Total monthly cost of ownership
Cost to Own a Home in Neshoba County, Mississippi
A $97,000 home here costs
$984per month, all in, with 20% down at today's 6.76% 30-year fixed rate. By the 28% rule that takes a household income of about $42,000 a year.
A standard mortgage calculator would have told you $504. The real number is $480 higher every month, 95% more than the payment most buyers budget for.
Compare with Lauderdale County · Leake County · Newton County · any county
Where every dollar goes
Only the first line is a mortgage payment. Change any assumption above and every figure below recalculates.
How Neshoba County compares
Neshoba County ranks 1,444th of 3,133 US counties by effective property tax rate, meaning property taxes here are lower than in 1,689 counties and higher than in 1,443. Within Mississippi it ranks 15th of 82.
Paying the full bill when you don't have to?
Mississippi runs property tax relief: homestead, senior, veteran and disability programs, and nearly all of it requires a filing homeowners never make. See what you can claim in Mississippi. Buying instead? The state's down payment help is the program lenders forget to mention.
The numbers behind this page
| Measure | Neshoba County | Source |
|---|---|---|
| Median home value | $96,600 | ACS B25077 |
| Median real estate taxes paid | $856 | ACS B25103 |
| Effective property tax rate | 0.886% | Derived |
| Median gross rent | $759 | ACS B25064 |
| Occupied housing units | 10,285 | ACS B25003 |
| Population | 28,927 | ACS B01003 |
| Residential electricity price | 14.88¢/kWh | EIA 5.6.A, June 2026 |
| 30-year fixed mortgage rate | 6.76% | Freddie Mac PMMS |
The risk behind the insurance bill
FEMA rates Neshoba County's overall natural hazard risk Relatively Low among US counties. Expected annual losses to buildings, people and agriculture here run about $15 million a year, county-wide, across every building in it, not per household.
One thing to be clear about: the insurance figure above does not know about any of this. It applies your state's average premium rate to the county's median home value, because published premium data does not exist at county level. Two counties in the same state get the same rate here even when FEMA rates one of them Very High and the other Very Low. So in a high-risk county treat the insurance line as a floor, not an estimate, and get a real quote before you budget.
Ratings are FEMA's own, relative to all US counties. A high drought or heat rating also shows up in the climate figures for Neshoba County.
Talk to someone who works this market
Every figure on this page is a county average. What your specific house costs, or what it would sell for, comes down to the street, the age of the roof and the condition of the systems. We will connect you with one licensed local agent who works Neshoba County every week. Free, no obligation, and we never sell your details to a list.
I'm looking to buy in Neshoba County I already own here and may sell
The weather behind that power bill
Neshoba County runs an average high of 89.7°F in its hottest month and a low of 34.3°F in its coldest, with 58.22" of precipitation a year and 30% of it falling in a single three-month stretch. That climate is what sets the $172 electricity line above: 1,910 cooling degree days and 2,532 heating degree days a year.
See the full Neshoba County climate breakdown , month by month temperatures, when the rainy season lands, snowfall, and what the heating and cooling actually cost.
Cities and towns in Neshoba County
Each has its own median home value and its own effective tax rate, which can differ noticeably from the county average of 0.886%.
Neighbouring counties
Counties sharing a border with Neshoba County. Crossing a state line can change the tax rate dramatically for an otherwise identical house.
Questions about owning here
What is the property tax rate in Neshoba County?
The effective property tax rate in Neshoba County, Mississippi is 0.886% of home value per year. On the county's median home value of $96,600, that works out to about $856 annually, or $71 per month.
How much does it cost to own a home in Neshoba County?
A $97,000 home in Neshoba County, Mississippi costs approximately $984 per month with 20% down at 6.76%. That breaks down as $504 principal and interest, $72 property tax, $88 insurance, $240 utilities and $81 set aside for maintenance.
Why is this higher than the payment my lender quoted?
Lender quotes usually show principal and interest only, and sometimes property tax and insurance. They almost never include electricity, water or a maintenance reserve. Here those add about $321 a month, which is why the real cost is 95% above the mortgage payment alone.
Is it cheaper to rent in Neshoba County?
Median gross rent in Neshoba County, Mississippi is $759 per month, compared with $984 a month to own the median home all in. Renting is cheaper month to month, though rent does not build equity and is not fixed for 30 years.
How much is the electric bill in Neshoba County?
Mississippi residential electricity averages 14.88¢ per kWh. At the MS average household usage of 1156 kWh per month, that is about $172. Actual bills vary considerably with house size, insulation and climate.
What salary do you need to buy a home in Neshoba County?
Using the standard 28% rule, housing costs at no more than 28% of gross income, buying the median home in Neshoba County, Mississippi at today's rate takes a household income of roughly $42,000 a year. That covers the full $984 monthly cost, not just the mortgage payment.
Sources & methodology
- Median home value, real estate taxes paid, gross rent, occupied units and population, US Census Bureau, American Community Survey ACS 2023 5-Year, tables B25077, B25103, B25064, B25003, B01003.
- Effective property tax rate, median real estate taxes paid divided by median home value.
- Mortgage rate, Freddie Mac PMMS, updated weekly.
- Residential electricity price, US Energy Information Administration, Electric Power Monthly, Table 5.6.A.
- Homeowners insurance, NAIC average premium for Mississippi ($1,766/yr), expressed as 1.087% of median home value and applied to the price above. A quote for your specific house will differ with roof age, claims history and coverage.
- Maintenance (1%/yr) and water and sewer ($68/mo) are modelled national estimates, not quoted figures. Every assumption is editable above.