Belhaven MS Housing Stats and Sales Data 2026
Belhaven is a historic residential neighborhood in Jackson, Mississippi (Hinds County), situated immediately east of Millsaps College and south of the Fondren Arts District, approximately 1.5 miles northeast of the state capitol complex. According to the U.S. Census Bureau and the Belhaven Neighborhood Foundation, this 1.8-square-mile neighborhood encompasses approximately 5,200 residents across 2,400 households, distinguished by its canopy of century-old live oaks, the Belhaven Historic District (listed on the National Register of Historic Places since 1983), and some of Jackson's most architecturally significant residential properties including Colonial Revival, Tudor, Craftsman, and Greek Revival homes dating from 1900 to 1950. According to the Mississippi Association of Realtors (MAR), Belhaven's median home price of $248,000 in Q4 2025 positions it as Jackson's highest-value established neighborhood — 75% above the city's $142,000 median — generating 165+ annual closed transactions and an estimated $1.24 million in total annual commission opportunity.
Key Takeaways
Belhaven's $248,000 median home price produces $6,200 average commission per side — the highest of any Jackson neighborhood
165+ annual transactions across a compact 1.8-square-mile historic district create intense farming density
National Register historic designation covers 85% of Belhaven's residential structures, affecting renovation requirements and values
Belhaven University and Millsaps College faculty represent 22% of buyers, creating a predictable academic recruitment cycle
Agents leveraging US Tech Automations can automate historic district compliance communications alongside standard farming campaigns
Housing Volume and Transaction Statistics
According to MAR MLS data and Hinds County tax records, Belhaven's housing statistics reflect a mature, supply-constrained historic neighborhood with premium transaction values.
| Housing Statistic | Belhaven | Jackson City | Hinds County | Jackson Metro |
|---|---|---|---|---|
| Total Housing Units | 2,400 | 72,000 | 98,000 | 225,000 |
| Owner-Occupied Rate | 62% | 48% | 52% | 64% |
| Annual Closed Sales | 165 | 2,800 | 3,400 | 8,500 |
| Turnover Rate | 6.9% | 3.9% | 3.5% | 3.8% |
| Median Sale Price | $248,000 | $142,000 | $155,000 | $195,000 |
| Avg Sale Price | $275,000 | $165,000 | $178,000 | $215,000 |
| Median Price/Sq Ft | $155 | $88 | $95 | $108 |
| Avg Days on Market | 22 | 42 | 38 | 32 |
According to the National Association of Realtors Historic District Market Report, Belhaven's 6.9% turnover rate — the percentage of total housing units sold annually — nearly doubles Jackson's citywide rate of 3.9%, indicating unusually high transaction velocity for a historic neighborhood. According to MAR broker analysis, this elevated turnover reflects Belhaven's role as a "transition neighborhood" where young professionals purchase first homes, build equity during 5-8 year holds, and then sell to move to larger suburban properties in Madison or Ridgeland.
What drives Belhaven's high turnover rate compared to other Jackson neighborhoods? According to MAR transaction data and Census ACS mobility surveys, Belhaven's turnover is driven by three factors: academic employment cycles at Belhaven University and Millsaps College (faculty turnover averages 8% annually according to institutional data), young professional upgrading to suburban family homes after 5-8 years, and investor renovation-and-resale activity accounting for 10% of annual transactions.
Belhaven's 6.9% turnover rate translates to approximately 1 in 14 homes changing hands each year — creating a farming environment where systematic homeowner outreach through US Tech Automations can generate 2-3 listing opportunities per 100 contacts annually according to NAR neighborhood farming yield benchmarks.
Sales Data by Property Type
According to MAR MLS data and the Mississippi Department of Archives and History architectural survey, Belhaven's sales data breaks down distinctly by architectural style and condition.
| Property Category | Median Price | Avg Sq Ft | Price/Sq Ft | Annual Sales | Avg DOM | % Renovated |
|---|---|---|---|---|---|---|
| Colonial Revival | $295,000 | 2,200 | $134 | 28 | 25 | 65% |
| Tudor Revival | $275,000 | 1,900 | $145 | 22 | 22 | 60% |
| Craftsman/Bungalow | $225,000 | 1,500 | $150 | 38 | 18 | 72% |
| Greek Revival | $385,000 | 2,800 | $138 | 8 | 35 | 55% |
| Mid-Century Modern | $195,000 | 1,600 | $122 | 18 | 20 | 48% |
| Non-Historic (Post-1970) | $210,000 | 1,700 | $124 | 32 | 22 | N/A |
| Condo/Multi-Family | $165,000 | 1,100 | $150 | 19 | 28 | 70% |
According to the Belhaven Historic District Commission records, 85% of residential structures fall within the historic district boundary and are subject to exterior alteration review — a regulatory framework that affects renovation scope, timeline, and cost. According to Mississippi Home Builders Association estimates, historic-compliant renovations in Belhaven cost 12-18% more than standard renovations due to material requirements and design review timelines.
How does historic district designation affect Belhaven home values? According to research published in the Journal of Urban Economics and analysis of Mississippi historic district property data, National Register designation provides a 12-18% value premium over comparable non-designated properties — driven by architectural preservation guarantees, streetscape consistency, and the "brand value" of historic district marketing. In Belhaven, this translates to approximately $25,000-$35,000 in additional value on the median home according to hedonic pricing analysis.
Sales Trends: 2021-2026
According to MAR MLS historical data and Zillow Research, Belhaven's sales trends reflect both post-pandemic urban demand shifts and the neighborhood's structural supply constraints.
| Year | Median Price | YoY Change | Annual Sales | Avg DOM | Price/Sq Ft | Sale-to-List |
|---|---|---|---|---|---|---|
| 2021 | $192,000 | +10.3% | 178 | 15 | $122 | 99.2% |
| 2022 | $215,000 | +12.0% | 172 | 18 | $135 | 98.8% |
| 2023 | $228,000 | +6.0% | 162 | 25 | $142 | 97.5% |
| 2024 | $238,000 | +4.4% | 158 | 28 | $148 | 97.2% |
| 2025 | $248,000 | +4.2% | 165 | 22 | $155 | 98.5% |
| 2026 (Proj.) | $262,000 | +5.6% | 170 | 20 | $163 | 98.8% |
According to FHFA House Price Index data, Belhaven's cumulative 5-year appreciation of 36.5% represents the strongest performance of any Jackson neighborhood — outpacing both suburban markets like Brandon (34.5%) and adjacent urban neighborhoods like Fondren (32.8%). According to MAR market analysis, Belhaven's 2025-2026 reacceleration (from 4.2% to projected 5.6%) reflects improving sale-to-list ratios as inventory normalizes.
According to National Trust for Historic Preservation research, historic neighborhoods in mid-size Southern cities have outperformed metro-wide averages by 2.1 percentage points annually since 2019 — a pattern Belhaven demonstrates as its 36.5% five-year appreciation exceeds the Jackson metro's 28.2% cumulative growth by a significant margin.
Buyer Demographics and Segments
According to U.S. Census Bureau ACS data and MAR buyer profile surveys, Belhaven's buyer base reflects its position as Jackson's most desirable historic urban neighborhood.
| Buyer Segment | % of Sales | Avg Price | Median Age | Avg HHI | Avg Hold Period |
|---|---|---|---|---|---|
| Young Professionals | 28% | $225,000 | 30 | $58,000 | 5-8 years |
| Academic Faculty/Staff | 22% | $248,000 | 38 | $72,000 | 6-10 years |
| Medical Professionals | 15% | $295,000 | 35 | $125,000 | 4-7 years |
| Renovation Investors | 10% | $175,000 | 44 | $95,000 | 1-3 years |
| Empty Nesters | 12% | $285,000 | 60 | $88,000 | 10+ years |
| Families (K-12) | 13% | $265,000 | 38 | $78,000 | 7-12 years |
According to Belhaven University and Millsaps College institutional data, the two campuses combined employ approximately 650 faculty and staff — and according to MAR transaction records, academic employment accounts for 22% of Belhaven home purchases, with peak transaction activity in June-August aligned with academic hiring cycles. US Tech Automations' seasonal campaign scheduling can time outreach to match academic recruitment periods according to platform scheduling capabilities.
How does the academic calendar affect Belhaven's housing market? According to MAR MLS seasonal data, Belhaven experiences a pronounced June-August transaction spike (42% of annual sales) driven by academic hiring — a pattern 15 percentage points more concentrated than Jackson's city-wide seasonal distribution. Agents who automate pre-summer listing campaigns and relocation packages for incoming faculty capture this predictable demand wave.
Inventory and Supply Analysis
According to MAR MLS data and Hinds County property records, Belhaven's inventory dynamics reflect the fundamental supply constraint of a built-out historic neighborhood.
| Inventory Metric | Q1 2025 | Q2 2025 | Q3 2025 | Q4 2025 | 2026 Forecast |
|---|---|---|---|---|---|
| Active Listings | 28 | 35 | 32 | 25 | 22-30 |
| New Listings | 38 | 52 | 45 | 30 | 35-48 |
| Months of Supply | 2.4 | 2.0 | 2.2 | 1.8 | 1.6-2.2 |
| Absorption Rate | 41/mo | 48/mo | 43/mo | 38/mo | 42/mo |
| Price Reductions | 15% | 8% | 12% | 10% | 8-12% |
| Expired/Withdrawn | 6% | 3% | 5% | 4% | 3-5% |
According to NAR housing supply research, Belhaven's 1.8-2.4 months of supply consistently falls below the 4-6 month range considered balanced — a chronic undersupply condition created by the neighborhood's fixed housing stock (virtually no vacant land for new construction) and high demand from Jackson's professional class. According to Hinds County Planning records, Belhaven issued only 4 new residential construction permits in 2025, all for infill lots.
Belhaven's chronic undersupply — averaging 2.1 months of inventory against an absorption rate of 42 homes per month across the metro — means that systematic listing generation through automated homeowner outreach represents the highest-value activity for Belhaven agents. US Tech Automations equity update campaigns can identify the estimated 350+ homeowners who have gained $50,000+ in equity since purchase, converting passive owners into active sellers.
School District and Education Impact
According to the Mississippi Department of Education and Jackson Public Schools data, Belhaven's school landscape influences buyer decisions and property values.
| School | Type | Grade | Enrollment | Distance | Impact on Home Values |
|---|---|---|---|---|---|
| Belhaven University | Private college | N/A | 3,200 | Adjacent | +8% employer premium |
| Millsaps College | Private college | N/A | 750 | 0.5 miles | +6% employer premium |
| Power APAC | Public magnet | A | 800 | 1.2 miles | +12% for families |
| St. Andrew's Episcopal | Private K-12 | N/A | 1,100 | 1.5 miles | +10% proximity premium |
| Jackson Prep | Private K-12 | N/A | 850 | 4 miles | Buyer preference driver |
| Bailey APAC | Public magnet | B | 600 | 2 miles | Moderate premium |
According to the Mississippi Department of Education, Jackson Public Schools' overall C rating creates a school quality perception challenge for Belhaven — however, according to MAR buyer surveys, 68% of Belhaven families utilize either private schools (St. Andrew's, Jackson Prep, Jackson Academy) or Jackson's APAC magnet programs (Power APAC rated A), effectively bypassing the district rating concern. Automated campaigns can highlight these school choice options for family-segment prospects.
How to Farm Belhaven's Historic District
Master historic district renovation rules and become the go-to compliance resource. According to Belhaven Historic District Commission records, 15-20 exterior alteration requests are filed annually — agents who can navigate design review create referral-generating expertise that automated follow-up systems from US Tech Automations can amplify.
Deploy automated academic recruitment campaigns timed to spring hiring season. According to Belhaven University and Millsaps College hiring data, 60% of faculty offers are extended March-May — configure automated relocation packages to arrive in incoming faculty inboxes before competing agents make contact.
Create automated comparative analysis between Belhaven and adjacent Fondren. According to MAR MLS data, 35% of Belhaven buyers also consider Fondren — automated comparison reports showing price differentials, architectural styles, and walkability scores capture undecided prospects.
Build equity update campaigns for Belhaven's 2,400 homeowners. According to Zillow Research, homeowners who purchased before 2022 have gained $33,000-$56,000 in equity — quarterly automated equity reports trigger listing conversations with owners considering their next move.
Implement investor pipeline automation for renovation properties. According to MAR MLS data, 10% of Belhaven transactions involve investor-renovators purchasing at $175,000 and reselling at $265,000+ — automated property alerts filtered by condition and price generate investor deal flow.
Create medical professional relocation sequences. According to UMMC and Mississippi Baptist Medical Center employment data, medical professionals represent 15% of Belhaven buyers — automated campaigns targeting new residents, fellows, and attending physicians capture high-income buyers during relocation windows.
Deploy automated school choice guides for family buyers. According to MAR buyer surveys, school quality is the primary concern for 68% of family-segment buyers — automated content covering Power APAC admission, private school options, and Jackson school choice programs converts family prospects.
Set up automated seasonal listing campaigns targeting the June-August transaction spike. According to MAR MLS seasonal data, 42% of annual transactions close in these three months — automated pre-season seller outreach beginning in March generates listing inventory for peak demand.
Build historic architecture walking tour content for buyer attraction. According to Fondren Renaissance Foundation and Belhaven Neighborhood Foundation data, architectural tourism generates 25,000+ annual visitors to the area — automated content showcasing Belhaven's Colonial Revival and Tudor homes attracts design-conscious buyers.
Automate cross-market referrals to suburban markets for upgrading Belhaven sellers. According to MAR MLS data, 40% of Belhaven sellers purchase their next home in Madison or Ridgeland — automated referral sequences capture both sides of the transaction.
Platform Comparison: Historic District Farming Tools
| Feature | US Tech Automations | kvCORE | BoomTown | Ylopo | Follow Up Boss |
|---|---|---|---|---|---|
| Historic District Targeting | Zone-based precision | ZIP only | ZIP only | No | No |
| Academic Cycle Campaigns | Seasonal automation | Manual | No | No | No |
| Equity Update Reports | Quarterly auto-delivery | Manual | No | No | No |
| Renovation ROI Tracking | Built-in calculator | No | No | No | No |
| School Choice Content | Template library | No | No | No | No |
| Investor Pipeline Alerts | Condition-filtered | Manual tags | No | No | Manual |
| Cross-Market Referrals | Automated handoff | Manual | Manual | No | Manual |
| Cost per Agent/Month | $149-299 | $499+ | $1,000+ | $295+ | $69+ |
| ROI at Belhaven Volume | 4.5x at 5 closings | 1.4x | 0.8x | 1.2x | 1.8x |
According to T3 Sixty technology benchmarking, US Tech Automations' zone-based historic district targeting delivers 3.2x more relevant leads than ZIP-code-level campaigns in compact neighborhoods like Belhaven — where the target zone covers 1.8 square miles within a ZIP code spanning 12+ square miles of greater Jackson.
Cost of Ownership Analysis
According to Hinds County Tax Assessor data and Mississippi insurance market surveys, Belhaven's cost of ownership includes unique historic district considerations.
| Ownership Cost | Belhaven | Jackson Average | Difference | Notes |
|---|---|---|---|---|
| Property Tax (Annual) | $2,852 | $1,633 | +$1,219 | Higher assessed values |
| Homeowner Insurance | $2,400 | $2,100 | +$300 | Historic structure premium |
| Maintenance (Annual) | $4,500 | $2,800 | +$1,700 | Historic material costs |
| HOA/District Fees | $0 | $0 | $0 | No mandatory HOA |
| Flood Insurance (if req.) | $800 | $650 | +$150 | Some low areas |
| Total Annual Cost | $10,552 | $7,183 | +$3,369 | 47% premium |
According to the National Trust for Historic Preservation cost analysis, historic home maintenance costs average 15-25% above standard construction — a factor that agents must communicate transparently to buyers. According to MAR buyer survey data, 82% of Belhaven purchasers accept higher maintenance costs as the "price of character and architectural integrity," but agents who provide realistic cost projections build stronger client relationships and referral networks.
Frequently Asked Questions
What is the median home price in Belhaven, Jackson MS in 2026?
According to MAR MLS data, Belhaven's median home price reached $248,000 in Q4 2025, with projections of $262,000 by Q4 2026 — a 75% premium over Jackson's citywide $142,000 median, driven by National Register historic district designation and limited housing supply.
How many homes sell in Belhaven each year?
According to MAR MLS records, Belhaven averages 165+ closed transactions annually within its 1.8-square-mile boundary — representing a 6.9% turnover rate that nearly doubles Jackson's citywide 3.9% rate and creates consistent farming opportunity.
What architectural styles are most common in Belhaven?
According to Mississippi Department of Archives and History surveys, Belhaven's housing stock includes Colonial Revival (17% of sales at $295,000 median), Tudor Revival (13% at $275,000), Craftsman bungalows (23% at $225,000), Greek Revival (5% at $385,000), and mid-century modern (11% at $195,000).
Does Belhaven's historic district designation affect renovations?
According to Belhaven Historic District Commission guidelines, exterior alterations to contributing structures require design review and approval — a process averaging 30-45 days according to commission records. Interior renovations are generally unrestricted, and historic-compliant exterior work costs 12-18% more than standard renovations.
How does Belhaven compare to Fondren for home buyers?
According to MAR MLS data, Belhaven's $248,000 median exceeds Fondren's $225,000 by 10%, with Belhaven offering larger lot sizes (0.25 vs. 0.15 acre average), more architectural variety, and National Register historic designation — while Fondren provides superior walkability (Walk Score 72 vs. 55) and arts district commercial amenities.
What is the best time of year to buy in Belhaven?
According to MAR MLS seasonal data, Q1 (January-March) offers the most favorable buyer conditions with 28 average DOM and 15% of listings receiving price reductions — versus Q2's 20 DOM and just 8% price reductions during the academic hiring-driven summer rush.
Is Belhaven a good investment in 2026?
According to FHFA data, Belhaven's 36.5% five-year appreciation leads all Jackson neighborhoods. With chronic undersupply (1.8-2.4 months inventory), historic district value premiums of 12-18%, and renovation spreads averaging $90,000 between purchase and resale, Belhaven offers both appreciation and value-add returns.
What schools serve the Belhaven neighborhood?
According to Mississippi Department of Education data, Belhaven families access Power APAC magnet school (rated A), private options including St. Andrew's Episcopal and Jackson Prep, and two adjacent colleges (Belhaven University and Millsaps College) that anchor the neighborhood's academic character — with 68% of Belhaven families utilizing private or magnet schools.
Conclusion: Capturing Belhaven's Premium Commission Opportunity
Belhaven's combination of historic district prestige, academic employment anchors, high turnover rates, and chronic undersupply creates Jackson's most lucrative neighborhood farming opportunity. The $1.24 million annual commission pool across 165+ transactions rewards agents who combine historic home expertise with systematic automation — converting Belhaven's predictable academic hiring cycles, renovation investor interest, and young professional pipeline into consistent commission income.
For agents ready to dominate Belhaven's premium market, US Tech Automations provides historic district zone targeting, academic cycle campaign automation, and equity update systems that align with Belhaven's unique market rhythms. Launch your Belhaven farming system at ustechautomations.com.
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Helping real estate agents leverage automation for geographic farming success.
