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

All states·Mississippi·Natchez

Adams County · Natchez · population 14,233

AffordabilityBargain huntersSmall-town feel
OverviewCost of livingMoving guide
View watchlist →
19
Declining
Momentum score · 0–100

Where Natchez stands

31% off 5-year peak. home values down 12.0% in the last year.

Median home $115,277
1-year -12.0%
5-yr CAGR -2.0%
vs 5-yr peak -30.8%
Population -0.5%/yr

Home value trajectory · last 10 years

Zillow ZHVI · monthly
peak 2022-08$115k$104k$127k$150k$173k201620182020202220242026

Lifestyle scores

🚶
Walkability
25/100
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
38/100
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
23 · w22%
Distance from peak
10 · w18%
Population growth
38 · w16%
Home 10-yr CAGR
25 · w10%
Long thesis

Natchez has held up across the cycle: home values at $115,277 with -2.0% 5-year CAGR. The bull case is structural — population, location, employer base — and holds even if next year's print is soft.

Short thesis

Natchez has given back 31% 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 Natchez

Natchez is a city in Adams County, Mississippi, with an estimated population of 14,233. The median home value in Natchez is $115,277 as of 2026-04, down 12.0% over the last 12 months. Over the last five years, home values have averaged -2.0% annual growth, and the market currently sits about 31% below its 5-year peak. The composite momentum score is 19 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: $115,277 median home is well below the US median of $355k — room to grow without overpaying.
○The data is the data: Natchez 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 12.0% in the last 12 months — buyer sentiment has flipped. Sellers competing on price.
●31% off the 5-year peak. That’s not a healthy correction — that’s a market that ran too far and is still digesting.
●Flat or shrinking population: -0.5% per year. Housing demand has to come from somewhere — verify the source.
●Stagnant long-run trend: -0.1% 10-year CAGR plus flat population — appreciation case is weak.
○Thin housing market: small population means fewer transactions and slower resale. Liquidity risk on exit.

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. Natchez is currently 31% 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 Adams County right now.

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

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

Cities like Natchez

Yazoo City, MS20 · DecliningKosciusko, MS23 · DecliningIndianola, MS24 · DecliningClarksdale, MS11 · Declining

Run the numbers for Natchez

ToolCan I afford Natchez?Income → city shortlistToolROI on a Natchez rentalCap rate, cash-on-cash, DSCRToolCompare Natchez to anywhereSide-by-side up to 3 citiesToolNatchez 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 Natchez listings on the major real-estate sites.

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

Local sports teams

Major professional teams the Natchez 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.

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