Greenville, MS — Momentum Score, Home Values & Best-For

All states·Mississippi·Greenville

Washington County · Greenville · population 27,015

AffordabilityBargain huntersShrinking
Greenville, MS
Image: Wikipedia · Greenville, Mississippi
OverviewCost of livingMoving guide
View watchlist →
10
Declining
Momentum score · 0–100

Where Greenville stands

50% off 5-year peak. home values down 20.1% in the last year. population shrinking 2.3% per year.

Median home $56,769
1-year -20.1%
5-yr CAGR -11.6%
vs 5-yr peak -50.4%
Population -2.3%/yr

Home value trajectory · last 10 years

Zillow ZHVI · monthly
peak 2019-06$57k$50k$74k$98k$123k2020202220242026

Lifestyle scores

🚶
Walkability
32/100
Very car-dependent
Estimated from population density. Higher = denser, more amenities within walking distance.
🚉
Public transit
15/100
Transit limited
Curated list of major US transit systems + population-based estimate. Higher = real subway/rail/bus options.
💻
Remote work fit
48/100
Marginal for remote
Composite of city size, housing cost, state tax structure, and region's remote-work track record.

Scores are heuristic estimates from population density, state, and known transit/walkable cities. Not based on a paid Walk Score / Transit Score API — see methodology for the formula.

How the momentum score breaks down

methodology →
Home YoY
5 · w22%
Home 5-yr CAGR
5 · w22%
Distance from peak
10 · w18%
Population growth
15 · w16%
Home 10-yr CAGR
25 · w10%
Long thesis

Greenville has held up across the cycle: home values at $56,769 with -11.6% 5-year CAGR. The bull case is structural — population, location, employer base — and holds even if next year's print is soft.

Short thesis

Greenville has given back 50% from its 5-year peak — that's not a healthy correction, it's a market still digesting an overshoot. The bear case is that the floor hasn't been found yet.

About Greenville

Greenville is a city in Washington County, Mississippi, with an estimated population of 27,015. The population has contracted 2.3% per year on average since 2020. The median home value in Greenville is $56,769 as of 2026-04, down 20.1% over the last 12 months. Over the last five years, home values have averaged -11.6% annual growth, and the market currently sits about 50% below its 5-year peak. The composite momentum score is 10 of 100 (Declining). The market is well off recent highs — patient long-term buyers may find opportunities, but resale liquidity is reduced.

▲ Bull case

●Cheap entry point: $56,769 median home is well below the US median of $355k — room to grow without overpaying.
○The data is the data: Greenville has at least 5 years of Zillow tracking, full Census identification, and is included in the 2-criteria momentum score on this page.

▼ Bear case

●Prices actively falling: down 20.1% in the last 12 months — buyer sentiment has flipped. Sellers competing on price.
●50% off the 5-year peak. That’s not a healthy correction — that’s a market that ran too far and is still digesting.
●Net out-migration: population shrinking 2.3% per year — services, schools, and tax base will follow.
●Stagnant long-run trend: +0.0% 10-year CAGR plus flat population — appreciation case is weak.

About Greenville (Wikipedia)

Greenville is the ninth-most populous city in the U.S. state of Mississippi, and the largest city by population in the Mississippi Delta region. It is the county seat of Washington County. The population was 29,670 at the 2020 Census.

Source: Wikipedia · this summary is contributed and licensed under CC-BY-SA.

Playbook

Buyer

Make sure you're not catching a falling knife. Verify local fundamentals — jobs, population trend, school enrollment — before assuming the bottom is in. Negotiate hard and walk away from anything that doesn't pencil. Greenville is currently 50% off its 5-year peak — historically, that's been the discount tier of this market.

Seller

Be realistic. Below-list pricing may be required; time is not your friend. If you can wait 2-3 years for the cycle to turn, consider holding.

Investor

Cap rates can look great in Declining markets, but verify tenant pool, income stability, and exit liquidity before committing. A 10% cap on a vacant property is 0%.

Local safety & alerts

No active National Weather Service alerts for Washington County right now.

NWS active alerts (MS)Mississippi Emergency ManagementHow to prepare (NWS)

Public-safety links are official .gov sources, not curated by us. Washington County routes NWS alerts; check the state EM portal for non-weather emergencies.

Cities like Greenville

Clarksdale, MS11 · DecliningYazoo City, MS20 · DecliningNatchez, MS19 · DecliningKosciusko, MS23 · Declining

Run the numbers for Greenville

ToolCan I afford Greenville?Income → city shortlistToolROI on a Greenville rentalCap rate, cash-on-cash, DSCRToolCompare Greenville to anywhereSide-by-side up to 3 citiesToolGreenville cost-of-livingEquivalent income elsewhere

Sources: Zillow ZHVI (home values), Zillow ZORI (rents), US Census ACS + place population. Updated when source agencies publish revisions.

Climate & natural-disaster risk

Winter (Jan)
56° / 36°
avg high / low
Summer (Jul)
91° / 72°
avg high / low
Sunny days/yr
216
~59% of year
Annual precip
59″ rain
1″ snow
Disaster risk (1=very low, 5=very high)
Hurricane
Very high
Tornado
Very high
Wildfire
Low
Earthquake
Low
Flood
High

State-level averages from NOAA Climate Normals (1991-2020) and FEMA National Risk Index. City-level conditions can vary significantly within a state.

Current weather

Loading current conditions…

7-day forecast on weather.gov →

Find rentals & listings

Open current Greenville listings on the major real-estate sites.

Links open the live search on the destination site — results are always current.

Local news & community

Updated 2026-05-21 from Google News + Reddit RSS. Headlines link to original sources.

Local sports teams

Major professional teams the Greenville area cheers for. Detailed stats, schedules, and player pages on intherafters.com.

Local economy & environment

Humidity
75%
Very humid climate
Median household income
$52,700
Mississippi state median
Top industries (state-level)
ManufacturingHealthcareAgriculture

Humidity is annual average relative humidity (NOAA). Income is Census ACS 5-year estimate. Industries are largest employment sectors statewide (BLS); the local mix in a given city may vary.

Cities similar to Greenville

Explore other places with comparable momentum or affordability.

Similar home values elsewhere
Flint, MI
home $65,949

See all Mississippi cities →    Browse best-of lists →