The story of this market
The typical home in ZIP 38701 sells for about $150,000, or $85 per square foot.
Prices are up +30.61% from a year ago, so sellers still have some momentum. Homes take about 115 days to sell, which is slow. HUD's fair market rent for a two-bedroom is $864 a month.
ZIP 38701 — Greenville
The 38701 housing market is characterized by low entry prices and high vacancy rates, reflecting a challenging economic environment in the Mississippi Delta. While median listing prices have shown volatility, the market remains driven by value-add investors rather than traditional family buyers. High poverty rates and a declining population continue to exert downward pressure on long-term appreciation.
This ZIP is primarily suited for value-oriented investors and local residents seeking affordable housing, as the market offers low entry prices but requires careful consideration of vacancy and maintenance risks.
Median prices moved up 30.6% year over year.
Homes spend a median of 115 days on market with 6.2 months of supply — a slower-moving market.
12% of listings have cut prices · homes sell at 94% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 5.4% · poverty 27.8% — a mixed stability profile.
Researched annual trajectory for this ZIP, from published historical series
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 5.2%/yr trend — a deterministic estimate, not a published forecast or guarantee.
Median annual property tax paid on this ZIP's residential parcels
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 1.4%/yr trend — a deterministic estimate, not a published forecast or guarantee.
versus the prior ACS vintage
net outflow — more people moved out than in
ZCTA 38701, Washington County MS
Crime rates in Greenville are significantly higher than the national average, with property and violent crime remaining persistent concerns for the area.
Public schools in the 38701 ZIP are served by the Greenville Public School District, which faces ongoing challenges regarding academic performance and resource allocation.
The area is located in the Mississippi Delta region, which is subject to significant flood risks and requires specialized insurance considerations for property owners.
Economic momentum is limited, with the local economy heavily reliant on agriculture and regional services; development activity is currently focused on modest residential renovation rather than large-scale commercial expansion.
Property taxes are administered at the county level in Washington County, with an effective rate of approximately 0.9%; exemptions are available for homesteads as per Mississippi state law.
Most residents drive alone to work with an average commute time of approximately 19.6 minutes, reflecting the localized nature of the Greenville employment base.
Recreational amenities include local parks and access to the Mississippi River waterfront, though the area lacks extensive modern shopping or large-scale entertainment complexes.
The rental market is characterized by a high vacancy rate of approximately 18.5% and a significant renter share of 45%, with rents remaining relatively affordable to support investor pro formas.
The economy is anchored by agriculture, manufacturing, and regional retail services, with limited new corporate investment.
Transportation is primarily highway-based, with limited public transit infrastructure available for commuters.
There are no major large-scale commercial or residential developments currently under construction in the 38701 ZIP.
Parcels are subject to standard county and municipal tax levies, with no significant MUD or PID districts reported.
Property insurance premiums are influenced by the area's flood risk profile and the age of the housing stock.
Data retrieved from US Census Bureau and local market reports.
Public schools whose reported address is in this area (NCES). Not attendance boundaries — schools that serve residents may sit outside it. Check the district's address locator for assignment.
Provides scenic views and historical significance to the city.
Various small community parks serving local neighborhoods.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.