Total monthly cost of ownership
Cost to Own a Home in Carthage, Mississippi
A $147,000 home here costs
$1,429per month, all in, with 20% down at today's 7.24% 30-year fixed rate. By the 28% rule that takes a household income of about $61,000 a year.
A standard mortgage calculator would have told you $801. The real number is $627 higher every month, 78% more than the payment most buyers budget for.
Compare Leake County with anywhere in America · full county breakdown
Small-place caveat: the Census publishes these figures for Carthage from a five-year rolling sample, and with about 4,859 residents that sample is small. The median home value here carries a much wider margin of error than a big-city figure does, so treat it as indicative rather than exact. The Leake County figures are drawn from a far larger sample if you want a steadier number.
Where every dollar goes
Only the first line is a mortgage payment. Change any assumption above and every figure below recalculates.
Carthage against Leake County and Mississippi
| Measure | Carthage | Leake County |
|---|---|---|
| Median home value | $146,800 | $114,600 |
| Median property tax | $1,638 | $775 |
| Effective tax rate | 1.116% | 0.676% |
| Median gross rent | $549 | $757 |
| Population | 4,859 | 21,288 |
The weather behind that power bill
Carthage sits in Leake County, which averages a high of 92.1°F in its hottest month and a low of 33.5°F in its coldest, with 57.81" of precipitation a year and 29% of it in a single three-month stretch. That climate drives 2,159 cooling and 2,548 heating degree days, which is what sets the $167 electricity line above.
See the full climate breakdown for Leake County , month by month temperatures, rainy season timing, snowfall and heating and cooling costs.
Other cities in Leake County
No other places of this size are published in Leake County.
Full Leake County cost breakdown · Every county in Mississippi
Talk to someone who works this market
These are Carthage averages. What one specific house costs to own, or what it would sell for today, depends on the street and the condition of the place. We will connect you with one licensed local agent who works Carthage every week. Free, no obligation, and we never sell your details to a list.
I'm looking to buy in Carthage I already own here and may sell
Common questions
How much does it cost to own a home in Carthage?
A $147,000 home in Carthage, Mississippi costs approximately $1,429 per month with 20% down at 7.24%. That is $801 principal and interest, $137 property tax, $133 homeowners insurance, $235 utilities and $123 set aside for maintenance.
What is the property tax rate in Carthage?
Carthage has an effective property tax rate of 1.116%, based on a median home value of $146,800 and median real estate taxes of $1,638. That is higher than the Leake County average of 0.676%.
What is the average home price in Carthage?
The median owner-occupied home value in Carthage, Mississippi is $146,800, against $114,600 across Leake County.
Is it cheaper to rent or buy in Carthage?
Median gross rent in Carthage is $549 a month, against $1,429 to own the median home all in. Renting costs less month to month here, though renting builds no equity.
What salary do you need to buy a home in Carthage?
Using the standard 28% rule, housing costs at no more than 28% of gross income, buying the median home in Carthage, Mississippi at today's rate takes a household income of roughly $61,000 a year. That covers the full $1,429 monthly cost, not just the mortgage payment.
Sources & methodology
- Median home value, real estate taxes, gross rent and population for Carthage, US Census Bureau, American Community Survey ACS 2023 5-Year, place-level tables.
- Homeowners insurance, NAIC average premium for Mississippi.
- Electricity price, EIA Electric Power Monthly Table 5.6.A.
- Mortgage rate, Freddie Mac PMMS, refreshed weekly.
- Maintenance (1%/yr) and water and sewer ($68/mo) are national estimates. Every assumption above is editable.