Mississippi
South · Capital: Jackson · The birthplace of the blues and America's most affordable living.
Population
2.9M
Median Home
$180K
Median Rent
$950/mo
Avg Salary
$47,000
Income Tax
4.7%
Cost of Living
Why people move to Mississippi
Mississippi offers the lowest cost of living in the entire country, with home prices and rents that stretch a modest income remarkably far. The state is a cultural giant well beyond its size — the birthplace of the blues, with deep literary and musical roots along the Delta and the Gulf Coast.
Wages are the lowest in the nation and the economy is less diversified, with persistent challenges in health and education outcomes. But for those prioritizing affordability, warm weather, and a slower, community-centered pace, it delivers unmatched value.
Region
South
Capital
Jackson
Homeownership
71%
Unemployment
3.9%
Top cities
Jackson
Population 145K
Capital city with government and medical jobs.
Gulfport
Population 72K
Gulf Coast city with casinos and beaches.
Southaven
Population 56K
Fast-growing suburb of Memphis.
Biloxi
Population 49K
Coastal gaming and seafood hub.
Hattiesburg
Population 48K
Hub City anchored by two universities.
Oxford
Population 28K
Charming Ole Miss college town with literary fame.
Cost of living breakdown
Indexed to the U.S. national average (100). Mississippi's overall cost index is 85 — a low cost state.
Housing
Median Home
$180K
Median Rent
$950/mo
Property Tax
0.79%
Homeowners
71%
| City | Cost level | Est. rent (1BR) |
|---|---|---|
| Jackson | Low cost | $750/mo |
| Gulfport | Low cost | $750/mo |
| Southaven | Low cost | $750/mo |
| Biloxi | Low cost | $750/mo |
| Hattiesburg | Low cost | $750/mo |
About 71% of residents own their homes. Effective property tax runs near 0.79% of assessed value — budget this into any purchase.
Housing assistance in Mississippi
Explore Mississippi vouchers, affordable apartments, down-payment help, rental & utility assistance, senior, veteran, and disability housing — with eligibility and how to apply.
Jobs & economy
Top industries
Major employers
- Nissan
- Ingalls Shipbuilding
- University of Mississippi Medical Center
- Sanderson Farms
Unemployment
3.9%
Remote-friendly
Low
Illustrative salaries by sector
Schools & education
K–12 & top districts
Mississippi public schools serve families across urban and suburban districts. Sought-after systems cluster around its largest metros — including Jackson area schools, Gulfport area schools, Southaven area schools.
Universities & colleges
- University of Mississippi
- Mississippi State University
- University of Southern Mississippi
Healthcare
Major hospitals & systems
- University of Mississippi Medical Center
- Memorial Hospital at Gulfport
Access & insurance landscape
Care access is strongest in and around Jackson. Most residents use employer or marketplace (ACA) plans; rural areas can mean longer drives to specialist care, so factor network coverage into where you settle.
Transportation & getting around
Walk score
31/100
Transit
Almost entirely car-dependent with minimal public transit.
I-75, I-85, and I-10 link fast-growing metros across the region. Average one-way commute is about 20 minutes; walkability scores near 31/100 statewide, higher in the largest cities.
Airports & hubs
Jackson
Regional gateway
Gulfport
Coastal gateway
Weather & natural disaster risk
Humid subtropical with long hot summers, mild winters, and hurricane exposure on the coast.
Taxes
State income tax
4.7%
State sales tax
7%
Property tax
0.79%
State income tax: 4.7%. Statewide sales tax is 7% (local add-ons may apply), and effective property tax averages 0.79% of home value.
Driver license & vehicle registration
New-resident timeline
7 days to register, 60 days for license.
Bring proof of identity, residency, and vehicle title. Expect a vision test and title transfer fees; a REAL ID upgrade needs extra documents.
Emissions testing
Not required
Typical license fee
$35–$90
Business registration & climate
LLC filing fee
$50
Corp income tax
Standard
Startup climate
Emerging
Best for founders
Selective
Form an LLC through the Secretary of State's online portal for around $50. Startup resources include the Jackson Small Business Development Center, local SCORE chapters, and university programs at University of Mississippi.
Commercial space & coworking
Office and retail leasing is most active in Jackson and Gulfport. Rates track the state's low cost profile — expect a premium downtown and value in suburban submarkets.
Vendor & pop-up events
Mississippi Delta Blues Festival
A tribute to the region's foundational blues heritage.
Cruisin' the Coast
One of the South's largest classic-car gatherings on the Gulf.
Churches & community resources
Faith communities
One of the most religious states, deeply rooted in Baptist and Methodist church traditions.
Getting connected
Community centers, libraries, and newcomer meetups in Jackson and Gulfport are great first stops to build a network.
Diverse communities
Home to a large African American population central to the state's music, food, and civil-rights history.
The honest take on Mississippi
Pros
- Lowest cost of living in the nation
- Warm climate and mild winters
- Rich musical and cultural heritage
Cons
- Lowest wages in the U.S.
- Hurricane and tornado exposure
- Weaker health and education outcomes
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