing and processing plants in town. Those companies include Koch Foods, Tyson Foods, and the Forest Packing Company. Additionally, Raytheon has a manufacturing center in Forest, which means the local economy offers diversity for would be residents.
On a cost of living basis, the town is over 20% cheaper than the national average with particular affordability in housing. The median home value comes in at a level of $99,558. However, the real deals come when you enter the rental market. The median rent in the area stands at $616. That counts as the third lowest mark in the state. Not to mention that Forest is also incredibly safe for families. A good deal all around.
More on Forest: Data | Crime | Cost Of Living | Real Estate
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Population: 10,063
Overall Cost Of Living Index: 76
Median Income: $32,846
Median Home Price: $124,955
Median Rent: $711
In the heart of Mississippi’s Golden Triangle, West Point emerges as the fifth least expensive city in Mississippi. A manageable 76 overall cost of living index is 8 points lower than the state average.
According to the Census, the average income in West Point is $32,846, and you can use the money you save on groceries to spend at the local Howlin’ Wolf Blues Museum or the Prairie Arts Festival.
More on West Point: Data | Crime | Cost Of Living | Real Estate
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Population: 10,573
Overall Cost Of Living Index: 77
Median Income: $31,310
Median Home Price: $61,933
Median Rent: $818
Yazoo City is an affordable place to live in Mississippi with a median home value of $61,933 and median rent of $818.
As the county seat of Yazoo County, it boasts a rich history and culture. Named after the Yazoo River, which was named after the Yazoo tribe, this city has deep roots in Native American history. Today, residents can enjoy exploring local museums and landmarks that showcase the city’s history. Plus, with a population of 10,573, Yazoo City maintains a small-town feel while still offering all the amenities and services residents need to live comfortably.
More on Yazoo City: Data | Cost Of Living | Real Estate
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Population: 5,676
Overall Cost Of Living Index: 77
Median Income: $49,235
Median Home Price: $176,634
Median Rent: $756
If you’re lucky enough to have walked Mississippi’s Tanglefoot Trail, you may have already passed through Pontotoc, a quickly growing city just west of Tupelo. One reason that Pontotoc is growing is that it’s an absolute haven for renters. The median rent in Pontotoc is $756, and renters pay the 12th smallest portion of their income on rent statewide.
The median income in Pontotoc is $49,235 and the median home price is $176,634.
More on Pontotoc: Data | Crime | Cost Of Living | Real Estate
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Population: 12,594
Overall Cost Of Living Index: 78
Median Income: $40,714
Median Home Price: $120,441
Median Rent: $752
Grenada, strategically located in Mississippi’s Grenada County between Memphis and Jackson, has the eighth best cost of living in the state. With a low cost of living index of 78, the city scored well for housing affordability with a $120,441 average home price.
The biggest draw in town is the Grenada Lake Visitor’s Center that provides access to Grenada Lake.
More on Grenada: Data | Cost Of Living | Real Estate
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Population: 9,027
Overall Cost Of Living Index: 78
Median Income: $48,655
Median Home Price: $127,177
Median Rent: $653
Like Pontotoc, Booneville’s position on this list is largely due to being a boon to renters. At $653, Booneville’s median rent is less than half the average rent in Mississippi, which is already substantially lower than the national average. However, Booneville is the least economical place to buy a home on this list, with a median home price of $127,177 and a median income of $48,655.
Booneville is located about a half hour north of Tupelo.
More on Booneville: Data | Crime | Cost Of Living | Real Estate
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Population: 6,942
Overall Cost Of Living Index: 78
Median Income: $45,552
Median Home Price: $123,433
Median Rent: $832
Holly Springs is a top contender for the most affordable places to live in Mississippi. Its overall cost of living is rated at 78 out of 100, making it an attractive place to settle down. The median home value in Holly Springs is $123,433, which is significantly lower than the state’s median home value. Similarly, the median rent is only $832 per month, which is below the national average.
Despite being affordable, Holly Springs offers a great quality of life. The city has a population of 6,942, and it is the county seat of Marshall County.
More on Holly Springs: Data | Crime | Cost Of Living | Real Estate
Cheapest places to live in Mississippi FAQs
The county in Mississippi with the lowest cost of living is Holmes County. The average living wage in Holmes County is $72,424 according to MIT data. Holmes County has the lowest cost of living because it has relatively less expensive childcare and housing costs compared to Mississippi as a whole. Childcare costs $4,791 a year in Holmes County for two children compared to the Mississippi average of $10,663. Housing costs, defined as a blend of the average rent and average mortgage payment, are $8,208 per year in Holmes County compared to $9,444 on average in Mississippi.
The cost of living in Mississippi is 10.3% lower than the US average. According to MIT, the required living wage for a family of four with two working parents in Mississippi is $80,523 vs the national average for a family of four with two working parents of $89,744. The median income of a Mississippi household is $46,511.
The cheapest housing market in Mississippi is Clarksdale. The average home value in Clarksdale is $65,100, the lowest in the state. The average home value in Mississippi is $125,500, almost 1.9 times higher than Clarksdale.
Methodology: How we determined the most affordable places to live in the Magnolia State for 2024
Determining affordability for places in Mississippi boils down to how much it costs to live here.
You need to understand your costs relative to what people in the rest of the state are paying.
With that logic in mind, we derived several cost of living statistics from the latest Census American Community Survey 2018-2022 for Mississippi using Saturday Night Science. We indexed the cost of living statistics across the following categories:
- Housing
- Transportation
- Services
- Groceries
- Healthcare
- Utilities
These are then weighted together to produce an overall cost of living index where 100 is the United States average. Anything below 100 is relatively affordable. Anything over 100 is relatively expensive.
We applied the biggest weight to housing as it typically accounts for 25% or more of your budget. Additionally, housing costs are the highest variant cost across a state. We then compare these cost of living metrics for each place in Mississippi to figure out which is the least expensive.
The “Cost of Living Index” allows you to rank all of the 62 places in Mississippi that have more than 5,000 people from least expensive to most expensive. Any ties went to the larger city.
The place in Mississippi with the lowest cost of living according to the data is Clarksdale.
We updated this article for 2024. This report reflects our tenth time ranking the cheapest places to live in Mississippi.
Mississippi Affordabilility Summary
This is an accurate list of the most affordable places to live in Mississippi for 2024, if you’re looking at the cost of living numbers in Mississippi.
The cheapest cities in Mississippi are Clarksdale, Kosciusko, Indianola, Forest, West Point, Yazoo City, Pontotoc, Grenada, Booneville, and Holly Springs.
Here’s a look at the most expensive cities in Mississippi according to the data:
- Madison
- Pass Christian
- Long Beach
For more Mississippi reading, check out:
- Best Places To Buy A House In Mississippi
- Safest Places In Mississippi
- Best Places To Live In Mississippi
Cheapest Places To Live In Mississippi
| Rank | City | Population | Cost Of Living Index | Median Income | Home Prices | Rent |
|---|---|---|---|---|---|---|
| 1 | Clarksdale | 14,769 | 74 | $35,377 | $45,333 | $745 |
| 2 | Kosciusko | 7,056 | 74 | $33,719 | $108,104 | $687 |
| 3 | Indianola | 9,572 | 75 | $36,243 | $102,937 | $755 |
| 4 | Forest | 5,416 | 75 | $50,093 | $99,558 | $616 |
| 5 | West Point | 10,063 | 76 | $32,846 | $124,955 | $711 |
| 6 | Yazoo City | 10,573 | 77 | $31,310 | $61,933 | $818 |
| 7 | Pontotoc | 5,676 | 77 | $49,235 | $176,634 | $756 |
| 8 | Grenada | 12,594 | 78 | $40,714 | $120,441 | $752 |
| 9 | Booneville | 9,027 | 78 | $48,655 | $127,177 | $653 |
| 10 | Holly Springs | 6,942 | 78 | $45,552 | $123,433 | $832 |
| 11 | Jackson | 153,271 | 79 | $42,193 | $62,707 | $980 |
| 12 | Greenville | 29,495 | 79 | $35,148 | $66,483 | $814 |
| 13 | Vicksburg | 21,337 | 79 | $45,147 | $161,758 | $836 |
| 14 | Greenwood | 14,242 | 79 | $37,718 | $84,541 | $650 |
| 15 | Leakesville | 5,463 | 79 | $49,250 | $134,411 | $719 |
| 16 | Meridian | 34,990 | 80 | $32,797 | $107,888 | $824 |
| 17 | Louisville | 6,061 | 80 | $36,078 | $127,400 | $492 |
| 18 | Columbia | 5,831 | 80 | $29,470 | $122,969 | $545 |
| 19 | Ripley | 5,440 | 80 | $53,175 | $132,221 | $658 |
| 20 | Laurel | 17,241 | 81 | $36,336 | $133,004 | $738 |
| 21 | Corinth | 14,520 | 81 | $40,546 | $144,798 | $641 |
| 22 | Moss Point | 12,173 | 81 | $44,779 | $125,200 | $1,033 |
| 23 | Cleveland | 11,082 | 81 | $42,005 | $147,968 | $842 |
| 24 | Amory | 6,642 | 81 | $52,298 | $144,341 | $766 |
| 25 | Tupelo | 37,939 | 82 | $62,686 | $185,761 | $922 |
| 26 | Columbus | 23,896 | 82 | $38,954 | $151,954 | $885 |
| 27 | Canton | 10,951 | 82 | $33,411 | $200,822 | $886 |
| 28 | Senatobia | 8,288 | 82 | $56,780 | $220,794 | $804 |
| 29 | Horn Lake | 26,652 | 83 | $57,111 | $186,016 | $1,251 |
| 30 | Pascagoula | 21,904 | 83 | $41,679 | $130,667 | $869 |
| 31 | Natchez | 14,380 | 83 | $31,800 | $118,158 | $736 |
| 32 | Brookhaven | 11,714 | 83 | $32,869 | $166,022 | $673 |
| 33 | New Albany | 7,657 | 83 | $50,890 | $175,466 | $886 |
| 34 | Batesville | 7,464 | 83 | $57,813 | $170,642 | $923 |
| 35 | Philadelphia | 7,065 | 83 | $38,713 | $132,847 | $771 |
| 36 | Pearl | 27,255 | 84 | $56,838 | $182,229 | $1,101 |
| 37 | Richland | 7,208 | 85 | $54,753 | $201,415 | $1,065 |
| 38 | Starkville | 24,274 | 86 | $36,076 | $248,103 | $861 |
| 39 | McComb | 12,295 | 86 | $37,288 | $88,612 | $808 |
| 40 | Clinton | 27,668 | 87 | $71,315 | $225,260 | $1,179 |
| 41 | Gautier | 19,007 | 87 | $57,757 | $172,204 | $960 |
| 42 | Hattiesburg | 48,466 | 88 | $41,024 | $199,812 | $936 |
| 43 | Southaven | 54,908 | 89 | $72,513 | $258,896 | $1,228 |
| 44 | D’Iberville | 12,922 | 89 | $52,625 | $195,552 | $1,102 |
| 45 | Byram | 12,922 | 89 | $72,536 | $200,046 | $1,334 |
| 46 | Picayune | 11,804 | 89 | $35,649 | $183,125 | $873 |
| 47 | Ridgeland | 24,618 | 90 | $66,171 | $262,121 | $1,185 |
| 48 | Gulfport | 72,524 | 91 | $43,499 | $190,647 | $988 |
| 49 | Brandon | 25,142 | 91 | $89,051 | $272,442 | $1,110 |
| 50 | Ocean Springs | 18,417 | 91 | $72,500 | $250,207 | $1,223 |
| 51 | Petal | 11,047 | 91 | $61,957 | $210,789 | $911 |
| 52 | Waveland | 7,075 | 91 | $56,396 | $204,521 | $914 |
| 53 | Biloxi | 49,141 | 92 | $55,775 | $224,489 | $1,007 |
| 54 | Olive Branch | 45,938 | 92 | $93,762 | $325,825 | $1,504 |
| 55 | Flowood | 10,204 | 93 | $89,144 | $318,663 | $1,398 |
| 56 | Oxford | 25,713 | 94 | $56,784 | $323,812 | $1,096 |
| 57 | Hernando | 17,262 | 94 | $69,761 | $326,012 | $1,079 |
| 58 | Bay St. Louis | 9,788 | 94 | $63,508 | $236,101 | $995 |
| 59 | Diamondhead | 9,360 | 95 | $80,504 | $246,567 | $1,369 |
| 60 | Long Beach | 16,809 | 96 | $66,573 | $225,244 | $1,132 |
| 61 | Pass Christian | 5,802 | 96 | $65,000 | $289,217 | $1,072 |
| 62 | Madison | 27,595 | 102 | $124,575 | $389,530 | $1,744 |