Natchez, MS Housing Market
AI-powered market intelligence for the Natchez, MS-LA metro area.
PropertyIQ Scores
Natchez, MS Market Analysis
Market Overview
Natchez, MS has a PropertyIQ Score of 1 out of 100, indicating a very weak market relative to broader conditions. The score is driven by negative home value momentum: -5.44% over 12 months and -6.56% over 3 months, plus a median days-on-market of 101 days and a 12.8% share of listings with a price cut. These figures point to falling prices, slow sales, and sellers reducing asking prices. Against state averages, Natchez is deeply discounted: the median home value is $115,561 compared with $217,039 statewide, and the rent index is $731 compared with $1,064 statewide. Median household income is $42,104, below the state average of $60,756, while unemployment matches the state at 4.4%.
The market also shows slow inventory turnover. There are 212 homes for sale, and with a median days-on-market of 101, properties are lingering. The reported home value year-over-year change is $6, essentially flat, while the momentum readings are negative, suggesting recent softness after a stagnant stretch. Population growth is not available in the provided data, so demographic demand trends are unclear.
Key Trends
First, home value momentum is negative and steepening. The 3-month reading of -6.56% is weaker than the 12-month reading of -5.44%, which means prices have declined more sharply in the recent period. The $6 year-over-year home value figure reinforces essentially no annual appreciation.
Second, listings are moving slowly. A median days-on-market of 101 days is elevated, and with 212 homes for sale, inventory is not clearing quickly. The 12.8% share of listings with a price cut shows that a notable portion of sellers are adjusting prices downward to attract buyers.
Third, affordability is mixed. The median home value of $115,561 is roughly half the state average of $217,039, which lowers the entry price for buyers. But the median household income of $42,104 is also well below the state average of $60,756, so local purchasing power remains constrained.
Fourth, the rental market is limited. The rent index of $731 is far below the state average of $1,064, indicating lower rental income potential for investors. Low purchase prices may offset that for some buyers, but the rental benchmark is weak. Unemployment at 4.4% matches the state, so labor conditions are stable but not a relative advantage.
Who Is This Market For
This market is best suited to price-sensitive buyers who do not need short-term appreciation. First-time buyers or local households with lower incomes may find an entry point in Natchez because the median home value is $115,561, well below the state average. However, the PropertyIQ Score of 1/100 and negative home value momentum mean this is not a market for buyers expecting quick value gains.
Long-term buy-and-hold investors may consider the low acquisition prices and $731 rent index, but they should weigh the slow 101-day median days-on-market and weak price trends. Flippers or short-term investors are poorly matched to this market. Move-up buyers and sellers who may need to relocate could face a difficult environment because homes are selling slowly and 12.8% of listings have price cuts. The missing population growth data also means there is no clear demographic demand signal.
Outlook
The near-term outlook appears soft. The 3-month home value momentum of -6.56% is weaker than the 12-month figure of -5.44%, suggesting price declines have not yet stabilized. With 212 homes for sale and a median days-on-market of 101 days, inventory pressure is likely to continue. The 12.8% share of listings with a price cut indicates sellers are still adjusting expectations, which can add further downward pressure on values. Since population growth is not available and local income and rents are below state benchmarks, the data supports continued weakness rather than a quick rebound.
AI-generated analysis based on current market data. Last updated October 1, 2026.
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Natchez, MS market data
Natchez, MS Housing Market Overview
Natchez, MS's median home value is $116K, down 5.4% over the past year. Homes here sell in a median 101 days. Its PropertyIQ Score of 1 sits below the state average of 50, marking a market positioned to lag its state over the next three years.
PropertyIQ tracks the Natchez, MS housing market through two complementary lenses: price momentum from Zillow home-value trends over 3 and 12 months, and demand pressure from how quickly homes sell and how often sellers cut prices, drawn from Realtor.com. The PropertyIQ Score distills these into one number that predicts how this MS market is set to perform against its state benchmark.
Southeastern markets benefit from manufacturing investment, logistics infrastructure, and relative affordability compared to national averages. The region's population growth — driven by both domestic migration and natural increase — supports sustained housing demand across metro and suburban areas. Within the Southeast, Natchez, MS's PropertyIQ Score of 1 runs below the Southeast norm.
The PropertyIQ Score for the Natchez, MS market is built from four inputs: Zillow home-value momentum over twelve months, Zillow home-value momentum over three months, the median days listings spend on the market (Realtor.com), and the share of listings with a price cut (Realtor.com). The score runs on a 1 to 99 scale computed across all metro markets nationally and calibrated so 50 equals the state average — a score above 50 means this market is positioned to outperform its state, and a score below 50 means it is set to lag. Momentum here has been negative, with home values down 5.4% over the past year.
Explore the interactive map to see how Natchez, MS compares to neighboring metros, or view the full market dashboard for detailed analytics including time-series trends, score breakdowns, and AI-generated market reports.
Counties in the Natchez, MS metro area
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Market data through August 2026. Sourced from Zillow, Realtor.com, Redfin, U.S. Census Bureau, FRED, BLS, and BEA. Per-statistic source and date shown above.
Frequently Asked Questions
Is Natchez, MS a good place to buy real estate in 2026?
PropertyIQ doesn't label markets simply good or bad. Instead, the PropertyIQ Score measures a market's demand momentum against its own state, where 50 marks the state average. Natchez, MS currently scores 1, a very weak-momentum reading that leaves it positioned to lag its state over the next three years. For buyers, cooling demand usually brings more inventory, longer sale times, and real leverage to negotiate on price. Backing that up, the median home value here is $116K, down 5.4% over the past year. So whether Natchez, MS is right for you comes down to your goals: a rising-momentum market can favor long-term appreciation but offers less room to negotiate, while a cooling one hands buyers more leverage. Treat the score as a timing signal to weigh alongside your budget, holding period, and plans for the property, not a verdict on the market's quality.
What is the PropertyIQ Score for Natchez, MS?
Natchez, MS's PropertyIQ Score is 1, indicating very weak momentum on a 1-to-99 scale. The score distills four transparent inputs into a single number: Zillow home-value momentum over the past 12 months, Zillow home-value momentum over the past 3 months, the median days homes spend on the market from Realtor.com, and the share of listings with a price cut, also from Realtor.com. Rising values and faster sales push the score up, while slow sales and frequent price cuts pull it down. The scale is calibrated so 50 equals the state average, meaning a score above 50 predicts the market will outperform its state over the next three years and a score below 50 predicts underperformance. PropertyIQ computes the score across every US market nationally, then recenters it against each state, so 1 places Natchez, MS below its state benchmark.
Are home prices in Natchez, MS rising or falling?
Home prices in Natchez, MS are falling. Over the past year, the median home value declined 5.4%, reaching $116K. Over the latest three months, values slipped 6.6%, a sign near-term demand is softening. PropertyIQ derives these figures from Zillow's home-value index, which tracks the typical value across the market rather than only the homes that happened to sell, giving a steadier read than a raw median sale price. Both the 12-month and 3-month momentum readings feed directly into the PropertyIQ Score, so this price trend is one of the core signals behind Natchez, MS's current score. Keep in mind that appreciation can vary widely by neighborhood and price tier across the metro area, so treat these figures as the market-wide baseline rather than a guarantee for any single property.
How quickly do homes sell in Natchez, MS?
In Natchez, MS, homes sell in a median of 101 days from listing to pending sale, based on Realtor.com market data. Median days on market is one of the clearest real-time reads on local demand: when homes move quickly, buyers are competing and sellers hold the advantage, while lengthening timelines signal cooling interest and more room to negotiate. Alongside sale speed, about 13% of active listings here have taken at least one price cut — a complementary demand gauge, since a rising share of reductions often precedes slower sales and softer prices. Both median days on market and the price-cut share feed directly into the PropertyIQ Score, where faster sales and fewer cuts push the score higher. As a general guide, medians under about 30 days indicate a brisk, competitive market, while medians well beyond 60 days point to buyers regaining leverage. Actual time on market still varies by price band, property type, and season, so treat the median as a market-wide baseline.
How current is this metro area data?
This Natchez, MS market data is refreshed on a monthly cycle, with the latest figures current through August 2026. PropertyIQ ingests fresh data every month from a range of authoritative sources: home values and rents from Zillow, days on market and price-cut activity from Realtor.com, additional housing signals from Redfin, demographic and housing-stock data from the U.S. Census Bureau, mortgage and macroeconomic series from FRED, and employment figures from the Bureau of Labor Statistics and the Bureau of Economic Analysis. The PropertyIQ Score itself is recomputed every month once the new source data lands, so the score and its four underlying inputs always reflect the most recent complete reporting period rather than a static snapshot. Because official housing data is typically released with a short lag, the current-through date usually trails the present by a few weeks, which is normal across the industry and not a sign the data is out of date.