Housing data for Southaven, MS
Southaven, MS has an estimated 56,226 residents and 23,046 homes (US Census Bureau, 2020–2024 American Community Survey).
It is a city in DeSoto County.
27.5% of households rent.
The median gross rent is $1,445 a month.
Its population grew measurably since 2015–2019 (+3.8%).
Figures last updated on .
- Residents
- 56,226 (±36)
- Housing units
- 23,046 (±600)
- Households that rent
- 27.5%
- Median gross rent
- $1,445
- Residents since 2015–2019
- +3.8%
What stands out in Southaven
Homes in buildings of 5 or more units: 11.9% (±2.0 points) in Southaven, higher than in DeSoto County (8.5%).
Households that rent: 27.5% (±3.2 points) in Southaven, higher than in DeSoto County (22.1%).
Homes built before 1980: 22.6% (±2.7 points) in Southaven, higher than in DeSoto County (18.0%).
Median home value: $236,300 (±$9,492) in Southaven, lower than in DeSoto County ($269,600).
- Types of homes in Southaven
- Renters and owners in Southaven
- Age of homes in Southaven
- Home values in Southaven
Housing in Southaven at a glance
- Median rent: $1,445 median gross rent a month
- Rent by bedrooms: $1,389 median gross rent, 2 bedrooms
- Rent burden: 49.9% of renters pay 30% or more of income
- Renters and owners: 27.5% of households rent
- Income and affordability: $78,483 median household income
- Home values: $236,300 median home value
- Homeowner costs: $1,565 median monthly cost with a mortgage
- Property taxes: $1,515 median real estate taxes a year
- Types of homes: 11.9% of homes are in buildings of 5 or more units
- Bedrooms: 78.2% of homes have 3 or more bedrooms
- Age of homes: 22.6% of homes were built before 1980
- Vacancy rate: 17.9% rental vacancy rate
- Heating fuel: 60.3% heat with utility gas
- Commute and cars: 24.0 minutes average trip to work
- Crime reported to police: 268 violent crimes per 100,000 residents
- Growth: +3.8% residents since 2015–2019
- How long people stay: 25.0% moved in since 2020
- Crowding and facilities: 1.5% of homes have more than 1 person per room
- Fair Market Rent: $1,950 Small Area FMR, 2 bedrooms (ZIP 38672)
Southaven against DeSoto County, its state and the nation
| Southaven | DeSoto County | Mississippi | United States | |
|---|---|---|---|---|
| Residents | 56,226 (±36) | 191,301 (exact) | 2,946,779 (exact) | 334,922,499 |
| Housing units | 23,046 (±600) | 75,437 (±100) | 1,341,114 (±478) | 143,775,355 |
| Households that rent | 27.5% (±3.2 points) | 22.1% (±1.5 points) | 30.0% (±0.4 points) | 34.8% |
| Median gross rent | $1,445 (±$50) | $1,451 (±$33) | $954 (±$8) | $1,413 |
| Median household income | $78,483 (±$3,946) | $85,297 (±$2,588) | $56,447 (±$539) | $80,734 |
| Median home value | $236,300 (±$9,492) | $269,600 (±$5,560) | $169,800 (±$1,198) | $332,700 |
| Median real estate taxes (a year) | $1,515 (±$87) | $1,613 (±$40) | $1,215 (±$12) | $3,119 |
| Built before 1980 | 22.6% (±2.7 points) | 18.0% (±1.4 points) | 41.4% (±0.4 points) | 49.7% |
| Average commute | 24.0 minutes (±1.3) | 26.2 minutes (±0.8) | 25.6 minutes (±0.2) | 26.4 minutes |
| Households with broadband | 93.5% (±1.4 points) | 92.1% (±0.9 points) | 84.1% (±0.3 points) | 91.0% |
| Median age of residents | 36.2 years (±1.5) | 37.3 years (±0.4) | 38.6 years (±0.1) | 38.9 years |
Southaven covers 41.3 square miles of land, about 1,361 residents per square mile (Census Bureau Gazetteer).
How Southaven has changed since 2015–2019
| 2015–2019 | 2020–2024 | Amount of change | Verdict | |
|---|---|---|---|---|
| Residents | 54,152 (±85) | 56,226 (±36) | +3.8% | Measurable increase |
| Housing units | 21,121 (±472) | 23,046 (±600) | +9.1% | Measurable increase |
| Median gross rent | $1,056 (±$24) | $1,445 (±$50) | +36.8% | Up after inflation |
| Median home value | $153,200 (±$3,885) | $236,300 (±$9,492) | +54.2% | Up after inflation |
| Median household income | $61,026 (±$2,002) | $78,483 (±$3,946) | +28.6% | No measurable change after inflation |
| Median owner cost with a mortgage | $1,253 (±$38) | $1,565 (±$63) | +24.9% | No measurable change after inflation |
| Median real estate taxes | $1,265 (±$52) | $1,515 (±$87) | +19.8% | No measurable change after inflation |
| Households that rent | 32.9% (±2.0 points) | 27.5% (±3.2 points) | −5.4 percentage points | Measurable decrease |
| Rental vacancy rate | 9.8% (±2.7 points) | 17.9% (±5.4 points) | +8.1 percentage points | Measurable increase |
The Census Bureau publishes 2015–2019 dollars in 2019 dollars and 2020–2024 dollars in 2024 dollars.
Prices (the CPI-U, US Bureau of Labor Statistics) rose 22.7% between 2019 and 2024, so a dollar figure’s verdict compares the two after raising the earlier one by that much, using the Census Bureau’s test for a difference.
The two periods do not overlap, as the Census Bureau recommends for 5-year estimates.
Crime reported to police in Southaven
In 2025, the Southaven Police Department reported 268 violent and 1,655 property crimes per 100,000 residents to the FBI.
Across DeSoto County, the departments that report recorded 166 violent and 1,044 property crimes per 100,000 residents that year.
ZIP codes in Southaven
| ZIP code | Share of the ZIP’s land in this place | Residents | Median gross rent | Median home value | Median household income |
|---|---|---|---|---|---|
| 38672 | 100% | 16,436 | $2,218 | $320,500 | $116,184 |
| 38671 | 100% | 37,319 | $1,400 | $189,000 | $61,843 |
| 38651 | 10% | 8,731 | $796 | $328,000 | $98,760 |
A ZIP code is a mail route rather than a boundary, so the Census Bureau publishes figures for ZIP Code Tabulation Areas built from census blocks; the share column says how much of each one’s land lies in this place.
Places near Southaven
| Place | Distance | Median gross rent | Median home value | Households that rent |
|---|---|---|---|---|
| Horn Lake | 4.1 mi | $1,435 | $171,400 | 41.9% |
| Bridgetown | 5.9 mi | — | $344,500 | 4.6% |
| Hernando | 7.1 mi | $1,302 | $315,900 | 18.8% |
| Lynchburg | 7.4 mi | $1,915 | $222,300 | 9.3% |
| Olive Branch | 7.7 mi | $1,829 | $290,000 | 17.7% |
| Walls | 11 mi | $1,200 | $193,300 | 52.0% |
| Memphis | 11 mi | $1,181 | $169,000 | 55.1% |
| Germantown | 14 mi | $1,816 | $470,800 | 13.3% |
Places in Mississippi most like Southaven
| Place | Median gross rent | Median home value | Median household income | Households that rent |
|---|---|---|---|---|
| Gulf Hills | $1,401 | $203,700 | $72,839 | 28.9% |
| Brandon | $1,382 | $278,900 | $92,783 | 21.7% |
| Byram | $1,343 | $206,600 | $70,445 | 16.1% |
| Hernando | $1,302 | $315,900 | $76,950 | 18.8% |
| Bay St. Louis | $1,179 | $260,200 | $67,442 | 23.3% |
| Long Beach | $1,215 | $215,200 | $70,332 | 34.3% |
Matched on rent, home value, income, the share who rent, the age of the homes, the share in apartment buildings and the commute, each measured against the spread across Mississippi.
HUD Fair Market Rent for Southaven, fiscal year 2027
| Studio | 1 bedroom | 2 bedrooms | 3 bedrooms | 4 bedrooms |
|---|---|---|---|---|
| $1,095 | $1,191 | $1,301 | $1,717 | $1,981 |
HUD also publishes a Small Area Fair Market Rent for each ZIP code in the area; the Fair Market Rent page for this place lists its ZIP codes.
HUD income limits for Southaven, fiscal year 2026
| Household size | Extremely low (30%) | Very low (50%) | Low (80%) |
|---|---|---|---|
| 1 person | $19,500 | $32,450 | $51,950 |
| 2 people | $22,250 | $37,100 | $59,350 |
| 3 people | $27,320 | $41,750 | $66,750 |
| 4 people | $33,000 | $46,350 | $74,150 |
| 5 people | $38,680 | $50,100 | $80,100 |
| 6 people | $44,360 | $53,800 | $86,050 |
| 7 people | $50,040 | $57,500 | $91,950 |
| 8 people | $55,720 | $61,200 | $97,900 |
These are the limits HUD sets for its housing programs in the Memphis, TN-MS-AR HUD Metro FMR Area, where HUD’s median family income for fiscal year 2026 is $92,700.
A program can use its own limits; tax-credit and local programs often do.
Survey years: 2020–2024 (American Community Survey 5-year estimates), compared with 2015–2019.
Margins of error are at the 90% confidence level.
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Questions about Southaven
What is the average rent in Southaven, MS?
The Census Bureau publishes the median rather than the average: the median gross rent in Southaven is $1,445 (±$50) a month (2020–2024 American Community Survey), so half of renting households pay less and half pay more.
How much is a one-bedroom apartment in Southaven?
The median gross rent for a one-bedroom home in Southaven, MS is $1,274 (±$121) a month (2020–2024 American Community Survey).
Are renters in Southaven rent-burdened?
49.9% of renting households in Southaven pay 30% or more of their income in gross rent, the share housing researchers usually call rent-burdened (2020–2024 American Community Survey).
How many renters are there in Southaven?
Southaven has an estimated 5,846 (±733) renting households, 27.5% of its occupied homes (2020–2024 American Community Survey).
What is the median household income in Southaven?
The median household income in Southaven is $78,483 (±$3,946) a year (2020–2024 American Community Survey).
What is the average home value in Southaven, MS?
The Census Bureau publishes the median: $236,300 (±$9,492) for owner-occupied homes in Southaven (2020–2024 American Community Survey).
Is Southaven growing?
In Southaven, the number of residents went from 54,152 in 2015–2019 to 56,226 in 2020–2024 (+3.8%), a measurable increase.
What ZIP codes are in Southaven?
The ZIP codes that cover Southaven are 38672, 38671, 38651.
What is the median rent in ZIP code 38672?
The median gross rent in ZIP Code Tabulation Area 38672 is $2,218 (±$79) a month (2020–2024 American Community Survey).
Sources
- Demographic and Housing Estimates (DP05), 2020–2024 ACS 5-year estimates — Southaven city, Mississippi
- Selected Housing Characteristics (DP04), 2020–2024 ACS 5-year estimates — Southaven city, Mississippi
- Selected Economic Characteristics (DP03), 2020–2024 ACS 5-year estimates — Southaven city, Mississippi
- Median Real Estate Taxes Paid by Mortgage Status (B25103), 2020–2024 ACS 5-year estimates — Southaven city, Mississippi
- Selected Social Characteristics (DP02), 2020–2024 ACS 5-year estimates — Southaven city, Mississippi
- Total Population (B01003), 2015–2019 ACS 5-year estimates — Southaven city, Mississippi
- Median Gross Rent (B25064), 2015–2019 ACS 5-year estimates — Southaven city, Mississippi
- HUD Fair Market Rents, fiscal year 2027: Memphis, TN-MS-AR HUD Metro FMR Area
- HUD Small Area Fair Market Rents, fiscal year 2027
- HUD Income Limits, fiscal year 2026: Memphis, TN-MS-AR HUD Metro FMR Area
- US Census Bureau, American Community Survey 2020–2024 5-year estimates for ZIP Code Tabulation Areas
- FBI Uniform Crime Reporting Program, Crime Data Explorer: Southaven Police Department (ORI MS0170100)
- FBI: Uniform Crime Reporting statistics and their proper use
- Consumer Price Index for All Urban Consumers (CPI-U), US city average, all items, US Bureau of Labor Statistics: annual averages 2019 and 2024
- US Census Bureau, 2024 Gazetteer Files
To check these figures in the Census Bureau’s own API, request the variables below from the 2024 ACS 5-year data profile (acs/acs5/profile) for Southaven city, Mississippi (place:69280, in state:28).
Each estimate (E or PE) has a margin of error beside it (M or PM).
The 2015–2019 figures are B01003_001E, B01003_001M, B25064_001E, B25064_001M from the 2019 release.
The API needs a free key.
DP05_0001E, DP05_0001M, DP04_0001E, DP04_0001M, DP04_0047PE, DP04_0047PM, DP04_0134E, DP04_0134M, DP03_0062E, DP03_0062M, DP04_0089E, DP04_0089M
This product uses the Census Bureau Data API but is not endorsed or certified by the Census Bureau.
Figures are published by the US Census Bureau, HUD, the Bureau of Labor Statistics and the FBI; Seayora reproduces them and does not adjust them, except where a sentence says it compares dollar figures after inflation. They describe the whole place, not any one building or street, and are not an appraisal, a rent determination, a tax bill, a safety rating or legal advice.
Figures last updated on .