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By Robin Simon, President, Harpoon Capital · About · LinkedIn · Author, The Book on DSCR Loans (Available on Amazon)
The best Mississippi markets for real estate investors in 2027 offer entry points from about $140,000 in Jackson and strong short-term rental potential, led by $40,985 in average annual STR revenue in Oxford and AirDNA scores of 99 in Jackson and 98 in Hattiesburg and Vicksburg. Mississippi has some of the lowest home prices in the country and a surprisingly varied set of rental markets, running from the college towns of Oxford and Starkville to the state capital in Jackson, the Hub City of Hattiesburg, the Gulf Coast at Gulfport and the river city of Vicksburg. Median sale prices run up to about $472,000 in Oxford (Redfin, 2026), and the “rent-to-price ratios” on BiggerPockets for Jackson, Hattiesburg and Gulfport sit between 0.53% and 0.54% a month, which gives the long-term rent a fair chance of covering the payment. Investors buying here typically finance with Mississippi DSCR loans, which are qualified primarily based on the property rather than the borrower's personal income, and the “DSCR Ratio” on a single-family rental often pencils out better than investors from pricier states expect.
This breakdown uses market data collected as of October 2026, the most current snapshot available heading into next year's buying season. If you're evaluating a purchase in the final months of 2026, keep in mind that your first full year of rental income, appreciation, or short-term rental revenue lands in 2027 regardless of when you close. A deal you underwrite today is already a 2027 investing decision, just one made with the freshest data available right now.
Mississippi has no statewide short-term rental license, but stays carry the state's 7% sales tax, and since July 1, 2025 a state law (SB 2805) has treated booking platforms that facilitate short-term rentals as “hotels” that must collect state and local sales tax, so hosts who book only through a registered platform such as Airbnb are generally relieved of collecting it themselves. Local rules are generally light, e.g. Gulfport's code states that the city “does not prohibit or regulate in any way Short Term Rentals,” and Oxford, Jackson and Vicksburg have no STR permit at all, although Hattiesburg is the exception, with a city permit and a citywide cap on the number of STRs, and Starkville adopted registration rules in 2026. Additionally, several cities' hotel taxes only apply to larger lodging properties, so the local tax on a single-family STR is often lower than the hotel rate. In practice, i.e. for an investor buying a nightly rental, the local rules and any HOA covenants at a specific address typically matter more than the market averages below.
Redfin's “Compete Scores” in Mississippi run lower than in most states, from 54 in Hattiesburg and 49 in Gulfport (“somewhat competitive”) down to 21 in Vicksburg and 16 in Oxford (“not very competitive”), and homes are generally closing below list price, so investors in most of these markets have room to negotiate. Redfin's search data, which tracks home searches rather than actual moves, shows New Orleans (a net 109) and Mobile (44) buyers looking hardest at Gulfport, while Jackson's own buyers are mostly searching toward the coast.
Below, we break down six Mississippi markets worth watching, using current data from Zillow, Redfin, BiggerPockets, and AirDNA.
Note: Home price appreciation and rent-growth figures below come from Redfin's median sale price data, Zillow's Home Value Index and BiggerPockets' Market Finder, which use different methodologies and can vary from one another, so treat them as directional. Oxford, Starkville and Vicksburg do not have BiggerPockets pages of their own, so Zillow's figures are used for them, and BiggerPockets figures for Gulfport cover the Gulfport–Biloxi metro. Several of Redfin's Mississippi pages rest on small samples, so Redfin's Starkville sales figures (based on two sales) and figures Redfin flags as limited data are left out. Redfin's migration table for Vicksburg repeats Jackson's, so it is used only for Jackson. AirDNA's Oxford and Jackson figures cover each full market, Gulfport sits within its Gulfport/Biloxi market, and Starkville, Hattiesburg and Vicksburg are submarkets of its Mississippi Area market.
Football Saturdays on the Square
Oxford is the home of the University of Mississippi, i.e. Ole Miss, with a historic town square, the highest prices in the article and an STR market that lives on football weekends, graduations and parents' visits. It is the most expensive market on this list by a wide margin, but also the one where a single good weekend can earn what a month earns elsewhere.
The case for Oxford rests on the university, which brings students, staff and a steady flow of visitors, and on a town that has become a popular destination in its own right, with the Square's restaurants and bookstores drawing weekend crowds. However, First Street data on Redfin rates the wind risk as “major” (91% of properties) and finds some wildfire risk across most of the city, and the sales market has slowed noticeably over the past year. On the STR side, Oxford's city code has no short-term rental permit, zoning limit, owner-occupancy rule or night cap (rules found online for “Oxford” generally describe Oxford, Ohio), and in November 2025 the Board of Aldermen resolved that STRs must collect and remit the hotel/motel tax, i.e. the city's 2% tourism tax on top of the 7% state sales tax.
The Oxford market posts an AirDNA score of 77/100, with Revenue Growth (99) and Investability (89) leading, Seasonality (71) next, and Regulation (57) and Rental Demand (47) the “soft spots.” Annual revenue per listing averages $40,985 (down 4.5% year-over-year), the highest on the list, with an average daily rate of $431.45 (down 3.2%), also the highest, and occupancy of only 32% (essentially flat), the lowest, i.e. a market of few, very expensive nights. Total active listings sit at 1,650, up 3.3%, and homes near campus carry the top end, such as a historic home within walking distance of the Square ($472K a year at 35% occupancy).
Financing note: Harpoon Capital offers industry leading DSCR Loans for properties in Oxford and all throughout the market area. Check out our full DSCR Loans Program here, or if you want a quote on what terms look like today, fill out this two-minute form!
Sources: Zillow Home Value Index↗ · Redfin Housing Market↗ · AirDNA Market Data↗
Investor Takeaway: Oxford offers the highest STR revenue and nightly rates in Mississippi, with a slowing sales market that gives buyers room to negotiate. Investors should generally underwrite STRs on a realistic count of event weekends rather than the top listings, budget for the 2% city tourism tax, and treat the long-term rent as the floor.
Cowbells, campus and college-town cash flow
Photo: Traicovn, CC BY 4.0 (cropped)
Starkville is the home of Mississippi State University in the northeast of the state, with a tenant base built around the university and an STR market that peaks on football weekends. It is a smaller, cheaper college town than Oxford, which means less revenue per night but a much lower price of entry.
The case for Starkville rests on Mississippi State, which supplies a steady pool of student and staff renters, and on game-day demand that fills hotels for miles around. However, First Street data on Redfin rates the heat risk as “severe” (82% of properties) and the wind risk as “major.” On the STR side, Starkville adopted short-term rental rules in July 2026 (Ordinance 2026-05, effective August 20, 2026), which allow hosted, unhosted and dedicated vacation rentals wherever residential use is permitted, with no owner-occupancy requirement and no night cap. Owners register each year ($35 to start and $15 to renew), hold a rental housing license and a city privilege license, and name a local contact who can respond within an hour, guests are capped at two per legal bedroom plus two, commercial events, weddings and fraternity functions are banned, and stays carry a 2% city hotel tax and a 1% parks and recreation tax on top of the 7% state sales tax.
The Starkville submarket posts an AirDNA score of 74/100, with Seasonality (88) leading, Investability (73), Revenue Growth (69) and Rental Demand (65) in the middle, and Regulation (56) the “soft spot.” Annual revenue per listing averages $27,780 (down 6.5% year-over-year), with an average daily rate of $208.52 (up 0.4%) and occupancy of 41% (down 7.5%). Total active listings sit at 539, up 13.7%, and larger homes built for groups carry the top end, such as a home with a guesthouse ($90K a year at 54% occupancy). The combination of more listings and lower occupancy suggests supply is growing faster than demand.
Financing note: Harpoon Capital offers industry leading DSCR Loans for properties in Starkville and all throughout the market area. Check out our full DSCR Loans Program here, or if you want a quote on what terms look like today, fill out this two-minute form!
Sources: Zillow Home Value Index↗ · Redfin Housing Market↗ · AirDNA Market Data↗
Investor Takeaway: Starkville offers Mississippi State demand at a lower price than Oxford, with an STR market where supply is outpacing bookings. Investors should generally buy for the long-term rent near campus, treat game-day income as a “bonus,” and register with the city under its new 2026 rules before taking a booking.
Capital-city cash flow at a discount
Jackson is the state capital and its largest city, with a tenant base anchored by state government and the University of Mississippi Medical Center, the lowest prices on this list and a near-perfect AirDNA score. It is also a market with real challenges, including a shrinking population and falling prices, so it rewards investors who know the neighborhoods well.
BiggerPockets points to government, healthcare and education, with the University of Mississippi Medical Center among the major employers, and the metro's rent growth is the fastest in the article. However, Redfin search data (April to June 2026) shows 40% of Jackson buyers searching to leave the metro, mostly toward Gulfport (a net 38) and Hattiesburg (18), and First Street data rates both the heat and wind risks as “severe.” On the STR side, Jackson has no STR permit or ordinance and no owner-occupancy rule, but every rental unit must be registered in the city's Rental Registration Program ($50 per single-family rental, capped at $2,000 per owner, plus a $50 inspection fee per unit) and hosts need a city privilege license (BNBCalc). The city's convention center and tourism taxes exclude lodging with 10 or fewer units, so a typical STR pays the 7% state sales tax, which booking platforms collect.
The Jackson market posts an AirDNA score of 99/100, and AirDNA lists it among its “Best Places to Invest 2026,” with Investability (99), Seasonality (98) and Rental Demand (92) leading, and Regulation (73) and Revenue Growth (68) the “soft spots.” Annual revenue per listing averages $30,073 (up 2.1% year-over-year), with an average daily rate of $141.44 (up 3.2%) and occupancy of 64% (up 0.5%), the highest on the list. Total active listings sit at 640, up 9.0%, and the Jackson (score 99, $25K a year at 67% occupancy) and Brandon (94, $33K at 58%) submarkets lead the area.
Financing note: Harpoon Capital offers industry leading DSCR Loans for properties in Jackson and all throughout the market area. Check out our full DSCR Loans Program here, or if you want a quote on what terms look like today, fill out this two-minute form!
Sources: Redfin Housing Market↗ · BiggerPockets Market Finder↗ · BNBCalc Jackson STR Guide↗ · AirDNA Market Data↗
Investor Takeaway: Jackson offers the lowest prices, the fastest rent growth and the steadiest STR occupancy in Mississippi, alongside falling prices and a shrinking population. Investors should generally buy for the long-term rent in neighborhoods they know well, negotiate below list, and look at suburban submarkets such as Brandon for STRs.
Thinking About One of These Markets?
Get a same-day DSCR Loan quote for a specific deal, or browse the full Harpoon Capital DSCR Loan Program to see rates, LTV, and qualification details before you keep reading.
Hub City homes with a hard cap
Photo: Quintin Soloviev, CC BY 4.0 (cropped)
Hattiesburg is the home of the University of Southern Mississippi and Forrest General Hospital, about 70 miles north of the Gulf Coast, with the lowest BiggerPockets price on this list, prices that are climbing and a near-perfect AirDNA score. It is also the only city on this list with a confirmed citywide cap on short-term rentals, which matters a great deal for anyone planning nightly stays.
BiggerPockets points to education, healthcare and manufacturing, with the University of Southern Mississippi and Forrest General Hospital among the major employers, and the population is growing, unlike Jackson's. However, First Street data on Redfin rates the flood risk as “moderate,” with 17% of properties exposed, and both the heat and wind risks as “severe.” On the STR side, the City of Hattiesburg requires a short-term rental permit under Ordinance 3376, passed in March 2025 ($250 for a new application and $170 to renew, including a fire inspection and zoning certificate), and a local property manager who lives in Forrest or Lamar County and is available around the clock, with no owner-occupancy requirement. Residential STR permits are capped at 2.5% of the city's residential structures, with a waiting list ($25, valid for a year) once the cap is reached, and the city's 2% hotel tax excludes lodging with 10 or fewer units, so a typical STR pays the 7% state sales tax.
The Hattiesburg submarket posts an AirDNA score of 98/100, with Revenue Growth (96) and Investability (93) leading, Seasonality (86) next, Rental Demand (77) behind it, and Regulation (59) the “soft spot,” which fits the cap. Annual revenue per listing averages $27,146 (up 8.2% year-over-year), the fastest revenue growth on the list, with an average daily rate of $150.27 (down 1.3%) and occupancy of 54% (up 9.3%). Total active listings held steady at 288, and large group homes carry the top end, such as an eight-bedroom lakefront home with a pool ($115K a year at 51% occupancy).
Financing note: Harpoon Capital offers industry leading DSCR Loans for properties in Hattiesburg and all throughout the market area. Check out our full DSCR Loans Program here, or if you want a quote on what terms look like today, fill out this two-minute form!
Sources: Redfin Housing Market↗ · BiggerPockets Market Finder↗ · City of Hattiesburg STR Registration↗ · AirDNA Market Data↗
Investor Takeaway: Hattiesburg offers the lowest BiggerPockets price, rising values and the fastest STR revenue growth in Mississippi, under a permit cap that limits new entrants. Investors should generally buy for the long-term rent, check the city's waiting list before underwriting a new STR, and look at properties that already hold a permit.
Gulf Coast rents and an open rulebook
Photo: Tony Webster, CC BY 2.0 (cropped)
Gulfport is the largest city on the Mississippi Gulf Coast, next to Biloxi's casinos, with the best rent ratio on this list, the fastest BiggerPockets appreciation and a city code that leaves short-term rentals alone. The tradeoff is the weather – nearly every property faces serious wind risk and a third face major flood risk, which is not a small detail on the coast.
BiggerPockets points to the military, tourism and a diversified economy, with the Naval Construction Battalion Center, the local school districts and Island View Casino among the major employers, and Redfin search data (April to June 2026) shows New Orleans (a net 109) and Mobile (44) buyers looking at Gulfport more than any other metros. However, First Street data on Redfin rates the heat and wind risks as “extreme” (100% of properties) and the flood risk as “major” (34%), so insurance will be one of the largest line items in any budget. On the STR side, Ordinance 3273 (July 2023) states that the city “does not prohibit or regulate in any way Short Term Rentals” and removed nightly and weekly rentals from the zoning definition of a hotel, so no STR permit is required (BNBCalc). Stays carry about 12% in taxes, i.e. the 7% state sales tax plus Harrison County's 2% Coliseum tax and 3% Gulf Coast tourism tax, which apply regardless of the number of units.
The Gulfport submarket posts an AirDNA score of 75/100, with Investability (99) leading by a wide margin, Seasonality (74) and Regulation (64) in the middle, and Revenue Growth (59) and Rental Demand (57) the “soft spots.” Annual revenue per listing averages $34,439 (down 1.1% year-over-year), with an average daily rate of $226.01 (up 0.9%) and occupancy of 47% (down 1.1%). Total active listings sit at 713, down 5.7%, and large beach homes carry the top end, such as a pair of nine-bedroom beach retreats ($296K a year at 73% occupancy).
Financing note: Harpoon Capital offers industry leading DSCR Loans for properties in Gulfport and all throughout the market area. Check out our full DSCR Loans Program here, or if you want a quote on what terms look like today, fill out this two-minute form!
Sources: Redfin Housing Market↗ · BiggerPockets Market Finder↗ · BNBCalc Gulfport STR Guide↗ · AirDNA Market Data↗
Investor Takeaway: Gulfport offers the best rent ratio, the fastest appreciation and the lightest STR rules in Mississippi, on a coast where insurance can make or break the deal. Investors should generally price wind and flood insurance before making an offer, buy for the long-term rent, and treat beach-area STRs as a separate, insurance-heavy business.
River history and rising revenue
Vicksburg sits on the bluffs above the Mississippi River west of Jackson, home to the Vicksburg National Military Park and a cluster of riverfront casinos, with low prices, a slow sales market and one of the highest AirDNA scores in the article. It is a heritage-tourism town more than a beach town – which makes for a steadier, if smaller, STR market.
The case for Vicksburg rests on tourism, with the national military park, the historic downtown and the casinos drawing visitors through the year, and on prices low enough that a modest STR can carry its own payment. However, Redfin's migration table for Vicksburg repeats Jackson's and is left out, and First Street data rates the heat and wind risks as “severe” and the flood risk as “moderate” (13% of properties). On the STR side, Vicksburg has no short-term rental ordinance, permit or registration, and the city's 2% tourism tax and Warren County's 1% tax apply only to larger lodging (six or more rooms or guests), so a typical STR pays the 7% state sales tax, which booking platforms collect.
The Vicksburg submarket posts an AirDNA score of 98/100, with Revenue Growth (95) and Seasonality (95) leading, Investability (83) and Rental Demand (82) close behind, and Regulation (56) the “soft spot.” Annual revenue per listing averages $25,187 (up 7.7% year-over-year), with an average daily rate of $147.29 (up 3.8%) and occupancy of 52% (up 4.6%). Total active listings sit at 121, up 16.4%, and historic homes carry the top end, such as a Civil War-era home marketed for its history ($69K a year at 36% occupancy). Note that in a field this small, a few homes can move the averages, so the score is a signal rather than a forecast.
Financing note: Vicksburg deals often qualify on TTM actuals or STR revenue projections given the seasonal revenue base, and Harpoon Capital offers industry leading DSCR Loans for properties throughout the market area. Check out our full DSCR Loans Program here, or if you want a quote on what terms look like today, fill out this two-minute form!
Sources: Zillow Home Value Index↗ · Redfin Housing Market↗ · AirDNA Market Data↗
Investor Takeaway: Vicksburg offers a top-tier STR score, growing revenue and some of the lowest prices in Mississippi, in a slow sales market where buyers hold the cards. Investors should generally negotiate well below list, underwrite on trailing twelve-month actuals, and focus on historic or amenity-rich homes, where the revenue is concentrated.
| MARKET | AIRDNA SCORE |
ANNUAL REVENUE |
AVG. DAILY RATE |
OCCUPANCY | YOY LISTING GROWTH |
|---|---|---|---|---|---|
| Jackson | 99 | $30,073 (+2.1%) |
$141.44 (+3.2%) |
64% (+0.5%) | +9.0% (640 listings) |
| Hattiesburg | 98 | $27,146 (+8.2%) |
$150.27 (-1.3%) |
54% (+9.3%) | 0.0% (288 listings) |
| Vicksburg | 98 | $25,187 (+7.7%) |
$147.29 (+3.8%) |
52% (+4.6%) | +16.4% (121 listings) |
| Oxford | 77 | $40,985 (-4.5%) |
$431.45 (-3.2%) |
32% (-0.1%) | +3.3% (1,650 listings) |
| Gulfport | 75 | $34,439 (-1.1%) |
$226.01 (+0.9%) |
47% (-1.1%) | -5.7% (713 listings) |
| Starkville | 74 | $27,780 (-6.5%) |
$208.52 (+0.4%) |
41% (-7.5%) | +13.7% (539 listings) |
Source: AirDNA, current as of 2026. Scores and figures reflect each market or submarket as defined by AirDNA and may not correspond 1:1 with city or county boundaries. As of October 2026
A few patterns stand out. The table splits neatly in two: Jackson, Hattiesburg and Vicksburg score 98 or higher on modest nightly rates and steady occupancy, while the two college towns and the coast score in the 70s on higher rates and lower occupancy, i.e. event- and season-driven markets. Oxford earns the most per listing but books barely one night in three, and both college towns lost revenue over the past year as supply grew. Additionally, Hattiesburg's flat listing count next to its 8.2% revenue gain suggests the city's permit cap is doing what it was designed to do.
Mississippi's real estate landscape offers a strategy for nearly every type of investor:
Market-level data is a starting point, not a substitute for underwriting the specific property, neighborhood and rental strategy in front of you. Mississippi taxes short-term stays through its 7% sales tax and leaves the STR rulebook to its cities, which range from Gulfport's hands-off code to Starkville's new registration rules and Hattiesburg's permit cap, so investors should confirm what is allowed at a specific address before they close and price wind and flood insurance early, especially on the coast.
If you are ready to invest in one of these markets, start with our Mississippi DSCR loans page.
Sources: Redfin housing market data, BiggerPockets Market Finder, Zillow Home Value Index, AirDNA market and submarket data (airdna.co), Airbnb Mississippi tax collection, City of Hattiesburg STR registration, city codes and ordinances for Oxford, Starkville, Jackson, Gulfport and Vicksburg, Mississippi SB 2805, and BNBCalc STR guides for Jackson and Gulfport. Data collected as of October 2026, ahead of the 2027 investing season.
Not at the state level. Mississippi has no statewide short-term rental license, but stays carry the 7% state sales tax, which booking platforms have been required to collect since July 1, 2025, and hosts who take direct bookings must register with the Mississippi Department of Revenue. Local rules vary: Hattiesburg requires a city permit and caps STRs at 2.5% of residential structures, Starkville requires annual registration under its 2026 rules, Jackson requires registration in its rental program, and Gulfport, Oxford and Vicksburg have no STR permit at all.
No. Out-of-state and first-time investors can buy investment property in Mississippi without any license. A DSCR loan qualifies you primarily based on the property itself rather than your personal income or professional credentials, which is part of why it's such a common financing tool for out-of-state buyers.
A DSCR (Debt Service Coverage Ratio) loan qualifies a property primarily based on the property (its rent, value and location) relative to its mortgage payment, rather than the borrower's personal income or tax returns. If the property's projected or actual rent covers the mortgage payment (a DSCR of 1.00x or higher), it's generally easier to qualify, and Harpoon Capital also offers options for deals below 1.00x.
It can be. First Street data on Redfin rates the heat and wind risks in Gulfport as “extreme” for every property and the flood risk as “major” for about a third of them, so wind and flood coverage can be one of the largest costs on a coastal rental. Investors should generally get insurance quotes before making an offer and include them in the DSCR calculation, since a rent that covers the mortgage may not cover the mortgage plus a coastal policy.
Harpoon Capital's DSCR loan program allows as little as 15% down on qualifying purchases, up to 85% LTV, with cash-out refinances available up to 80% LTV. Exact terms depend on the property, credit profile, and DSCR ratio. Fill out our DSCR Loan Application to see specific numbers for your deal.
Ready to Run the Numbers on a Mississippi Deal?
Whether you're eyeing Gulfport's rent ratio or historic stays in Vicksburg, get a same-day rate and terms with our two-minute DSCR quote form, or explore the full Mississippi DSCR Loans Program to see how we qualify the property, not just the borrower.
This article is for informational purposes only and does not constitute investment, legal, or financial advice. Harpoon Capital encourages investors to conduct independent due diligence before making any real estate investment decision.