Updated 2026 · Based on median market data for Hattiesburg, MS
Hattiesburg's price-to-income ratio is 5.5x — homes cost 5.5 times the local median household income of $38,400. Housing is stretched relative to local incomes. At 5.5x income, a household earning $38,400 can only comfortably afford a home around $134,400 — well below the $210,000 median. This gap locks a large portion of the population into renting, creating deep and persistent rental demand. The national average price-to-income ratio is approximately 4.5x, putting Hattiesburg above the national norm.
A typical mortgage payment on a median-priced home in Hattiesburg (20% down at 7%) is approximately $1,117/mo for principal and interest alone — add taxes and insurance and the all-in payment reaches roughly $1,303/mo. The median rent of $1,280/mo is less than the cost of buying, supporting healthy rental demand from cost-conscious households who recognize that renting is the more affordable option in the near term. Monitor this ratio over time — if buying becomes cheaper than renting, expect some tenant attrition as renters convert to homeowners. The gap between $1,280 in rent and $1,303 in ownership costs is a structural driver of your occupancy rates.
The median household income in Hattiesburg is $38,400, with a population of 48,000 growing at 0.4% per year. Hattiesburg is a smaller market. Research the local employment base carefully — smaller cities can be significantly impacted by a single employer relocating or downsizing. Hospital systems, universities, and military bases provide the most stable employment in small markets. Lower incomes of $38,400 mean tenants are more price-sensitive — budget for higher turnover costs and more rigorous screening.
In Hattiesburg, renters spend approximately 40% of median income on rent — above the 30% affordability threshold. This means your tenant base skews toward cost-burdened households who have no realistic path to homeownership at current prices. While this creates reliable demand, it also means tenants are more sensitive to rent increases and may have thinner financial cushions. The affordable rent ceiling based on 30% of median income is $960/mo. Current rents are near this ceiling, meaning further increases must be matched by income growth. With homeownership out of reach for most, expect a deep renter pool that includes professionals, families, and retirees.
Hattiesburg is a smaller market with flat growth. Stability depends heavily on the local employment base. The 7.2% vacancy rate indicates balanced supply and demand. Diversify across 2-3 neighborhoods within Hattiesburg to reduce sub-market concentration risk.
Entry into Hattiesburg's rental market requires approximately $48,300 in total capital per property — $42,000 for the 20% down payment plus roughly $6,300 in closing costs, inspections, and initial repairs. This is an exceptionally low barrier to entry. An investor with $150,000 in deployable capital could acquire 2-3 properties, diversifying across neighborhoods and reducing per-unit risk. The low price point makes Hattiesburg one of the most accessible markets for first-time investors. Maintain reserves of at least 6 months of expenses (approximately $7,818 per property) before acquiring. The optimal portfolio size in Hattiesburg depends on your capital and management capacity, but 3-5 properties provides meaningful diversification while remaining manageable for a hands-on investor.
Despite higher relative prices, Hattiesburg compensates with deep rental demand from a large population priced out of homeownership. Focus on neighborhoods where rent growth is strongest and tenant quality is highest. The affordability gap actually works in your favor as a landlord. The bottom line: Hattiesburg's cost of living profile strongly favors rental investors through low entry costs and strong income ratios.
Hattiesburg vs Mississippi state average and national average across key investment metrics. Hattiesburg beats the national average but trails the Mississippi average on cap rate.