Mississippi Mortgage Guide 2026
The same FHA limit and the same conforming limit apply in all 82 counties, and the state’s estimated effective property tax rate is 0.72%. This guide walks through the limits, the programs, the taxes and the closing costs that actually move money.
Mississippi Loan Limits by County
The same FHA limit and the same conforming limit apply in all 82 counties, from DeSoto County on the Memphis line to Hancock County on the Gulf. There are no high-cost counties and no county-level exceptions to look up.
| Units | 2026 FHA Limit | 2026 Conforming Limit |
|---|---|---|
| One family | $541,287 | $832,750 |
| Two family | $693,050 | $1,066,250 |
| Three family | $837,700 | $1,288,800 |
| Four family | $1,041,125 | $1,601,750 |
FHA limits come from the HUD FHA Mortgage Limits lookup and conforming limits from FHFA. They are set by different agencies and are not interchangeable. Mississippi’s FHA figure is the 2026 national floor, which is 65% of the conforming limit.
Loan Programs Available in Mississippi
Every major loan program operates in Mississippi, and because the state has no high-cost counties, the program comparison is the same wherever you buy.
| Program | Minimum Down | Mortgage Insurance | Notes |
|---|---|---|---|
| FHA | 3.5% | 1.75% upfront + 55 bps annual | Every Mississippi FHA loan falls in the $726,200-or-less tier |
| VA | 0% | None | 2.15% funding fee on first use under 5% down; no loan limit with full entitlement |
| USDA | 0% | 1.00% upfront + 0.35% annual | One income limit applies statewide |
| Conventional | 3% | PMI, cancellable at 80% LTV | Conforming limit $832,750 in all 82 counties |
Mississippi Home Corporation assistance layers on top of a first mortgage rather than replacing one. Home4All specifically states it can be used with FHA, VA, USDA Direct or Guaranteed, and approved Fannie Mae or Freddie Mac conventional loans.
Mississippi Home Corporation Mortgages
Mississippi Home Corporation runs six homebuyer products, more than most state housing agencies offer.
| Program | Assistance | Terms |
|---|---|---|
| Smart7 | $7,000 second mortgage | 0% interest, principal due at sale, payoff or maturity. Income limit $137,870, purchase price limit $413,610. No first-time buyer requirement. |
| Easy8 | $8,000 second mortgage | 0% interest, due at sale, refinance, non-owner-occupancy or maturity |
| Trusty10 | $10,000 second mortgage | 2% interest, principal and interest repaid over 15 years |
| JustRate | None | 30-year fixed rate only, for buyers who do not need assistance |
| Housing Assistance for Teachers | Up to $6,000 grant | Mississippi public school educators in designated regions |
| Home4All | Up to $25,000 grant | Household income below 80% of area median, first-time buyer, amount based on need and subject to an affordability period |
Home4All is a grant, not a loan — no interest and no repayment — but the amount is set by demonstrated need and cannot exceed 50% of the purchase price. Homebuyer education through a HUD-approved counselor is required.
Purchase price limits for Easy8, Trusty10 and JustRate are $382,590 in target areas and $316,373 in non-target areas. MRB income limits vary by county and family size, ranging from $81,100 to $137,340. Confirm your county with MHC’s income limits page.
Mississippi Property Taxes
On a median-valued home, Mississippi property taxes work out to just over $100 a month, which materially changes how much house a given monthly payment buys.
Mississippi’s est. effective property tax rate is 0.72% — $1,215 in median real estate taxes paid against a $169,800 median home value, from the 2024 American Community Survey.
| Measure | Mississippi | Source |
|---|---|---|
| Median real estate taxes paid | $1,215 | ACS 2024 table B25103 |
| Owners with a mortgage | $1,459 | ACS 2024 table B25103 |
| Owners without a mortgage | $853 | ACS 2024 table B25103 |
| Median home value | $169,800 | ACS 2024 table B25077 |
This is an estimated effective rate — the ratio of two statewide medians from the 2024 American Community Survey. It is not a median of per-household rates and not a statutory millage. Your actual bill depends on your county and municipality.
Mississippi Closing Costs
Mississippi’s recording costs are the statutory clerk fees under Miss. Code Ann. § 25-7-9: $25 or $26 for the first five pages of a deed or deed of trust, depending on the county, plus $1 for each additional page.
| Item | Mississippi | Notes |
|---|---|---|
| Recording a deed or deed of trust | $25–$26 | Covers the first five pages; $26 in counties that collect the $1 archive fee |
| Each additional page | $1 | Miss. Code Ann. § 25-7-9 |
| Certifying copies | $1 | Per complete document |
Recording fees are set by Miss. Code Ann. § 25-7-9. 74 of the 82 counties collect the $1 archive fee and charge $26 for the first five pages; the other eight charge $25 (see the Hancock County fee schedule).
The Mississippi Market
Mississippi’s low home values and low property taxes combine to make it one of the most affordable states to carry a mortgage in, which changes which loan programs actually matter here.
| Factor | Mississippi | Why it matters |
|---|---|---|
| Median home value | $169,800 | Well under every loan limit, so limits rarely bind |
| FHA limit headroom | $541,287 | More than three times the median value |
| USDA coverage | Most of the state | One income limit statewide, no metro exceptions |
| Est. effective property tax | 0.72% | ACS 2024 median taxes ÷ median home value |
