Housing data for Water Valley, MS
Water Valley, MS has an estimated 3,376 residents and 1,600 homes (US Census Bureau, 2020–2024 American Community Survey).
It is a city in Yalobusha County.
51.2% of households rent.
The median gross rent is $606 a month.
Its population grew measurably since 2015–2019 (+1.6%).
Figures last updated on .
- Residents
- 3,376 (±16)
- Housing units
- 1,600 (±173)
- Households that rent
- 51.2%
- Median gross rent
- $606
- Residents since 2015–2019
- +1.6%
What stands out in Water Valley
Homes in buildings of 5 or more units: 16.4% (±6.8 points) in Water Valley, higher than in Yalobusha County (5.1%).
Households that rent: 51.2% (±10.1 points) in Water Valley, higher than in Yalobusha County (30.7%).
Households without a vehicle: 2.5% (±2.4 points) in Water Valley, lower than in Yalobusha County (5.8%).
Average commute: 22.8 minutes (±3.7) in Water Valley, lower than in Yalobusha County (30.5 minutes).
Housing in Water Valley at a glance
- Median rent: $606 median gross rent a month
- Rent by bedrooms: $684 median gross rent, 2 bedrooms
- Rent burden: 39.3% of renters pay 30% or more of income
- Renters and owners: 51.2% of households rent
- Income and affordability: $42,684 median household income
- Home values: $135,500 median home value
- Homeowner costs: $1,081 median monthly cost with a mortgage
- Property taxes: $1,084 median real estate taxes a year
- Types of homes: 16.4% of homes are in buildings of 5 or more units
- Bedrooms: 64.1% of homes have 3 or more bedrooms
- Age of homes: 63.5% of homes were built before 1980
- Vacancy rate: 26.6% rental vacancy rate
- Heating fuel: 48.7% heat with electricity
- Commute and cars: 22.8 minutes average trip to work
- Crime reported to police: 438 violent crimes per 100,000 residents
- Growth: +1.6% residents since 2015–2019
- How long people stay: 25.2% moved in since 2020
- Crowding and facilities: 0.0% of homes have more than 1 person per room (Small sample: wide margin of error)
Water Valley against Yalobusha County, its state and the nation
| Water Valley | Yalobusha County | Mississippi | United States | |
|---|---|---|---|---|
| Residents | 3,376 (±16) | 12,419 (exact) | 2,946,779 (exact) | 334,922,499 |
| Housing units | 1,600 (±173) | 6,504 (±25) | 1,341,114 (±478) | 143,775,355 |
| Households that rent | 51.2% (±10.1 points) | 30.7% (±4.9 points) | 30.0% (±0.4 points) | 34.8% |
| Median gross rent | $606 (±$88) | $667 (±$46) | $954 (±$8) | $1,413 |
| Median household income | $42,684 (±$11,988) | $49,151 (±$5,867) | $56,447 (±$539) | $80,734 |
| Median home value | $135,500 (±$56,041) | $122,300 (±$24,981) | $169,800 (±$1,198) | $332,700 |
| Median real estate taxes (a year) | $1,084 (±$295) | $809 (±$107) | $1,215 (±$12) | $3,119 |
| Built before 1980 | 63.5% (±14.4 points) | 48.7% (±6.2 points) | 41.4% (±0.4 points) | 49.7% |
| Average commute | 22.8 minutes (±3.7) | 30.5 minutes (±3.7) | 25.6 minutes (±0.2) | 26.4 minutes |
| Households with broadband | 83.9% (±7.0 points) | 81.0% (±3.8 points) | 84.1% (±0.3 points) | 91.0% |
| Median age of residents | 32.0 years (±6.3) | 42.6 years (±1.5) | 38.6 years (±0.1) | 38.9 years |
Water Valley covers 7.0 square miles of land, about 482 residents per square mile (Census Bureau Gazetteer).
How Water Valley has changed since 2015–2019
| 2015–2019 | 2020–2024 | Amount of change | Verdict | |
|---|---|---|---|---|
| Residents | 3,323 (±16) | 3,376 (±16) | +1.6% | Measurable increase |
| Housing units | 1,628 (±180) | 1,600 (±173) | −1.7% | Not a measurable change |
| Median gross rent | $516 (±$265) | $606 (±$88) | +17.4% | No measurable change after inflation |
| Median home value | $97,200 (±$10,800) | $135,500 (±$56,041) | +39.4% | No measurable change after inflation |
| Median household income | $40,769 (±$8,771) | $42,684 (±$11,988) | +4.7% | No measurable change after inflation |
| Median owner cost with a mortgage | $888 (±$106) | $1,081 (±$148) | +21.7% | No measurable change after inflation |
| Median real estate taxes | $1,077 (±$227) | $1,084 (±$295) | +0.6% | No measurable change after inflation |
| Households that rent | 40.4% (±7.4 points) | 51.2% (±10.1 points) | +10.8 percentage points | Not a measurable change |
| Rental vacancy rate | 28.0% (±11.7 points) | 26.6% (±12.5 points) | −1.4 percentage points | Not a measurable change |
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 Water Valley
In 2025, the Water Valley Police Department reported 438 violent and 3,099 property crimes per 100,000 residents to the FBI.
Places near Water Valley
| Place | Distance | Median gross rent | Median home value | Households that rent |
|---|---|---|---|---|
| Taylor | 7.9 mi | $1,021 | $283,900 | 20.6% |
| Coffeeville | 13 mi | $670 | $87,300 | 31.8% |
| Oxford | 14 mi | $1,071 | $385,700 | 56.8% |
| University | 15 mi | — | — | — |
| Oakland | 18 mi | — | — | 36.3% |
| Pope | 18 mi | $938 | $106,500 | 37.8% |
| Courtland | 19 mi | $925 | $93,600 | 14.3% |
| Batesville | 20 mi | $895 | $222,400 | 44.4% |
Places in Mississippi most like Water Valley
| Place | Median gross rent | Median home value | Median household income | Households that rent |
|---|---|---|---|---|
| Corinth | $601 | $177,100 | $44,226 | 49.5% |
| Indianola | $720 | $108,800 | $41,708 | 48.2% |
| Greenwood | $678 | $108,900 | $35,473 | 47.4% |
| Magee | $771 | $143,100 | $44,488 | 48.6% |
| Isola | $641 | $88,600 | $37,981 | 56.7% |
| West Point | $746 | $153,900 | $38,064 | 39.1% |
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 Water Valley, fiscal year 2027
| Studio | 1 bedroom | 2 bedrooms | 3 bedrooms | 4 bedrooms |
|---|---|---|---|---|
| $761 | $769 | $905 | $1,185 | $1,189 |
HUD income limits for Water Valley, fiscal year 2026
| Household size | Extremely low (30%) | Very low (50%) | Low (80%) |
|---|---|---|---|
| 1 person | $15,960 | $25,200 | $40,350 |
| 2 people | $21,640 | $28,800 | $46,100 |
| 3 people | $27,320 | $32,400 | $51,850 |
| 4 people | $33,000 | $36,000 | $57,600 |
| 5 people | $38,680 | $38,900 | $62,250 |
| 6 people | $41,800 | $41,800 | $66,850 |
| 7 people | $44,650 | $44,650 | $71,450 |
| 8 people | $47,550 | $47,550 | $76,050 |
These are the limits HUD sets for its housing programs in the Yalobusha County, MS, where HUD’s median family income for fiscal year 2026 is $67,500.
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 Water Valley
What is the average rent in Water Valley, MS?
The Census Bureau publishes the median rather than the average: the median gross rent in Water Valley is $606 (±$88) 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 Water Valley?
The median gross rent for a one-bedroom home in Water Valley, MS is $337 (±$211) a month (2020–2024 American Community Survey).
Are renters in Water Valley rent-burdened?
39.3% of renting households in Water Valley 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 Water Valley?
Water Valley has an estimated 640 (±156) renting households, 51.2% of its occupied homes (2020–2024 American Community Survey).
What is the median household income in Water Valley?
The median household income in Water Valley is $42,684 (±$11,988) a year (2020–2024 American Community Survey).
What is the average home value in Water Valley, MS?
The Census Bureau publishes the median: $135,500 (±$56,041) for owner-occupied homes in Water Valley (2020–2024 American Community Survey).
Is Water Valley growing?
In Water Valley, the number of residents went from 3,323 in 2015–2019 to 3,376 in 2020–2024 (+1.6%), a measurable increase.
Sources
- Demographic and Housing Estimates (DP05), 2020–2024 ACS 5-year estimates — Water Valley city, Mississippi
- Selected Housing Characteristics (DP04), 2020–2024 ACS 5-year estimates — Water Valley city, Mississippi
- Selected Economic Characteristics (DP03), 2020–2024 ACS 5-year estimates — Water Valley city, Mississippi
- Median Real Estate Taxes Paid by Mortgage Status (B25103), 2020–2024 ACS 5-year estimates — Water Valley city, Mississippi
- Selected Social Characteristics (DP02), 2020–2024 ACS 5-year estimates — Water Valley city, Mississippi
- Total Population (B01003), 2015–2019 ACS 5-year estimates — Water Valley city, Mississippi
- Median Gross Rent (B25064), 2015–2019 ACS 5-year estimates — Water Valley city, Mississippi
- HUD Fair Market Rents, fiscal year 2027: Yalobusha County, MS
- HUD Income Limits, fiscal year 2026: Yalobusha County, MS
- FBI Uniform Crime Reporting Program, Crime Data Explorer: Water Valley Police Department (ORI MS0810100)
- 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 Water Valley city, Mississippi (place:78000, 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 .