Mississippi Cost of Living Comparison

Mississippi is one of the cheapest states in the country to live in. The U.S. Bureau of Economic Analysis puts overall prices in Mississippi at 87.0 percent of the national average for 2024, the second-lowest level of any state after Arkansas. Housing is where you save the most: the Census Bureau’s 2020–2024 American Community Survey puts the statewide median home value at $169,800 and the median gross rent at $954 a month. Costs still vary a lot from one city to the next, so this guide compares Oxford, Starkville, Tupelo, Biloxi and Meridian using current Census data, looks at the Memphis suburb of Southaven, and explains the taxes that shape a Mississippi budget. Spyder Moving and Storage MS moves families within, to and from the state from offices in Oxford and Hattiesburg.

What is the cost of living in Mississippi?

The clearest single measure is the Regional Price Parity (RPP) published by the Bureau of Economic Analysis. It compares the price of the same basket of goods and services in every state, with the U.S. average set at 100. Mississippi’s 2024 RPP of 87.0 means the Mississippi cost of living runs roughly 13 percent below the national average for the same lifestyle. Most of that gap comes from housing: BEA prices Mississippi rents at about 56 percent of the national level, while goods such as groceries, clothing and cars come in at about 96 percent.

Incomes are lower too. The Census Bureau’s 2020–2024 estimate of median household income in Mississippi is $56,447, so the real question is how far your own income goes in a specific city. Before you sign a lease or a contract on a house, it helps to compare places side by side and then book residential movers once the numbers work for you.

The table below uses the latest U.S. Census Bureau QuickFacts figures: population estimates for July 1, 2025, and 2020–2024 American Community Survey five-year estimates for housing and income.

If you are deciding between two college towns, we also put Oxford and Hattiesburg side by side in a separate comparison.

How much is the average rent in Mississippi?

According to the Census Bureau’s 2020–2024 American Community Survey, the median gross rent in Mississippi is $954 a month. Gross rent includes the rent itself plus utilities the tenant pays, such as electricity and water, so it is closer to a real monthly housing cost than an advertised rent.

Among the cities in the table, Biloxi has the highest median gross rent at $1,089, followed by Oxford at $1,071 and Tupelo at $976. Starkville ($916) and Meridian ($910) sit just below the state median. Keep in mind that in university towns most households rent: only 33.9 percent of homes in Starkville and 43.2 percent in Oxford are owner-occupied, so student housing shapes the local market. Medians also cover leases signed years ago, so asking rents on today’s listings are usually higher. Use the Census figures to compare cities, then check current listings in the neighborhoods you like.

Mississippi cost of living by city

The same state can feel expensive or cheap depending on where you land. Here is what the data says about each city and the trade-offs that come with it.

Oxford

Oxford has the highest housing costs in this comparison. The median home value of $385,700 is more than double the state figure, and homeowners with a mortgage pay a median of $2,044 a month. The University of Mississippi drives demand, and the city grew about 5 percent between 2020 and 2025, faster than any other city in the table. In return, residents get a walkable Square, a busy events calendar and university jobs. Our Oxford moving company operates from Spyder’s headquarters at 1539 University Ave.

Starkville

Starkville, home of Mississippi State University, has rents below the state median ($916), but owner-occupied homes are valued at a median of $299,900. The lower median household income ($42,125) reflects the large student population rather than local wages. For neighborhoods, employers and housing, see our guide to living in Starkville, or book our Starkville movers once you have picked a home.

Tupelo

Tupelo may offer the best balance of income and costs in the group. Its median household income of $66,257 is the highest in the table, while homeowners with a mortgage pay a median of $1,347 a month, below the state median. Tupelo workers also have the shortest average commute here at 18 minutes. Spyder’s Tupelo movers handle moves across Northeast Mississippi.

What is the cost of living in Biloxi, MS?

Biloxi is the Gulf Coast option, with a median home value of $225,100, a median gross rent of $1,089 (the highest of these cities) and a median household income of $57,204. Coastal living brings one cost the inland cities feel less: wind and flood insurance. Get homeowners and flood insurance quotes before you commit to a house near the water. When you are ready, the moving companies Biloxi MS residents rely on can handle the move.

Meridian

Meridian is the most affordable city for housing in this comparison. The median home value is $107,900, the median gross rent is $910 and owners with a mortgage pay a median of $1,114 a month. Incomes are also the lowest here ($36,562), and the population fell about 4.8 percent between 2020 and 2025, so line up a job or remote work before you move. Our Meridian movers can help you get settled.

Southaven

Southaven is a DeSoto County suburb just south of Memphis, and many residents commute to jobs in Tennessee. You get Mississippi housing prices with big-city amenities nearby. Tennessee does not tax wages, but as a Mississippi resident you still file a Mississippi return on your income. If you are also weighing a move across the state line, this Mississippi vs Tennessee cost of living breakdown covers the differences. Moving companies Southaven MS families use can move you from anywhere in the Memphis area. For other towns, browse all our Mississippi moving companies by city.

Which Mississippi city has the lowest cost of living?

Of the cities compared here, Meridian has the lowest housing costs on every measure. If you look at what is left after housing, though, Tupelo stands out because incomes are higher and owner costs are below the state median. Oxford and Starkville are the most expensive places to buy a home, since university demand keeps prices up.

Smaller towns and rural areas usually have even cheaper housing, but fewer jobs and longer drives to hospitals and shopping. Read what to know before moving to Mississippi for the practical side of settling in, from vehicle registration to weather.

How do Mississippi taxes affect your budget?

Taxes are one of the biggest changes for people moving from another state. Here is what applies in 2026:

• Income tax: For tax year 2026, Mississippi taxes the first $10,000 of taxable income at 0 percent and the rest at 4 percent, down from 4.4 percent in 2025. A 2025 law schedules further cuts, starting with 3.75 percent for tax year 2027.
• Sales tax: The state sales tax is 7 percent. Since July 1, 2025, groceries (food and drink that can be bought with SNAP benefits) are taxed at 5 percent. Some cities add local taxes, often on restaurants and hotels.
• Property tax: Homeowners who live in the home as their main residence can apply for a homestead exemption at the county tax assessor’s office between January 1 and April 1. The regular exemption is a tax credit of up to $300, and owners 65 or older or totally disabled are exempt on the first $7,500 of assessed value.
• Car tag: When you register a vehicle, the county charges an ad valorem tax based on the car’s value, so a newer car costs noticeably more to tag each year.

The Mississippi Department of Revenue lists the current individual income tax rates and the full homestead exemption requirements, so check both before you buy.

What else goes into a monthly Mississippi budget?

Beyond rent and taxes, a few items decide whether a Mississippi move feels as cheap as the averages suggest:

• Transportation: Public transit is limited outside a few cities, so plan on owning a car. The average commute statewide is 25.6 minutes, and 18 to 24 minutes in the cities in our table.
• Utilities: The U.S. Energy Information Administration puts Mississippi’s average retail electricity price at 10.93 cents per kWh in 2024. Long, humid summers mean high air-conditioning use, so ask landlords or sellers for past summer power bills.
• Groceries: Goods, including food, cost nearly as much here as the national average, so the 5 percent grocery tax rate is where you save at checkout.
• Healthcare: About 11.7 percent of Mississippians under 65 have no health insurance, according to the Census Bureau. If you will not have employer coverage, compare plans and premiums for your ZIP code on HealthCare.gov before you move.

The simplest way to build a monthly budget is to start with the median housing cost for your city from the table above, then add your car payment, insurance, utilities, groceries and healthcare, based on your own household.

Planning a move that fits your Mississippi budget

Once you have chosen a city, the move itself is the last big expense. Getting a written estimate early lets you add it to your budget. If you want to save time on moving day, Spyder’s packers and movers can pack, load and unpack for you.

The cost of living in Mississippi stays well below the national average, but the savings depend on the city: Meridian is the cheapest place to own, Tupelo pairs higher incomes with moderate costs, and Oxford and Biloxi cost more to buy or rent. When you know where you are headed, Spyder Moving and Storage can plan your local or long-distance move with our own crews and trucks. Request a free moving estimate or call 1-800-221-3560.