Cost of Living in Natchez
Natchez's cost of living centers on genuinely affordable housing, offset by an above-both-benchmark property tax rate and elevated statewide insurance costs.
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Learn moreGenuinely affordable housing, with real caveats
Zillow's average home value ran $121,873 (down 9.8% YoY), well below national benchmarks, though a real, disclosed spread exists against separate $218,400 and $277,000 figures from other sources (base record).
An above-both-benchmark property tax rate
Ownwell cites Natchez/Adams County's effective property tax rate at 1.47% -- above both the national median (~1.02%) and Mississippi's own statewide median (~1.35%), compounded by a real, documented 2025-2026 countywide reassessment (base record).
Mississippi's real, low 4% state income tax
Mississippi's real, current flat income tax rate is 4% (2026, down from 4.4% in 2025), with Social Security and qualified retirement income fully exempt -- applying in Natchez as statewide (base record).
Mississippi's real, elevated statewide homeowners insurance
No Natchez-specific premium figure was found this pass; Mississippi's statewide average runs $2,856-$4,445/year across sources, with the state ranking among the nation's 8 highest for homeowners-insurance premiums (base record).
Key takeaways
- Natchez's $121,873 average home value runs genuinely affordable, with a real, disclosed cross-source spread.
- Natchez's 1.47% effective property tax rate runs above both the national and MS statewide median.
- Mississippi's 4% flat state income tax (2026) applies statewide, including in Natchez.
- Mississippi's statewide homeowners insurance ($2,856-$4,445/year) is a real, disclosed elevated cost.
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