Natchez, Mississippi.
Typical home $109,751 (-7.8% in a year). Natchez, MS-LA metro.
to buy the typical home at today's mortgage rate — +$140 (+32%) since Jan 2020.
- 1 year
- Down $9,260 -8%
- $119,011$109,751 since Sep 2025
- 5 years
- Down $37,855 -26%
- $147,606$109,751 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.
- Natchez$576
- Mississippi$1,021
- United States$1,922
At the last five years' pace, prices here aren't rising.
Typical home values in Natchez, MS fell 7.8% over the past year — slower than the nation's +1.2%.
Living in Natchez, Adams County, Mississippi
Natchez is a city of 14,520 people in Adams County. Half its households earn more than $36,735 a year and half less, against $43,644 across Adams County; 34% of its people live below the poverty line. 56% of its homes are lived in by their owners and 44% are rented. Unemployment in Adams County was 4.7% in August 2026, and the county had 1.3% 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 It can be wrong or out of date.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. Natchez is a small city on the Mississippi River in Adams County, and most of its homes are lived in by their owners. Incomes run below the county's, and a larger share of people live below the poverty line than is typical across the country. The typical home costs well under what it does in much of the country, and few adults hold a four-year degree compared with the nation as a whole. Winters are mild and rarely bring snow, summers are hot, and a good deal of rain falls through the year.
Work. Most residents work in schools, hospitals and social care, followed by shops, restaurants, hotels and entertainment, and professional and business services. Among the largest workplaces in Natchez are the Natchez-Adams School District, Walmart and Natchez Regional Medical Center. Unemployment across Adams County has eased compared with a year earlier, though the county has fewer jobs than it did the year before. Most people have a short trip to work, and very few work from home.
Things to do. Much of what draws visitors sits in or beside town. Stanton Hall and Rosalie Mansion are museums, and Natchez National Historical Park is a protected area. Fort Rosalie is a fort and the Grand Village of the Natchez is an archaeological site, both in or beside town. For open country, St. Catherine Creek National Wildlife Refuge is a short drive away.
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- 5,856households
- 27%of adults have a degree
- 34%below the poverty line
- 19 mintypical commute
- 4%work from home
What residents work in
Employed residents by industry, from the Census survey. Adams County had 9,982 jobs in 2025, 1.3% fewer than the year before (Bureau of Labor Statistics).
Weather through the year
Coldest in January, with highs near 57° and lows near 36°; warmest in July, with highs near 90° and lows near 71°. About 60 inches of rain a year, and little or no snow.
Average daily high and low, 1991–2020, at the Natchez weather station, 4 miles away (NOAA).
Largest workplaces in Natchez
- Natchez-adams School DistrictSchool district504FTE
- WalmartWarehouse clubs and supercenters311
- Natchez Regional Medical CenterGeneral hospital290FTE
- Delta Fuel CompanyBulk stations, petroleum231
- Magnolia Bluffs CasinoCasino hotels191
- Statewide Healthcare ServicesHomemaker's service for elderly or disabled persons, non-medical148
- Harps Food StoresRetail grocery73
- Stine NatchezHome centers, building materials61
Staff on average in 2025, as each workplace reported it to OSHA with its injury records: 17 workplaces with 20 or more staff, 1,827 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
- TornadoesRelatively high
- Heat wavesRelatively high
- Hailrelatively high in parts of NatchezRelatively moderate
- Strong windrelatively high in parts of NatchezRelatively moderate
- Ice stormsRelatively moderate
- Inland floodingrelatively high in parts of NatchezRelatively moderate
FEMA’s National Risk Index (December 2025) rates the risk each natural hazard poses to the people, buildings and farms in Natchez’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 Adams County and the Natchez, MS-LA metro.
Natchez home values
Zillow measures a city over its municipal boundary. Against the state and national figures, mid-tier homes, smoothed and seasonally adjusted.
- Natchez$109,751
- Mississippi$194,531
- United States$366,157
Sellers are cutting prices on about 1 in 6 Natchez listings — the market is roughly in balance.
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.
- Natchez17.13%
- United States26.90%
Homes for sale
Active for-sale inventory. More supply hands power to buyers.
- Natchez175
New listings per month
Sellers arriving at the market.
- Natchez24
Zip codes with a Natchez address
A different geography, not a breakdown. The figure above covers the municipality; these zips cover everywhere the Post Office calls Natchez — often including townships beyond the city limits. Both come straight from Zillow, and they are not expected to average out.