MISSISSIPPI'S $48,000 HOUSES — And Why Prices Keep Falling

In Clarksdale, Mississippi the typical house is worth $48,793. Forty miles away in Greenville the typical house has lost 43.6% of its value since 2022 - on a house that was already cheap. This is not a list of towns where prices stalled. In Mississippi they are actually falling, and they have been falling for three years. Seven towns here, five of them under $100,000. One of the seven has quietly stopped falling: its price is holding and its unemployment is going down. That town is McComb, and the reason matters more than the price. Every town on this list is losing people - between 1.7% and 3.5% since the last census - and population is what sets the price. McComb is losing the fewest. THE SEVEN TOWNS, cheapest first Clarksdale - Coahoma County - $48,793 - pop. 14,423 - down 33.6% from peak Greenville - Washington County - $54,393 - pop. 28,833 - down 43.6% from peak Greenwood - Leflore County - $81,410 - pop. 13,983 - down 23.4% from peak Jackson - Hinds County - $84,299 - pop. 149,827 - down 28.1% from peak McComb - Pike County - $92,923 - pop. 12,202 - down 15.5% from peak Natchez - Adams County - $121,873 - pop. 14,207 - down 33.6% from peak Cleveland - Bolivar County - $140,665 - pop. 10,855 - down 15.8% from peak CHAPTERS 0:00 Intro 1:07 Greenville - $54,393 2:44 Clarksdale - $48,793 4:24 Natchez - $121,873 6:02 Jackson - $84,299 7:43 Why the prices keep falling 8:53 Greenwood - $81,410 10:07 Cleveland - $140,665 11:21 McComb - the one that stopped 13:07 All seven, cheapest first 13:49 Where the numbers come from 14:12 Before you buy SOURCES - every figure on screen carries its own Typical home values and the fall from each town's 2022 peak: Zillow Home Value Index, July 2026. Homes for sale and price cuts: Zillow Research, August 2026. Population, income, poverty, rent, empty homes and the median real estate taxes actually paid: US Census Bureau, American Community Survey 5-year 2023, with the 2020 Decennial Census for the population change. County unemployment: US Bureau of Labor Statistics, Local Area Unemployment Statistics, July 2026 against July 2024. Greenville's 1990 population is from the 1990 Census. A note on mortgages: lenders are reluctant to write small-dollar mortgages, so a large share of the cheapest houses in towns like these are cash purchases. Ask your bank before you make an offer, not after. PHOTOGRAPHS AND FOOTAGE Town photographs are freely licensed images from Wikimedia Commons and Flickr under CC BY, CC BY-SA, CC0 and the Public Domain Mark; each photographer is credited on screen where their photograph appears. Satellite imagery: Sentinel-2 cloudless by EOX, containing modified Copernicus Sentinel data. Maps: (c) OpenStreetMap contributors. Additional footage: Pexels and Pixabay. Photos on Unsplash by Benjamin Ashton, Christian Miranda, I Do Nothing But Love, Justin Wilkens, Marc Snailum and Moses Malik Roldan. MUSIC "BARCELONA (acoustic)" by Bane Djakovic (CC BY); "group 8 acoustic guitar (master)" by Stellar Art Wars (CC BY); "Lucky Acoustic" by Jesse Keller (CC BY); "Insomnium (Acoustic)" by Malet Sies (CC BY) This video is for information only. It is not financial, legal, tax or real estate advice. Before buying a cheap house in Mississippi: ask the bank first, get an insurance quote before you get attached to the house, and look up the town's population for the last three censuses. For real estate agents: we feature listings with full credit and a direct link, at no cost - halimaali5025757@gmail.com #mississippi #cheaphouses #smalltownamerica #realestate #delta #retirement