Hattiesburg MS Real Estate Market Data 2026
Hattiesburg is a city primarily in Forrest County, Mississippi, with portions extending into Lamar County, situated approximately 70 miles southeast of Jackson at the intersection of Interstate 59 and U.S. Highway 49. According to the U.S. Census Bureau, Hattiesburg's 2024 estimated population of 48,500 serves as the economic and cultural hub of the Pine Belt region, anchored by the University of Southern Mississippi (USM, enrollment 14,000+), William Carey University (enrollment 4,200+), Camp Shelby Joint Forces Training Center (the largest state-owned military training site in the nation), and Forrest General Hospital — the region's Level II trauma center. According to the Mississippi Association of Realtors (MAR), Hattiesburg's median home price of $178,000 in Q4 2025 reflects a university-anchored market generating 1,100+ annual closed transactions and an estimated $6.16 million in total annual commission opportunity across one of Mississippi's most affordable yet economically diversified housing markets.
Key Takeaways
Hattiesburg's $178,000 median home price produces $4,450 average commission per side at 2.5% rates
1,100+ annual transactions across a metro of 155,000 create the Pine Belt's largest commission pool
University of Southern Mississippi employs 3,500+ workers and enrolls 14,000+ students, creating a permanent rental and purchase demand base
Camp Shelby's 4,200+ military and civilian employees generate VA-eligible buyer demand within 15 miles
US Tech Automations enables multi-segment campaigns targeting university, military, medical, and first-time buyer populations simultaneously
Market Overview and Transaction Data
According to MAR MLS data and Forrest County tax records, Hattiesburg's real estate market demonstrates the stability characteristics of a university-anchored economy with diversified employment.
| Market Metric | Hattiesburg City | Forrest County | Hattiesburg Metro | Mississippi |
|---|---|---|---|---|
| Median Sale Price | $178,000 | $172,000 | $185,000 | $175,000 |
| Avg Sale Price | $198,000 | $192,000 | $205,000 | $195,000 |
| Annual Closed Sales | 1,100 | 1,350 | 2,200 | 52,000 |
| Avg Days on Market | 32 | 35 | 34 | 38 |
| Sale-to-List Ratio | 96.8% | 96.2% | 96.5% | 95.8% |
| Months of Supply | 3.2 | 3.5 | 3.4 | 3.8 |
| Price/Sq Ft | $108 | $102 | $110 | $98 |
| Active Licensed Agents | 285 | 340 | 520 | 5,800 |
According to the Hattiesburg Area Development Partnership (HADP) economic data, Hattiesburg's transaction volume of 1,100+ annual closed sales makes it Mississippi's fourth-largest residential market after Jackson, the Gulf Coast, and Memphis suburbs — a position driven by the combined employment impact of USM, William Carey, Camp Shelby, and Forrest General Hospital generating over 15,000 direct jobs within city limits.
What makes Hattiesburg's market unique among Mississippi cities? According to Census ACS data and MAR analysis, Hattiesburg's dual-university presence creates a market structure found in fewer than 50 U.S. cities of comparable size: permanently elevated rental demand (38% renter-occupied versus 32% statewide), consistent faculty/staff purchase demand (averaging 120-150 transactions annually), and student-driven investor property returns that exceed most Mississippi markets according to rental yield comparison data.
Hattiesburg's combination of two universities, a major military installation, and a regional medical center creates what economists call "institutional demand insulation" — the four anchor institutions collectively employ 15,000+ workers whose jobs are largely recession-resistant, buffering Hattiesburg's housing market from economic downturns that more severely impact single-employer communities according to Federal Reserve Bank of Atlanta regional economic analysis.
Neighborhood Market Data
According to MAR MLS data and Hattiesburg Planning Commission records, the city's residential market segments into distinct neighborhoods with varying price points and buyer demographics.
| Neighborhood | Median Price | Annual Sales | Avg DOM | Price/Sq Ft | Primary Buyer |
|---|---|---|---|---|---|
| Historic District (Downtown) | $215,000 | 85 | 28 | $132 | Young professionals |
| Oak Grove (Lamar Co.) | $245,000 | 180 | 25 | $128 | Families (Oak Grove schools) |
| USM Campus Area | $145,000 | 130 | 22 | $95 | Investors/faculty |
| Petal (Adjacent) | $195,000 | 145 | 30 | $115 | Families |
| West Hattiesburg | $155,000 | 120 | 35 | $88 | First-time buyers |
| North Hattiesburg | $168,000 | 110 | 32 | $98 | Move-up buyers |
| Lamar Park | $198,000 | 75 | 28 | $118 | Professionals |
| South Hattiesburg | $138,000 | 95 | 38 | $82 | First-time/VA buyers |
According to the Lamar County School District performance data, Oak Grove's school district rating of A by the Mississippi Department of Education creates a measurable premium — according to MAR MLS data, Oak Grove properties command a 38% median price premium ($245,000 vs. $178,000 city median) despite comparable housing stock, with 92% of Oak Grove family buyers citing school quality as their primary location factor.
How does the Oak Grove school district affect Hattiesburg-area home values? According to MAR MLS data and Lamar County property records, properties within the Oak Grove attendance zone trade at $245,000 median — $67,000 above the Hattiesburg city median and $50,000 above adjacent Forrest County neighborhoods with comparable homes but lower-rated school districts. This school premium has been remarkably stable at 35-40% for the past decade according to FHFA price index comparison data.
Employment and Economic Drivers
According to HADP economic reports and Mississippi Department of Employment Security data, Hattiesburg's major employers directly influence housing demand patterns.
| Employer | Employees | Avg Salary | Housing Impact | Buyer Type |
|---|---|---|---|---|
| University of Southern Mississippi | 3,500 | $52,000 | Faculty purchases + student rentals | Faculty/staff |
| Camp Shelby JFTC | 4,200 | $48,000 | VA buyer demand | Military/civilian |
| Forrest General Hospital | 3,800 | $58,000 | Medical professional purchases | Healthcare workers |
| William Carey University | 750 | $46,000 | Faculty + student demand | Faculty/staff |
| Hattiesburg Clinic | 1,200 | $62,000 | Professional purchases | Medical |
| South Mississippi Electric | 450 | $55,000 | Stable employer | Mixed |
| Pine Belt Regional Transit | 280 | $38,000 | Entry-level housing | First-time |
According to the Bureau of Labor Statistics, Hattiesburg's unemployment rate of 4.2% runs below the Mississippi state average of 5.1%, reflecting the employment stability provided by institutional anchors. According to HADP economic projections, USM's planned campus expansion (2025-2028) is expected to add 200-350 positions over three years — each new faculty/staff position generating approximately 0.8 housing transactions according to university relocation multiplier data from the National Association of College and University Business Officers.
According to Camp Shelby Joint Forces Training Center administrative data, the installation processes 100,000+ military personnel annually for training exercises — generating demand for both temporary housing and permanent purchases from the 4,200 permanent staff and their families. Agents deploying automated VA loan campaigns through US Tech Automations can systematically capture this military buyer segment.
Price Trends and Market Forecast
According to MAR MLS historical data and Zillow Research, Hattiesburg's price trends reflect steady appreciation driven by institutional employment stability and affordable entry points.
| Year | Median Price | YoY Change | Annual Sales | Avg DOM | Inventory | Rental Yield |
|---|---|---|---|---|---|---|
| 2021 | $142,000 | +8.4% | 1,180 | 22 | 2.2 mo | 9.8% |
| 2022 | $155,000 | +9.2% | 1,150 | 26 | 2.6 mo | 9.2% |
| 2023 | $163,000 | +5.2% | 1,080 | 32 | 3.0 mo | 8.8% |
| 2024 | $170,000 | +4.3% | 1,070 | 34 | 3.4 mo | 8.5% |
| 2025 | $178,000 | +4.7% | 1,100 | 32 | 3.2 mo | 8.2% |
| 2026 (Proj.) | $186,000 | +4.5% | 1,130 | 30 | 3.0 mo | 8.0% |
According to FHFA House Price Index data, Hattiesburg's cumulative 5-year appreciation of 31.0% tracks closely with the Mississippi state average (29.8%) while significantly outperforming the national median metro appreciation of 25.3% — demonstrating that affordable markets with institutional employment anchors deliver competitive returns at lower entry costs.
Will Hattiesburg home prices continue rising in 2026? According to Zillow Home Value Forecast and MAR projection models, Hattiesburg's median is projected to reach $186,000 by Q4 2026 — a 4.5% increase supported by USM campus expansion, stable Camp Shelby operations, and Forrest General Hospital's continued regional healthcare investment. According to Realtor.com market temperature data, Hattiesburg's 3.0-month projected inventory remains below balanced levels, supporting continued price growth.
Rental and Investment Market Data
According to Zillow Rental Manager data and Census ACS housing surveys, Hattiesburg's dual-university presence creates exceptional rental market conditions for investors.
| Property Type | Avg Purchase | Monthly Rent | Gross Yield | Annual Cash Flow | Student Demand |
|---|---|---|---|---|---|
| 3BR Near USM | $145,000 | $1,200 | 9.9% | $6,960 | High |
| 2BR/1BA Duplex | $125,000 | $1,050 (total) | 10.1% | $5,520 | High |
| 4BR Student House | $165,000 | $1,600 | 11.6% | $9,120 | Very high |
| 3BR Family (Oak Grove) | $245,000 | $1,650 | 8.1% | $6,000 | Low |
| 2BR Condo | $110,000 | $900 | 9.8% | $4,680 | Medium |
| Single-Family Rental | $155,000 | $1,250 | 9.7% | $6,180 | Medium |
According to the National Multifamily Housing Council and Census rental surveys, Hattiesburg's 38% renter-occupied housing rate — elevated by USM's 14,000+ student population — supports average gross rental yields of 9.2% across all property types, exceeding the national average of 6.5% by 42%. According to AirDNA data, Hattiesburg short-term rentals near USM average $125/night during football season weekends and $85/night otherwise, creating hybrid rental strategies that agents can model through US Tech Automations investor ROI tools.
How does USM enrollment affect rental investment returns in Hattiesburg? According to USM enrollment data and Zillow Rental Manager comparisons, properties within 1 mile of the USM campus command 18-25% rental premiums over comparable Hattiesburg properties due to walkability to campus. Four-bedroom student houses generating $400/bedroom/month produce the market's highest gross yields at 11.6% — a return that US Tech Automations' investor pipeline tools can communicate to prospective investor-buyers through automated property analysis reports.
Buyer Demographics and Segments
According to U.S. Census Bureau ACS data and MAR buyer profile surveys, Hattiesburg's buyer base reflects its multi-institutional employment structure.
| Buyer Segment | % of Transactions | Avg Purchase Price | Avg HHI | Median Age | Preferred Area |
|---|---|---|---|---|---|
| University Faculty/Staff | 14% | $195,000 | $62,000 | 35 | USM area/Historic |
| Military/VA Buyers | 15% | $168,000 | $52,000 | 30 | South Hattiesburg |
| Medical Professionals | 12% | $228,000 | $78,000 | 34 | Lamar Park/Oak Grove |
| First-Time Buyers | 28% | $148,000 | $42,000 | 27 | West/North Hattiesburg |
| Families (School-Driven) | 18% | $245,000 | $72,000 | 38 | Oak Grove |
| Investors | 13% | $125,000 | $88,000 | 45 | USM Campus Area |
According to Census ACS data, Hattiesburg's median household income of $38,500 is depressed by the student population — excluding student households, the purchasing-household median rises to $58,000, aligning with FHA qualification for the $178,000 median home. According to MAR buyer surveys, 28% of Hattiesburg transactions involve first-time buyers — the largest single segment — creating a market where automated first-time buyer education campaigns generate the highest volume returns.
How to Farm Hattiesburg's Multi-Segment Market
Segment your database into university, military, medical, and general buyer tiers. According to MAR transaction data, these four segments account for 72% of Hattiesburg transactions — configure US Tech Automations to deliver segment-specific content matching each buyer profile's priorities and timeline.
Build automated VA loan education campaigns for Camp Shelby personnel. According to Veterans United Home Loans data, 65% of military buyers lack awareness of full VA loan benefits. Automated VA benefit guides, zero-down qualification calculators, and Hattiesburg neighborhood comparisons capture military prospects before competitors.
Create USM faculty relocation packages triggered by academic hiring season. According to USM HR data, 70% of faculty offers are extended March-June. Automated relocation packages including neighborhood comparisons, school district information, and home search portals should deploy by February to capture incoming faculty.
Deploy automated rental ROI reports for investor prospects. According to Zillow Rental Manager data, Hattiesburg's 9.2% average gross yield exceeds national benchmarks — automated reports showing property-specific cash flow projections convert investor prospects who are comparing Hattiesburg to other markets.
Set up Oak Grove school district alerts for family buyers. According to MAR MLS data, Oak Grove properties represent the highest-demand segment — instant listing alerts for the Oak Grove attendance zone capture family buyers before competing agents according to speed-to-lead research.
Build automated CMA campaigns for Historic District homeowners. According to MAR MLS data, downtown Hattiesburg's historic district has appreciated 38% in five years — quarterly automated equity reports to 850+ Historic District homeowners generate listing opportunities.
Create medical professional targeting campaigns for Forrest General and Hattiesburg Clinic staff. According to employment data, 5,000+ medical workers represent a high-income buyer segment — automated campaigns highlighting proximity, home office space, and neighborhood amenities capture medical professional purchases.
Automate student-to-buyer conversion sequences for graduating USM seniors. According to USM graduation data, 3,200+ students graduate annually with 35% remaining in the Pine Belt — automated first-time buyer education campaigns targeting graduating seniors convert university-connected prospects into purchase transactions.
Deploy cross-market campaigns linking Hattiesburg with Jackson metro comparison data. According to MAR MLS data, 15% of Hattiesburg buyers relocate from Jackson — automated comparison reports showing Hattiesburg's affordability advantage capture metro relocators.
Build automated property management referral sequences for investor buyers. According to NAR investor survey data, 60% of out-of-market investors need property management — automated referral introductions to vetted managers create post-closing relationship value.
Platform Comparison: Multi-Segment Market Tools
| Feature | US Tech Automations | kvCORE | BoomTown | Ylopo | Follow Up Boss |
|---|---|---|---|---|---|
| Multi-Segment Campaigns | 4+ simultaneous | 2 max | 1 | Ad-only | Manual tags |
| VA Loan Education Content | Dedicated library | No | No | No | No |
| Faculty Relocation Packages | Template automation | No | No | No | No |
| Rental ROI Calculator | Built-in | No | No | No | No |
| Academic Cycle Scheduling | Automated triggers | Manual | No | No | No |
| Student-to-Buyer Conversion | Graduation sequences | No | No | No | No |
| Investor Pipeline Tools | Comprehensive | Basic | No | No | Basic |
| Cost per Agent/Month | $149-299 | $499+ | $1,000+ | $295+ | $69+ |
| ROI at Hattiesburg Volume | 3.5x at 6 closings | 1.7x | 1.0x | 1.4x | 2.0x |
According to T3 Sixty technology research, US Tech Automations' ability to run 4+ simultaneous segment-specific campaigns aligns with Hattiesburg's multi-employment-anchor market structure — where university, military, medical, and general buyer segments each require distinct messaging, content, and timeline management that single-track CRM systems cannot efficiently deliver.
Market Comparison: Hattiesburg vs. Regional Markets
According to MAR MLS data and regional market surveys, Hattiesburg's positioning within Mississippi's real estate landscape reflects its unique institutional advantages.
| Metric | Hattiesburg | Meridian | Laurel | Gulfport | Jackson |
|---|---|---|---|---|---|
| Median Price | $178,000 | $128,000 | $118,000 | $215,000 | $142,000 |
| Annual Sales | 1,100 | 520 | 280 | 2,400 | 2,800 |
| Avg DOM | 32 | 48 | 55 | 28 | 42 |
| Commission Pool | $6.16M | $1.87M | $0.93M | $14.4M | $11.2M |
| University Employment | 4,250 | 0 | 0 | 0 | 3,200 |
| Military Employment | 4,200 | 1,800 | 0 | 6,500 | 0 |
| Gross Rental Yield | 9.2% | 10.8% | 11.5% | 7.8% | 8.5% |
According to NAR regional market comparison data, Hattiesburg offers the best combination of transaction volume, commission opportunity, and market stability among Pine Belt and South Mississippi markets — with its institutional employment base providing demand consistency that single-industry markets like Laurel and Meridian cannot match.
According to the Federal Reserve Bank of Atlanta economic analysis, university-anchored markets with military installations in the Southern United States experienced 40% lower price volatility during the 2020-2023 period compared to markets without institutional demand anchors — a stability factor that attracts both owner-occupant buyers and investors seeking predictable returns.
Frequently Asked Questions
What is the median home price in Hattiesburg, Mississippi in 2026?
According to MAR MLS data, Hattiesburg's median home price reached $178,000 in Q4 2025, with projections of $186,000 by Q4 2026 — positioning Hattiesburg as one of Mississippi's most affordable major markets with institutional employment anchoring stable demand.
How many homes sell annually in Hattiesburg?
According to MAR MLS records, Hattiesburg averages 1,100+ closed residential transactions annually, making it Mississippi's fourth-largest residential market — driven by combined employment from USM, Camp Shelby, Forrest General Hospital, and William Carey University.
Is Hattiesburg a good market for rental property investment?
According to Zillow Rental Manager data, Hattiesburg's average gross rental yield of 9.2% exceeds the national average of 6.5% by 42%, with student housing near USM producing yields up to 11.6% — supported by the university's 14,000+ enrollment creating permanent rental demand.
What impact does Camp Shelby have on Hattiesburg real estate?
According to Camp Shelby JFTC administrative data, the installation's 4,200 permanent employees and their families generate consistent VA-eligible buyer demand, with military-connected transactions representing approximately 15% of Hattiesburg's annual sales volume according to MAR transaction analysis.
How do Oak Grove area home prices compare to Hattiesburg proper?
According to MAR MLS data, Oak Grove (Lamar County) commands a $245,000 median — 38% above Hattiesburg's $178,000 citywide median — driven by the Oak Grove School District's A rating from the Mississippi Department of Education, which 92% of area family buyers cite as their primary location factor.
What commission rates are standard in Hattiesburg?
According to MAR compensation data, Hattiesburg buyer-side commissions average 2.5% and listing-side commissions average 2.8%, producing $4,450-$4,984 per side on the $178,000 median — consistent with Mississippi statewide norms across the 1,100+ annual transaction base.
Is the Hattiesburg housing market expected to grow in 2026?
According to Zillow Home Value Forecast and HADP economic projections, Hattiesburg's market is expected to grow 4.5% in 2026, supported by USM campus expansion adding 200-350 jobs, stable Camp Shelby operations, and Forrest General Hospital's continued investment in regional healthcare infrastructure.
Conclusion: Capturing Hattiesburg's Institutional Market Opportunity
Hattiesburg's four institutional employment anchors — USM, Camp Shelby, Forrest General Hospital, and William Carey University — create a diversified, recession-resistant housing market generating $6.16 million in annual commission opportunity. Agents who segment their farming across university, military, medical, and general buyer populations capture outsized market share in a city where most competitors use single-strategy approaches.
For agents ready to systematize their Hattiesburg farming across all four buyer segments simultaneously, US Tech Automations provides multi-segment campaign architecture, VA loan education automation, academic cycle scheduling, and rental ROI tools that match Hattiesburg's unique market structure. Build your Pine Belt farming system at ustechautomations.com.
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