Top Mississippi Cities for Real Estate Investors in 2024

Mississippi’s real estate market still offers some of the lowest entry prices in the country for investors. The state has a variety of cities, each with different strengths: Memphis-area suburbs with steady commuter demand, college towns with constant student renters, and a Gulf Coast economy built on the port, tourism, and the military. Choosing the right city is the most important part of getting a good return. This guide, updated for 2026, compares the top Mississippi cities for real estate investors with current population and listing-price data, plus the tax rules that apply to rental property. And when you buy, our team at Spyder Moving and Storage MS can make the move to your new property smooth and hassle-free.

What should investors look for in a Mississippi city?

Before diving into specific cities, look at what drives rental demand and long-term value. The most reliable signals are:

• Population growth: cities that are adding residents, like Gulfport and the DeSoto County suburbs, support rising rents and resale values.
• A steady demand anchor: a university, a military base, a port, a hospital system, or a big employer nearby.
• Entry price vs. rent: lower purchase prices in smaller towns can mean better cash flow, while pricier markets like Oxford often rent more reliably.
• Insurance and taxes: wind and flood coverage on the Coast, and the higher property tax assessment on rentals statewide.

The table below compares the cities in this guide. Population figures are Census Bureau estimates for July 1, 2025, and prices are county-level median listing prices from Realtor.com data published on FRED for September 2026 (the statewide median was $292,250; the U.S. median was $419,250).

Which Mississippi cities are best for real estate investors?

These thirteen cities stand out for different reasons. Use the table above for the numbers and the notes below for what drives demand in each market.

Pontotoc

Pontotoc is a small city of about 6,200 residents (2025 estimate) and the seat of Pontotoc County, west of Tupelo in Northeast Mississippi’s manufacturing belt. Property prices are lower than in the bigger markets, which makes it a fit for investors starting out or adding single-family rentals without spending too much. Look at homes near the historic downtown and the newer subdivisions on the edge of town. Because the market is small, rentals may take longer to fill, so check local rents with a property manager before you buy. If you relocate yourself, movers in Pontotoc MS can make the move easier.

Senatobia

Senatobia, the seat of Tate County with about 8,500 residents, is home to Northwest Mississippi Community College and sits on I-55, so students, college staff, and Memphis-area commuters all need housing. Small multifamily units and single-family homes near campus are the usual investor targets, and smaller retail spaces downtown can suit buyers interested in commercial property. When it is time to move in or furnish a rental, Senatobia MS movers can help you settle in.

Horn Lake

Horn Lake borders Memphis in DeSoto County. Its location along I-55 and I-69 gives tenants a short commute into Memphis, and it attracts investors looking for workforce rentals close to Memphis jobs. Prices vary widely across DeSoto County, so compare Horn Lake listings with nearby Southaven and Olive Branch. If you are planning to move, the movers in Horn Lake MS know the area well.

Hernando

Hernando is the DeSoto County seat, with about 18,800 residents in the 2025 estimates, up from about 17,100 at the 2020 Census. People like living here for the historic courthouse square, parks, and DeSoto County schools, which makes single-family homes for families the main investment play. New shops and subdivisions keep adding to the appeal. If you are buying to live in or rent out, you can rely on movers in Hernando MS for the move.

Olive Branch

Olive Branch, with about 47,600 residents, is one of the largest cities in DeSoto County. Distribution centers and the short drive to Memphis jobs support steady demand. Compared with Memphis, Olive Branch offers a similar way of life with newer housing stock, and it is popular with renters who want suburban space and newer construction. If you are planning to move, consider the movers Olive Branch MS residents use.

Gulfport

Gulfport is Mississippi’s second-largest city, with about 76,500 residents in the 2025 estimates, up from about 72,900 in 2020. The Port of Gulfport and related logistics jobs support both industrial and residential real estate, creating steady demand for rentals and commercial space. Harrison County’s September 2026 median listing price of $287,000 is below the state median. Budget carefully for wind and flood insurance, which can change the math on any Coast property, and check the flood zone before you make an offer.

Tupelo

Tupelo is the hub of Northeast Mississippi. Manufacturing, healthcare, and retail jobs, plus tourism as the birthplace of Elvis Presley, keep its market stable. You can find homes across many price ranges, which makes it easier for new investors to get started. If you are moving here or buying a property to rent out, the moving companies Tupelo MS residents recommend can get you settled.

Southaven

Southaven is right below Memphis and is Mississippi’s third-largest city. A lot of people work in Memphis but choose to live in Southaven because it is close and often less expensive, which keeps rental demand strong. Retail, entertainment, and newer subdivisions add to its appeal for tenants. When you are ready to move in or turn over a rental, the moving companies Southaven MS offers can help.

Biloxi

In Biloxi, casinos and beach tourism support seasonal and vacation rentals, while Keesler Air Force Base adds long-term rental demand from military families. Before buying a short-term rental, check the city’s current rules for vacation rentals and get wind and flood insurance quotes. Whether you want to buy a vacation home or a long-term rental, Biloxi offers options at Coast prices below the state median.

Oxford

Oxford is home to the University of Mississippi, which shapes the local real estate market. Because so many students, faculty, and staff need places to live, rental properties are in steady demand. The trade-off is price: Lafayette County had the highest median listing price in this guide, $482,875 in September 2026, so returns depend on buying well and keeping units filled around the academic calendar. If you need to move, you can get moving help in Oxford MS from Spyder’s headquarters team.

Ridgeland

Ridgeland, just north of Jackson in Madison County, is known for offices, shopping, and dining along I-55 and the Natchez Trace Parkway, and it appeals to professionals who want a nice home near city conveniences. That makes it a good market for higher-end rentals and condos. Madison County’s September 2026 median listing price was $399,000.

Madison

Madison is popular because it offers great schools, parks, and sports facilities. It is a family-friendly suburb where many people want to live, and that demand keeps single-family homes in the area holding their value. If you are thinking about buying a property to rent out or sell later, focus on established neighborhoods near the schools. That same appeal puts Madison on many lists of the best Mississippi towns for young couples who plan to start a family.

Starkville

Starkville is a busy university town, home to Mississippi State University. Many students rent homes and apartments, so the rental market stays active year after year. Oktibbeha County’s September 2026 median listing price was $399,900, so look at older homes and duplexes near campus for better cash flow. Plan for turnover every summer and pick properties within an easy drive or bike ride of campus.

How are investment properties taxed in Mississippi?

Rental property costs more in property tax than a home you live in. Mississippi assesses single-family, owner-occupied homes at 10% of true value, but other real property, including rentals, at 15%, and only your primary residence qualifies for the homestead exemption. Taxes are assessed to the owner of record on January 1 and due by the following February 1 to the county tax collector. The Department of Revenue’s property appraisal guide explains the assessment classes.

Rental income also counts toward state taxable income. Mississippi taxes income above $10,000 at 4% for 2026, with the rate scheduled to drop to 3.75% for 2027. Talk with a tax professional about deductions and depreciation before you buy.

How do you choose the right Mississippi city for your investment?

Start with your strategy. Student rentals point to Oxford and Starkville, family rentals to Madison, Hernando, and Olive Branch, workforce rentals to Horn Lake and Tupelo, and vacation or military rentals to Biloxi and Gulfport. Then compare the purchase price, insurance quotes, and the higher 15% tax assessment against realistic local rents. Visit in person, talk to local property managers, and run the numbers on at least two cities before you commit.

When you buy, Spyder Moving and Storage can move you into a new property or hold your belongings in storage between closings, with Mississippi offices in Oxford and Hattiesburg. Request a free estimate for your move to any of these Mississippi cities for real estate investors.