Key Takeaways
- Closed prices fell: Redfin's median sale price was $139,907 over the three months ending August 2026, down 13.2% (Redfin, August 2026).
- The typical house is worth far less: Zillow's typical value for the city was $86,367, up 1.1% (Zillow ZHVI, August 2026).
- Sales are slower: the median house sold after 47 days, up from 32, at 93.6% of list price on average (Redfin, August 2026).
- Nearly half of sales came from one area: Redfin's North East Jackson area logged 159 of the city's 332 sales.
- Condition picks the path: a sound northeast house can list with confidence, while a clay-stressed house may fit a cash sale better.
The Jackson MS housing market 2026 story is two numbers that do not agree. Redfin's median sale price for Jackson, Mississippi was $139,907 over the three months ending August 2026. Zillow's typical value for the same city was $86,367 that month.
Both figures are accurate, and the gap tells a seller more than either one alone. This guide keeps each source separate and labeled, then explains what the gap means for your price and timeline.
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Let's chatWhat is the Jackson, MS housing market doing in 2026?
The Jackson, MS housing market is slower in 2026, with closed prices down and Zillow's broad index roughly flat. Redfin reports a median sale price of $139,907 over the three months ending August 2026, down 13.2% from a year earlier (Redfin, August 2026).
Houses also took longer to sell. The median house sold after 47 days on the market, compared with 32 days a year earlier. Sellers received 93.6% of list price on average, up 1.2 points. Redfin counted 332 sales, up from 302, so buyers have not left.
Zillow's Home Value Index for the city was $86,367 in August 2026, up 1.1% from a year earlier (Zillow ZHVI, August 2026). The index still sits about 29% below its September 2022 peak of $121,782.
Jackson, MS market snapshot
| Metric | Value | Source | As of |
|---|---|---|---|
| Median sale price (3 months) | $139,907, down 13.2% YoY | Redfin | August 2026 |
| Median days on market | 47, up from 32 | Redfin | August 2026 |
| Sale-to-list ratio | 93.6%, up 1.2 points | Redfin | August 2026 |
| Houses sold | 332, up from 302 | Redfin | August 2026 |
| Typical value, city (ZHVI) | $86,367, up 1.1% YoY | Zillow ZHVI | August 2026 |
| Typical value peak, city (ZHVI) | $121,782 | Zillow ZHVI | September 2022 |
| Typical value, metro (ZHVI) | $214,315, up 2.9% YoY | Zillow ZHVI | August 2026 |
| 30-year fixed mortgage rate | 7.03% | Freddie Mac PMMS | Week of September 24, 2026 |
Why do Redfin and Zillow disagree on Jackson Mississippi home prices?
Redfin and Zillow disagree on Jackson Mississippi home prices because they measure different houses. Redfin's median comes only from houses that sold during the period. Zillow's index estimates a typical value across every house inside the city limits, whether it sells or not.
What Redfin is counting
In Jackson, MS, the houses that sell are not a random sample. Sales cluster in the northeast corridor and along the I-55 side, where buyers can get loans and appraisals tend to support them. A median built from those sales runs high compared with the city as a whole.
What Zillow is counting
The ZHVI averages in every house in the city, including long-vacant and distressed stock that never lists. Parts of south and west Jackson hold a lot of that stock. Those houses pull the typical value down, even though few of them ever appear in Redfin's sales.
The practical rule is simple. Treat the Redfin figure as a guide to what a well-kept, financeable house can close for. Treat the Zillow figure as a sign of how much of the city sits below that level. Neither one prices your specific house.
Where Jackson, MS Houses Are Actually Selling
Jackson, MS sales concentrate heavily in the northeast. Redfin's North East Jackson area logged 159 of the city's 332 sales in its August 2026 report, nearly half the total (Redfin, August 2026). The table below uses Redfin's own area names and figures only.
| Redfin area | Median sale price | Houses sold | Days on market | Sale-to-list |
|---|---|---|---|---|
| North East Jackson | About $210,000, down 10.7% | 159 | 42 | 96.6% |
| Fondren | About $235,000, up 2.1% | 24 | 60 | 96.8% |
| Belhaven | About $263,000, up 25.2% | 14 | 15 | 96.1% |
| South Jackson | About $170,000, up 17.2% | 18 | 58 | 95.7% |
| North West Jackson | About $66,000, down 5.8% | 33 | 44 | 88.6% |
| West Central Jackson | About $20,000 | 7 | 43 | Not reported |
All rows cover the three months ending August 2026. Small counts swing hard, so read the direction, not the decimals.
The northeast corridor
Eastover, Woodland Hills, Broadmoor, Fondren, and Belhaven are where financed buyers show up. The Redfin areas covering them sold at about 96% to 97% of list. Belhaven houses sold in a median of 15 days.
South and west Jackson
The picture changes south and west of the corridor. North West Jackson sold at 88.6% of list, and West Central Jackson closed only seven sales, at a median near $20,000. South Jackson's $170,000 median rests on just 18 sales.
Financed buyers are scarce in these areas, so many houses trade to cash buyers or sit unsold.
How the Metro Suburbs Compare
The suburbs around Jackson, MS carry typical values about three to five times the city's, and each one rose in the year to August 2026. Zillow's value for the Jackson, MS metro was $214,315, up 2.9% (Zillow ZHVI, August 2026). City values from the same Zillow release:
- Madison: $414,316, up 0.6%
- Flowood: $330,142, up 1.4%
- Brandon: $290,329, up 2.7%
- Ridgeland: $285,651, up 1.7%
- Clinton: $238,090, up 2.0%
These are separate cities, and their values do not describe a house inside Jackson, MS city limits. They matter as context because they draw from the same buyer pool. A household moving for a hospital or state job can often choose a newer house in Madison or Flowood instead.
Jobs, Population, and Mortgage Rates
Steady public payrolls support demand in Jackson, MS, while population loss and 7% mortgage rates hold it back.
UMMC and state government
The University of Mississippi Medical Center is the state's only academic medical center, and its main campus sits on North State Street beside Fondren. UMMC says its $2 billion annual budget represents 10 percent of the Jackson metro economy (UMMC, read September 2026).
State government employed about 25,800 people in the Jackson, MS metro in August 2026 (BLS, August 2026, preliminary). All levels of government together employed about 56,100, nearly one in five of the metro's 302,100 nonfarm jobs. Those payrolls help keep financed buyers coming to the northeast side.
A shrinking city
Jackson, MS keeps losing residents. The Census Bureau estimates the city's population at 141,196 on July 1, 2025, down from an April 2020 base of 153,720 (U.S. Census Bureau, Vintage 2025 estimates). That is a drop of about 8% in five years. Fewer households means fewer buyers for older, lower-priced houses.
Mortgage rates
The 30-year fixed rate averaged 7.03% in the week of September 24, 2026, up from 6.95% a week earlier (Freddie Mac PMMS, September 24, 2026). A year earlier it averaged 6.30%. Higher rates shrink what a financed buyer can pay, which can hit first-time buyers hardest.
Water Bills and Yazoo Clay: What Buyers Price In
Two Jackson, MS costs shape many negotiations: the water bill and the ground under the house.
JXN Water rates
Residential water bills in Jackson, MS rose about 11.7%, an average of $8.88 a month, starting March 23, 2026 (JXN Water, 2026). JXN Water, the court-appointed manager of the system, now says it needs 10% more in 2027, 9% in 2028, and 8% in 2029 (Mississippi Today, September 9, 2026). It has also proposed that the city sell the water and sewer systems.
For a seller, rising bills add to the cost of holding a vacant house. For a buyer, the system's history, including the 2022 outage, still weighs on confidence. An unpaid account can also raise questions at closing, and our guide to unpaid JXN Water bills and selling your Jackson, MS house covers what to check.
Yazoo clay
Much of Jackson, MS sits on Yazoo clay, an expansive clay that swells when wet and shrinks when dry. That movement can crack slabs, tilt floors, and jam doors, and a buyer's inspector will look for all of it. A foundation finding is a frequent reason a financed sale falls apart.
The guide to selling a Jackson, MS house with foundation problems explains how buyers weigh the repair. Known defects still carry disclosure duties, which the guide to Mississippi seller disclosure requirements explains.
What should Jackson, MS sellers expect in 2026?
Jackson, MS sellers should expect a longer sale, a negotiated price, and a buyer pool that depends on condition and location. The 93.6% sale-to-list ratio means the typical seller who lists gives some ground (Redfin, August 2026).
Who can list with confidence
A well-kept house in Eastover, Belhaven, Fondren, Broadmoor, or Woodland Hills can often list with confidence. Those areas draw a large share of the city's financed buyers. If your roof, systems, and foundation are sound and you have two months or more, listing may net you more than a cash sale.
Who is likely to hit an appraisal or inspection problem
- Clay-stressed houses: foundation movement, cracked slabs, or sloping floors can end a financed deal at inspection.
- Houses in low-sale areas: with few recent sales nearby, an appraisal can come in under the contract price, and the lender lends only on the appraisal.
- Aging 1960s and 1970s houses: original ductwork, patched roofs, and worn-out systems invite repair requests.
- Vacant houses: water, insurance, and taxes keep running while the listing sits.
Three ways to sell, compared
| Path | Time | Cost to you | Certainty |
|---|---|---|---|
| List as-is | Redfin's 47-day median, then a financed closing | Agent commission, seller closing costs, and any price cut or repair credit | Depends on the buyer's inspection, appraisal, and loan approval |
| List after repairs | Repair weeks first, then the listing period | Repair bills paid up front, plus the listing costs | Better inspection odds, but the appraisal still caps the loan |
| Cash sale | Can close in as few as 7 days, or on the date you pick | No commissions or fees charged to you; the offer prices the condition in | No lender appraisal or financing contingency |
Where a cash offer fits
A cash sale can fit when a house would struggle with a lender's appraisal or a buyer's inspector. Propcash is a direct cash homebuyer, founded in 2026 and based in Nashville, that buys houses as-is as a principal. Our offers are based on local market data. We'll show you how we got to our number.
Sellers pay no fees or commissions, and you pick the closing date. A Mississippi closing attorney or title company handles the closing, which can often happen in as few as 7 days. No date is promised before a contract, and if listing looks like your stronger path, we'll tell you.
To see an as-is number, you can request a cash offer on your Jackson, MS house. You can also read how to sell your house fast in Jackson, MS or the Propcash Mississippi seller overview.
Why wait? Sell your house “as is” for cash today
Tell us about your house. We'll make you a cash offer based on local market data.
Let's chatFrequently Asked Questions
What is the median sale price in Jackson, MS in 2026?
Redfin reports a median sale price of $139,907 for Jackson, MS over the three months ending August 2026, down 13.2% from a year earlier (Redfin, August 2026). Zillow's typical value for the city was $86,367 in August 2026, up 1.1% (Zillow ZHVI, August 2026).
Why is Zillow's Jackson, MS value so much lower than Redfin's?
Zillow's index averages every house inside the Jackson, MS city limits, including long-vacant and distressed houses that rarely list. Redfin's median counts only houses that sold, and those sales cluster in the northeast corridor where financed buyers are active. The two figures measure different sets of houses, so they should never be blended.
How long does it take to sell a house in Jackson, MS right now?
The median Jackson, MS house sold after 47 days on the market over the three months ending August 2026, up from 32 days a year earlier (Redfin, August 2026). Houses with foundation or roof problems can take longer if an inspection or appraisal forces a renegotiation.
Are Jackson Mississippi home prices going down?
Closed prices are down, but the broad value index is roughly flat. Redfin's median sale price fell 13.2% year over year in the three months ending August 2026 (Redfin, August 2026). Zillow's typical value rose 1.1% over the same year, though it remains about 29% below its September 2022 peak (Zillow ZHVI, August 2026).
Do JXN Water rate increases affect selling a house in Jackson, MS?
They can, mainly through carrying costs and buyer confidence. Residential bills rose about 11.7% starting March 23, 2026, and JXN Water has said it needs further increases of 10%, 9%, and 8% from 2027 to 2029. A vacant house keeps generating bills while it sits, and an unpaid account is worth sorting out before closing.
How fast can a cash sale close in Jackson, MS?
A direct cash sale in Jackson, MS can often close in as few as 7 days, but no date is promised before a contract. A Mississippi closing attorney or title company handles the closing. With Propcash you pick the closing date, so a later date works too.
Data sources: Redfin, Zillow, Freddie Mac, the U.S. Census Bureau, the Bureau of Labor Statistics, UMMC, JXN Water, and Mississippi Today, each dated in the text. Propcash is a direct cash homebuyer, not a law firm. This is general information, not legal or tax advice.