The story of this market
The typical home in ZIP 38720 sells for about $62,639, or $45 per square foot.
Prices are down 2.1% from a year ago, which gives buyers more room to negotiate. Homes take about 120 days to sell, which is slow. HUD's fair market rent for a two-bedroom is $750 a month.
ZIP 38720 — Alligator
The housing market in 38720 is characterized by low transaction volume and stagnant price growth, reflecting the broader economic trends of the Mississippi Delta. Limited inventory and a declining population base contribute to a slow-moving market with minimal competitive pressure. Buyers in this area are primarily local, and the market remains highly sensitive to regional economic shifts.
This area is best suited for long-term residents and those seeking a low-cost-of-living environment in a rural setting.
Median prices moved down 2.1% year over year.
Homes spend a median of 120 days on market with 7.5 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 7.5% · poverty 18.3% — 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 0.9%/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 1.1%/yr trend — a deterministic estimate, not a published forecast or guarantee.
versus the prior ACS vintage
ZCTA 38720
Schools in the region are generally characterized by limited resources and lower performance metrics compared to state averages.
The area is located in the Mississippi Delta, which is subject to significant flood risks and requires careful consideration of flood insurance coverage.
Economic momentum is limited, with the local economy primarily anchored by agriculture and public sector employment.
Property taxes are assessed at the county level by Humphreys County; rates are determined by local millage levies for school districts and municipal services.
Commutes are primarily car-dependent, with residents often traveling to nearby regional hubs for employment.
Recreation is centered on local community parks and outdoor activities related to the Mississippi River and Delta landscape.
The rental market is characterized by low turnover and limited new inventory, with rents remaining relatively stable.
The economy is heavily reliant on agricultural production and processing, with limited industrial diversification.
Transportation infrastructure is limited to regional highways; there is no public transit system.
There are no major large-scale commercial or residential developments currently in the pipeline.
The Humphreys County Tax Assessor manages property valuations based on state-mandated assessment cycles.
Parcels are subject to Humphreys County School District levies and local municipal taxes.
Property insurance premiums are influenced by the area's high flood risk profile.
Mississippi is a non-judicial foreclosure state, allowing for relatively rapid processing of defaults.
Mississippi law requires sellers to provide a property condition disclosure statement for most residential transactions.
Data retrieved from Census Reporter and data.census.gov profiles for ZCTA 38720.
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.
Local history and cultural exhibits.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.