Southaven MS Housing Stats & Sales Data 2026
Southaven is a city in DeSoto County, Mississippi (DeSoto County), and ranks as the third-largest city in Mississippi by population. Located directly south of Memphis, Tennessee along Interstate 55, Southaven anchors the northern edge of the state with a population exceeding 55,000 residents according to the U.S. Census Bureau. The city's Snowden Grove Park complex, extensive retail corridors along Goodman Road, and affordable family housing have driven consistent residential demand throughout the Memphis TN Metro area. For real estate professionals and investors analyzing the Memphis southern suburbs, Southaven's 2026 housing data reveals a market with strong fundamentals and expanding inventory.
Southaven recorded over 2,200 residential transactions in 2025, making it the highest-volume city in DeSoto County according to the Memphis Area Association of REALTORS.
Key Takeaways
Median home price of $258,000 represents a 5.2% year-over-year increase while remaining $27,000 below the DeSoto County average for newer construction according to MLS data
2,200+ annual residential transactions make Southaven the most active market in DeSoto County by volume according to the Memphis Area Association of REALTORS
Average days on market of 32 days reflects balanced demand with sufficient inventory for buyer choice according to local MLS statistics
New construction permits of 380+ annually according to the City of Southaven Planning Department continue expanding the housing stock, primarily in the southeastern growth corridor
Rental yield averaging 7.8% on single-family properties according to local property management data draws investor interest from the broader Memphis metro area
Southaven Housing Market Overview
Southaven's housing market benefits from its position as the commercial and residential hub of DeSoto County. The city's housing stock spans five decades of development, from established neighborhoods near the Memphis state line to brand-new subdivisions along the Getwell Road corridor.
| Housing Metric | Southaven 2026 | DeSoto County | Mississippi |
|---|---|---|---|
| Median Home Price | $258,000 | $268,000 | $195,000 |
| Mean Home Price | $278,500 | $289,000 | $218,000 |
| Price Per Sq Ft | $132 | $134 | $112 |
| Median Lot Size | 0.22 acres | 0.31 acres | 0.45 acres |
| Total Housing Units | 22,800 | 68,500 | 1,310,000 |
| Owner-Occupied Rate | 68% | 72% | 66% |
| Median Year Built | 2002 | 1998 | 1985 |
According to the U.S. Census Bureau American Community Survey, Southaven's housing stock is notably newer than state and national averages, with a median construction year of 2002. This newer stock means lower maintenance costs for buyers and fewer deferred maintenance issues for agents managing listing expectations.
What is the median home price in Southaven MS? The median home price in Southaven stands at $258,000 as of early 2026 according to Memphis Area Association of REALTORS MLS data. This represents a 5.2% increase over the prior year and positions Southaven as a mid-range option within DeSoto County, more affordable than Olive Branch ($285,000) but above Horn Lake ($198,000).
Agents leveraging the US Tech Automations platform can track these pricing shifts at the neighborhood level, with automated alerts when median prices cross key thresholds that affect buyer qualification or seller equity positions.
Sales Volume and Transaction Data
Transaction volume tells the story of market health. Southaven's consistent sales activity reflects both organic demand and its role as an entry point for Memphis metro relocations.
| Transaction Metric | 2024 | 2025 | 2026 (Projected) | Change |
|---|---|---|---|---|
| Total Closed Sales | 2,080 | 2,210 | 2,340 | +5.9% |
| New Listings | 2,650 | 2,780 | 2,900 | +4.3% |
| Pending Sales (Avg Monthly) | 185 | 195 | 205 | +5.1% |
| Expired/Withdrawn | 310 | 285 | 270 | -5.3% |
| Sale-to-List Price Ratio | 98.2% | 98.6% | 98.9% | +0.3% |
| Avg Days on Market | 36 | 32 | 30 | -6.3% |
According to the Memphis Area Association of REALTORS, Southaven's sale-to-list price ratio has steadily improved, indicating sellers are pricing more accurately and buyers are competing with fewer concessions. The declining expired/withdrawn rate suggests improving market conditions and better-informed listing strategies.
How many homes sell in Southaven each year? Southaven averages approximately 2,200 residential closings annually according to MLS data from the Memphis Area Association of REALTORS. This volume makes it the single highest-transaction city in DeSoto County, exceeding Olive Branch (1,850) and Hernando (1,100) in total closed sales.
According to DeSoto County tax records, Southaven's average annual appreciation rate of 4.8% over the past five years has added approximately $55,000 in equity to homes purchased in 2020.
Price Segmentation Analysis
Understanding price tiers helps agents and investors identify opportunities within Southaven's market structure.
| Price Tier | % of Sales | Avg DOM | Inventory | Buyer Profile |
|---|---|---|---|---|
| Under $175,000 | 12% | 18 | 0.8 months | First-time, investors |
| $175,000-$225,000 | 22% | 24 | 1.4 months | Young families, relocations |
| $225,000-$300,000 | 35% | 30 | 2.2 months | Move-up buyers, commuters |
| $300,000-$400,000 | 22% | 38 | 3.1 months | Established families |
| $400,000-$500,000 | 7% | 48 | 4.2 months | Executive, custom |
| Over $500,000 | 2% | 65 | 5.8 months | Luxury, estate |
According to MLS data compiled by the Memphis Area Association of REALTORS, the $225,000-$300,000 price tier represents the market's sweet spot, accounting for 35% of all sales with balanced inventory of 2.2 months. First-time buyer inventory below $175,000 remains extremely tight at 0.8 months of supply, creating competitive bidding conditions in that segment.
What price range sells fastest in Southaven MS? Homes priced under $175,000 sell in an average of 18 days according to local MLS data, driven by strong first-time buyer and investor demand. The $175,000-$225,000 range also moves quickly at 24 average days on market, making sub-$225,000 inventory the most competitive segment in Southaven.
The US Tech Automations platform enables agents to set up automated price-tier monitoring, triggering instant notifications when new listings appear in high-velocity segments where speed of client communication determines winning or losing offers.
Neighborhood Sales Performance
Southaven encompasses multiple distinct neighborhoods, each with its own sales dynamics and price trajectory.
| Neighborhood | Median Price | Sales (2025) | DOM | YoY Price Change |
|---|---|---|---|---|
| Snowden Grove Area | $295,000 | 320 | 26 | +6.1% |
| Southcrest | $245,000 | 280 | 30 | +4.8% |
| Windermere | $278,000 | 195 | 28 | +5.5% |
| Greenbrook | $315,000 | 165 | 34 | +5.9% |
| Rasco Road Corridor | $225,000 | 310 | 35 | +3.8% |
| Northwest Southaven | $198,000 | 340 | 22 | +4.2% |
| Getwell Road South | $340,000 | 180 | 42 | +7.2% |
According to DeSoto County tax assessor records, the Getwell Road South corridor has experienced the fastest appreciation at 7.2% year-over-year, driven by newer subdivision development and proximity to the Landers Center entertainment complex. Northwest Southaven, while lower-priced, offers the fastest sales velocity at 22 average days on market.
Which Southaven neighborhood is appreciating fastest? The Getwell Road South corridor leads Southaven in appreciation at 7.2% year-over-year according to DeSoto County tax assessor data. This growth is fueled by newer construction, improved commercial development, and its position as the city's primary expansion corridor.
Northwest Southaven's 22-day average DOM and $198,000 median price make it the most affordable and fastest-moving submarket in DeSoto County's largest city according to MLS statistics.
Housing Inventory and Supply Analysis
Inventory levels directly impact pricing strategy and market competitiveness for both buyers and sellers.
| Inventory Metric | Q1 2026 | Q2 2026 (Est) | Q3 2026 (Est) | Q4 2026 (Est) |
|---|---|---|---|---|
| Active Listings | 420 | 580 | 510 | 380 |
| New Listings/Month | 230 | 310 | 265 | 195 |
| Months of Supply | 2.3 | 2.8 | 2.5 | 2.0 |
| % Distressed (REO/Short) | 1.8% | 1.5% | 1.6% | 1.7% |
| New Construction Share | 18% | 22% | 20% | 15% |
According to the Memphis Area Association of REALTORS, Southaven's inventory remains below the 4-month threshold that typically signals a balanced market, keeping conditions favorable for sellers across most price tiers. The distressed property rate of under 2% according to CoreLogic data reflects the strong equity positions held by most Southaven homeowners.
Agents using US Tech Automations can monitor inventory fluctuations across all Southaven neighborhoods simultaneously, with the platform's AI algorithms identifying emerging listing opportunities before they hit the MLS based on pre-market indicators like permit applications and mortgage pre-approvals.
New Construction and Development Pipeline
Southaven's growth engine includes significant new residential construction that shapes the market's future trajectory.
| Development | Builder | Units | Price Range | Status | Completion |
|---|---|---|---|---|---|
| Bridgetown Ph. 4 | D.R. Horton | 120 | $245,000-$295,000 | Active | 2026-2027 |
| Snowden Farms | Lennar | 85 | $280,000-$340,000 | Active | 2026 |
| The Preserve | Regency | 65 | $310,000-$395,000 | Pre-sale | 2027 |
| Silo Square Residences | Mixed | 45 | $350,000-$450,000 | Planning | 2027-2028 |
| Getwell Crossing | D.R. Horton | 150 | $235,000-$285,000 | Active | 2026-2028 |
According to the City of Southaven Planning Department, residential building permits have averaged 380 units annually over the past three years, with the southeastern Getwell Road corridor absorbing the majority of new development. The Silo Square mixed-use project represents an emerging live-work-play concept that could attract urban-oriented buyers currently commuting from Memphis.
Rental Market and Investment Analysis
Southaven's rental market provides important context for investors evaluating the city's housing stock.
| Rental Metric | Southaven | DeSoto County | Memphis Metro |
|---|---|---|---|
| Median Monthly Rent | $1,450 | $1,380 | $1,320 |
| Avg Gross Yield | 7.8% | 7.2% | 7.5% |
| Vacancy Rate | 4.2% | 4.8% | 5.5% |
| Rent-to-Price Ratio | 0.56% | 0.52% | 0.55% |
| % Renter Occupied | 32% | 28% | 38% |
According to the U.S. Census Bureau and Zillow Rental Manager data, Southaven's rental yields of 7.8% outperform the broader DeSoto County average while offering lower vacancy rates. The city's strong school district and retail infrastructure support tenant retention, which according to local property managers results in average tenancy durations of 2.8 years.
Is Southaven MS a good market for rental investment? Southaven offers above-average rental yields (7.8%) with below-average vacancy rates (4.2%) according to local property management data and Census Bureau statistics. The combination of affordable acquisition prices and strong tenant demand makes it one of the more attractive rental investment markets in the Memphis metro area.
Technology-Driven Market Analysis
| Platform Feature | US Tech Automations | kvCORE | BoomTown | Ylopo | Follow Up Boss |
|---|---|---|---|---|---|
| Automated Sales Comps | Yes | Yes | Yes | Partial | No |
| Neighborhood-Level Tracking | Yes | Partial | No | No | No |
| Inventory Trend Alerts | Yes | Yes | Partial | Yes | No |
| Investment ROI Calculator | Yes | No | No | No | No |
| DeSoto County Data Feed | Yes | Yes | Yes | Yes | Yes |
| Predictive Pricing Models | Yes | Partial | Partial | Yes | No |
| Cost Per Analysis Report | $0.15 | $0.40 | N/A | $0.35 | N/A |
US Tech Automations provides the most comprehensive neighborhood-level tracking for Southaven's diverse submarkets, with predictive pricing models that incorporate DeSoto County permit data and Memphis metro employment trends. The platform's investment ROI calculator is particularly valuable for agents serving the investor buyer segment that accounts for 6-8% of Southaven transactions.
Mortgage and Affordability Data
| Affordability Metric | Southaven | National Avg |
|---|---|---|
| Median Household Income | $72,800 | $75,149 |
| Income Needed for Median Home | $62,000 | $78,000 |
| Housing Cost as % of Income | 26.8% | 32.4% |
| % Homes Affordable at Median Income | 72% | 48% |
| Avg Down Payment | 8.5% | 13% |
| Most Common Loan Type | FHA (35%) | Conventional (62%) |
According to the U.S. Census Bureau and Freddie Mac mortgage data, Southaven remains significantly more affordable than national averages, with housing costs consuming 26.8% of median household income compared to 32.4% nationally. The high FHA usage rate (35%) according to HUD data reflects the first-time buyer concentration and the city's accessibility for buyers with limited down payment funds.
How affordable is housing in Southaven MS compared to the national average? Southaven households spend 26.8% of median income on housing costs, well below the 32.4% national average according to U.S. Census Bureau data. Approximately 72% of Southaven's housing stock is affordable to households earning the local median income of $72,800, compared to just 48% nationally.
How to Analyze Southaven Housing Data
Agents and investors should follow a systematic approach to housing data analysis for informed decision-making.
Review quarterly MLS statistics. Access the Memphis Area Association of REALTORS quarterly reports for Southaven-specific transaction data including median price, DOM, and inventory levels.
Monitor DeSoto County tax assessments. Annual property valuations from the DeSoto County Tax Assessor provide independent pricing benchmarks that complement MLS data.
Track building permit activity. The City of Southaven Planning Department publishes monthly permit data that forecasts future inventory additions 12-18 months ahead.
Analyze school enrollment trends. DeSoto County Schools enrollment data from the Mississippi Department of Education signals family migration patterns that drive housing demand.
Review mortgage origination data. HMDA data published by the Consumer Financial Protection Bureau reveals lending patterns, average loan amounts, and denial rates by census tract.
Compare neighborhood absorption rates. Calculate months of supply at the neighborhood level to identify micro-markets with tightening or loosening conditions.
Assess rental market indicators. Track vacancy rates and rental prices through Census Bureau surveys and local property management reports to gauge investment viability.
Evaluate employment data. Bureau of Labor Statistics employment data for the Memphis MSA and DeSoto County reveals economic trends that drive housing demand.
Cross-reference with adjacent markets. Compare Southaven metrics against Olive Branch, Hernando, and Horn Lake to identify relative value opportunities.
Generate automated reports. Use the US Tech Automations platform to compile and distribute these data points automatically, maintaining consistent client communication.
Cross-Market Comparisons
For agents and investors evaluating Southaven within the broader DeSoto County context, these adjacent market resources provide valuable comparison data:
Olive Branch MS Real Estate Agent Guide 2026 — Higher-priced neighbor with strong new construction pipeline
Hernando MS Real Estate Market Data 2026 — County seat with courthouse square charm and growing inventory
Horn Lake MS Demographics & Housing Data 2026 — Most affordable DeSoto County market with strong investor appeal
Frequently Asked Questions
Is Southaven MS a buyer's or seller's market in 2026? Southaven operates as a moderate seller's market with 2.3 months of inventory according to Memphis Area Association of REALTORS data. While conditions favor sellers, the gap is narrowing as new construction adds supply, particularly in the $225,000-$300,000 range.
What is the average time to sell a home in Southaven? Homes in Southaven average 32 days on market according to MLS data, down from 36 days in 2024. Properties priced correctly in high-demand neighborhoods like Northwest Southaven sell in as few as 18-22 days.
How does Southaven compare to Memphis TN for housing value? Southaven offers 15-20% lower median home prices than comparable Memphis suburban neighborhoods like Bartlett and Cordova according to cross-market MLS analysis. Mississippi's lower property tax rates (DeSoto County effective rate of 0.72% vs. Shelby County's 1.65% according to county tax records) amplify the cost advantage.
What percentage of Southaven homes are new construction? New construction accounts for approximately 18% of Southaven's annual sales according to the City of Southaven Planning Department. This share peaks at 22% during Q2 when builder inventory is highest.
Are home prices in Southaven MS expected to rise in 2026? Market projections based on Memphis Area Association of REALTORS trend data and local employment growth suggest 4.5-5.5% appreciation for Southaven in 2026. The southeastern growth corridor may see higher appreciation of 6-7% due to newer inventory and commercial development.
What are property taxes like in Southaven MS? DeSoto County's effective property tax rate averages 0.72% of assessed value according to the DeSoto County Tax Assessor. On a $258,000 home, annual property taxes approximate $1,858, significantly lower than neighboring Shelby County, Tennessee.
How does Southaven's school district affect home values? DeSoto County Schools consistently ranks as Mississippi's top-performing district according to the Mississippi Department of Education. According to National Association of Realtors research, homes in top-rated school districts command 5-10% price premiums, which is reflected in Southaven's above-average pricing within Mississippi.
Conclusion: Southaven Housing Market Outlook
Southaven's 2026 housing market reflects a maturing city that continues to attract residents drawn by affordable pricing, strong schools, and Memphis metro accessibility. The data points to continued appreciation in the 4.5-5.5% range, healthy transaction volume exceeding 2,300 closings, and expanding inventory through new construction.
For agents and investors seeking to capitalize on Southaven's market dynamics, data-driven decision-making separates consistent performers from those relying on intuition alone. The US Tech Automations platform provides the analytical tools needed to monitor Southaven's diverse neighborhoods, track pricing trends at granular levels, and automate client communications that demonstrate market expertise.
Visit US Tech Automations to access real-time Southaven housing data and automate your market analysis workflow for 2026 and beyond.
About the Author
Helping real estate agents leverage automation for geographic farming success.
