Canton, Mississippi.
Typical home $221,924 (+1.1% in a year), asking rent $1,883 . Jackson, MS metro.
to buy the typical home at today's mortgage rate — +$551 (+90%) since Jan 2020.
- 1 year
- Up $2,409 +1%
- $219,515$221,924 since Sep 2025
- 5 years
- Up $31,461 +17%
- $190,463$221,924 since Sep 2021
Monthly payment to buy the typical home
Home value × that month's 30-year mortgage rate, 20% down, principal and interest. This is the line households feel: prices and rates compound each other.
- Canton$1,165
- Mississippi$1,021
- United States$1,922
At the last five years' pace, a typical home here doubles in price every 23 years.
Typical home values in Canton, MS rose 1.1% over the past year — in step with the nation.
Living in Canton, Madison County, Mississippi
Canton is a city of 10,948 people in Madison County. Half its households earn more than $38,337 a year and half less, against $83,441 across Madison County; 33% of its people live below the poverty line. 36% of its homes are lived in by their owners and 64% are rented. Unemployment in Madison County was 2.6% in August 2026, and the county had 0.9% fewer jobs in 2025 than the year before. The most residents work in schools and health care, then shops.
Written by AI Claude Sonnet 5.5 wrote this on 23 October 2026 from the figures here, a list of nearby places and what it knows. It can be wrong or out of date.
What it’s like
The place. Canton is a city in Madison County with a younger population than much of the country, and most homes here are rented rather than lived in by their owners. Household incomes are well below the county's, and more people live below the poverty line than is typical. Winters are mild, with little or no snow, and summers are hot, with plenty of rain through the year.
Work. Residents work mostly in schools, hospitals and social care, in shops, in manufacturing, and in professional and business services. Among the largest workplaces in Canton are Peco Foods' poultry processing plants, the Canton Public School District and Madison River Oaks Medical Center. Unemployment across Madison County is low and has eased a little over the past year, though the county has slightly fewer jobs than it did a year earlier.
Things to do. Ross Barnett Reservoir is a short drive away and is the closest place for time on the water. A longer drive brings you to Jackson, where the Mississippi Civil Rights Museum tells the story of the state's struggle for equality and the Jackson Zoo is a day out for the family. LeFleur's Bluff State Park, also a longer drive away, offers green space for walking and a quieter afternoon.
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- 4,811households
- 26%of adults have a degree
- 33%below the poverty line
- 23 mintypical commute
- 10%work from home
What residents work in
Employed residents by industry, from the Census survey. Madison County had 59,649 jobs in 2025, 0.9% fewer than the year before (Bureau of Labor Statistics).
Weather through the year
Coldest in January, with highs near 56° and lows near 34°; warmest in July, with highs near 92° and lows near 70°. About 57 inches of rain a year, and little or no snow.
Average daily high and low, 1991–2020, at the Canton 4N weather station, 5 miles away (NOAA).
Largest workplaces in Canton
- Peco Foods Inc.- Canton West Fulton Street ProcessingChickens, processing, fresh, frozen, canned, or cooked667
- Canton Public School DistSchool district437FTE
- B&B Electrical & Utility ContractorsUtility line, construction417
- Peco Foods Inc.- Canton Feather LaneChickens, processing, fresh, frozen, canned, or cooked320
- Madison River Oaks Medical CenterGeneral hospital165FTE
- Canton MS OPCOConvalescent homes or convalescent hospitals122
- Parkway Health & RehabSkilled nursing facilities90
- First Student57
Staff on average in 2025, as each workplace reported it to OSHA with its injury records: 9 workplaces with 20 or more staff, 1,767 people in all. School districts come from the Common Core of Data (NCES, 2023–24) and hospitals from their Medicare cost reports (CMS, 2023); FTE marks full-time equivalent staff. Not listed: many offices and banks, which need not report to OSHA; military bases, whose staff OPM withholds; and, in about half the states, city and county governments.
Natural hazards
- TornadoesVery high
- Cold wavesRelatively high
- Heat wavesRelatively high
- LightningRelatively high
- HailRelatively moderate
- Ice stormsRelatively moderate
FEMA’s National Risk Index (December 2025) rates the risk each natural hazard poses to the people, buildings and farms in Canton’s census tracts, against the rest of the country; all of them together, relatively moderate. It is meant for planning, not a substitute for a local risk assessment or a flood map: FEMA’s index.
From the U.S. Census Bureau’s 2020 census and its American Community Survey (2020–2024 five-year estimates), and the Bureau of Labor Statistics. A survey, so each figure has a margin of error, and figures it is not sure of are left out. More on Madison County and the Jackson, MS metro.
Canton home values
Zillow measures a city over its municipal boundary. Against the state and national figures, mid-tier homes, smoothed and seasonally adjusted.
- Canton$221,924
- Mississippi$194,531
- United States$366,157
Sellers are cutting prices on about 1 in 4 Canton listings — the market is heating up.
When this market ran hot
Each cell is that month's year-on-year home-value growth. Read left to right, top row is the latest year — the 2021–22 band is the boom.
Market heat, inside the city limits
Share of listings with a price cut
The early-warning dial: sellers cut when buyers stop reaching. Rising cuts cool a market months before prices notice.
- Canton27.66%
- United States26.90%
Homes for sale
Active for-sale inventory. More supply hands power to buyers.
- Canton98
New listings per month
Sellers arriving at the market.
- Canton25
Median sale price
What buyers actually paid — closed sales, not asking prices.
- Canton$301,751
- United States$371,553
Zip codes with a Canton address
A different geography, not a breakdown. The figure above covers the municipality; these zips cover everywhere the Post Office calls Canton — often including townships beyond the city limits. Both come straight from Zillow, and they are not expected to average out.
Zip codes in Canton
| Zip activate to sort by Zip | Place activate to sort by Place | Population sorted descending, activate to sort ascending | Rent activate to sort by Rent | Home value activate to sort by Home value |
|---|---|---|---|---|
| 39046 | Canton | 28,442 | $1,884 | $228,444 |
| 39040 | Bentonia | 3,256 | — | $151,261 |