Jackson, Mississippi Real Estate Market 2026: Score 51, Undervalued on Paper, Weak Demand in Practice

Jackson, Mississippi scores 51 out of 100 on the PropertyIQ index as of February 2026.

That score places Jackson just above the midpoint on a 0-100 scale where 50 represents the state average. The number reflects a market with weak supply-side health and below-average demand absorption. It is not a market in free fall, but it is also not a market showing momentum in either direction.

PropertyIQ scores Jackson a 51 out of 100 as of February 28, 2026. Scores are updated monthly using Zillow, Census, and Realtor.com data.

The Numbers Behind the Score

The median listing price in Jackson is $299,999 as of February 1, 2026. The Zillow home value estimate for the metro is $140,464 as of January 31, 2026.

The gap between listing prices and the Zillow estimate is significant. Sellers are pricing at double what the algorithmic valuation suggests as the transaction midpoint. That spread, combined with the days-on-market and price-cut data below, gives context for understanding how the market is actually functioning.

Prices are down 3.15% year over year as of February 2026. Month-over-month, the market was flat as of the same date, suggesting the correction has paused but not reversed.

The overvaluation reading is -3.1%, meaning Jackson home values, by the PropertyIQ model's assessment, sit 3.1% below what local income fundamentals would support. The income required to purchase at the median price is $79,739. The metro median household income is $60,489 as of 2023 Census data, a gap of roughly $19,250 between what is required and what the average household earns.

Inventory and Days on Market

Jackson had 1,754 homes for sale as of February 2026, up 8.04% year over year. New listings also rose, up 15.33% compared to the prior year. More homes are entering the market even as prices decline, a pattern that sustains the inventory build rather than clearing it.

Days on market averaged 84 days as of February 2026. Alongside Eugene, Oregon at 80 days, Jackson is one of the slower-moving markets in the PropertyIQ dataset. A market where the average home takes nearly three months to sell is not one where buyer demand is creating urgency.

The pending ratio is 0.39 as of February 2026. For every 100 homes actively for sale in Jackson, 39 are under contract. In tighter markets, that ratio often exceeds 1.0, meaning more homes are going under contract than currently active. Jackson's 0.39 indicates that demand is absorbing less than half of the available supply at any given time.

Price reductions affected 15.32% of active listings as of February 2026. That figure is consistent with a market where sellers are adjusting to where buyers are actually willing to transact.

The supply score is 15.7 out of 100 and the demand score is 58.2. The demand side is notably stronger than the supply side. Buyers are active relative to what the listing supply health reflects. The low supply score is not about scarcity of homes. It reflects the health and quality of the supply picture: inventory is rising, days are long, and price cuts are elevated.

The Cash Flow Math

The Zillow rent index for Jackson is $1,472 per month as of December 2025. At a home value of $140,464, that produces a price-to-rent ratio of approximately 7.95.

A PTR below 10 is typically associated with markets where rental income can cover mortgage and operating costs, depending on down payment size, financing terms, and local operating expenses. Jackson is well inside that range on a raw numbers basis.

The five-year appreciation figure is 8.32% as of February 2026. That is the total five-year gain, not annualized. For a market with a PTR suggesting favorable cash flow conditions, the appreciation track record is modest. Jackson has not been a market where investors captured both yield and price growth simultaneously over the prior cycle.

The Zillow home price forecast is 1.7% appreciation over the next 12 months as of December 2025. That is a low-growth forecast consistent with a market where supply is building and prices are under modest downward pressure.

Score Consistency

The PropertyIQ score history for Jackson shows consistent readings in the 39 to 56 range over the past two years. The February 2026 reading of 51 represents the high end of that range. The score has moved up from 39 in October 2024 to 51 in February 2026, a gradual improvement. It has not broken above 56 in the timeframe tracked.

A market that consistently scores in the low 50s is telling you something about the structural balance between supply and demand. Jackson is not a market that surges and dips. It has maintained a persistent mid-low score across different seasonal periods, which suggests the fundamental demand conditions are stable but not strong.

The Economic Context

The Jackson metro population is 615,908 as of 2023 Census data. The metro unemployment rate is 3.5% as of November 2025, relatively low and suggesting the labor market is not the primary headwind. The homeownership rate is 67.46%, near the national average.

The five-year down payment savings timeline is 5.9 years as of December 2025. That is manageable relative to coastal markets where 10-plus-year timelines are common, though it reflects the income gap between what homes require and what local households earn.

How Jackson Compares to Other Southern Markets

Mississippi has several metros in the PropertyIQ dataset. Jackson's score of 51 places it above heavily oversupplied markets like New Orleans, Louisiana, which has scored in the low 20s, but below markets like Birmingham, Alabama, which has shown more supply tightness. Within the Deep South region, Jackson reflects the pattern of markets where investor activity was limited during the 2020-2022 price surge, resulting in less dramatic overbuilding but also less momentum.

What This Market Is Not

A score of 51 combined with a favorable PTR and an undervaluation reading does not make Jackson a straightforward opportunity. The score has not improved consistently. Inventory is building. Days on market are among the longest in the PropertyIQ dataset. Sellers are cutting prices on nearly one in six listings.

The PropertyIQ Score of 51 accurately reflects a market in modest equilibrium: not collapsing, not appreciating. Investors drawn by the price-to-rent ratio and undervaluation reading should weigh those figures against the weak absorption rate, rising inventory, and consistent below-60 score history.

PropertyIQ score as of February 28, 2026. Listing and inventory data as of February 1, 2026. Zillow home value data as of January 31, 2026. Sale-to-list data as of November 30, 2025. Forecast data as of December 2025. Census data as of 2023. Economic data as of November 2025. All data for informational purposes only.