Jefferson Davis County, MS
Property Data

Jefferson Davis County, Mississippi: Where Affordability Masks a Deeper Crisis

There's a number in Jefferson Davis County's housing data that looks, at first glance, like a triumph: a median home value of just $87,100. In an era of national housing unaffordability, that figure reads as relief. But dig beneath it, and what emerges is a portrait of a rural Mississippi county where cheap housing and deep poverty have become two sides of the same coin — and where the people who rent, rather than own, are caught in a trap that defies the apparent affordability.

The Rent Burden Paradox

Jefferson Davis County sits in the heart of south-central Mississippi's pine belt, named for the Confederate president whose legacy still shapes the region's identity and economy. With median rent at just $695 per month, you might expect renters to be comfortable. They are not. A staggering 52.2% of renters here are cost-burdened — spending more than 30% of their income on housing — and nearly one in five faces severe rent burden. This happens because median household income of $37,183 is less than half the national figure of $75,149. When wages are this compressed, even bargain rents become crushing.

The 18.3% of households who rent are, in many ways, the county's most economically exposed residents — a stark contrast to the 81.7% homeownership rate, one of the highest you'll find anywhere in America. That ownership figure isn't a sign of wealth; it reflects a rural Southern pattern where modest, long-held family properties pass between generations, often without mortgages and sometimes without market value.

Key Statistics

A County Hollowing Out

The 22.6% housing vacancy rate tells the structural story. With a population density of just 27 people per square mile and a median age of 45.7 — pushed upward by a population that's nearly 24% seniors — Jefferson Davis County is aging and shrinking. Young people leave for Hattiesburg, Jackson, or beyond. What remains is a community where labor force participation sits at just 51.9% and unemployment at 8.3%, in a county where 41% of adults hold only a high school diploma and fewer than 8% have a bachelor's degree.

The 15.4% limited English figure is notably high for rural Mississippi and reflects agricultural and poultry-processing labor migration patterns common across this part of the state — an economic lifeline that also signals how few higher-wage industries have taken root here.

FAQs

What makes Jefferson Davis County unique? It combines some of the cheapest housing in America with some of the deepest poverty — a reminder that affordability is meaningless without income. Its near-record homeownership rate coexists with a child poverty rate approaching 50%, making it one of the most economically polarized small counties in the South.

Is Jefferson Davis County a good place to buy property? Home values are extraordinarily low — entry-level by any national standard — but appreciation potential is limited by population decline, high vacancy, and weak local job markets. It's a place where housing is a shelter, not an investment vehicle.

Why is the rent burden so high if rents are low? Because rent burden is relative to income, not absolute cost. At median incomes hovering around $37,000, even $695 monthly rent can consume well over 30% of a household's earnings — trapping renters despite what looks, from the outside, like an affordable market.