Location: Panola County, MS | Metro: Tate County, MS HUD Metro FMR Area
Based on 1% Rule: A+ (≥1.5%) | A (≥1.2%) | B (≥1.0%) | C (≥0.8%) | D (≥0.6%) | F (<0.6%)
| Unit Size | Monthly FMR |
|---|---|
| Studio | $840 |
| 1 Bedroom | $840 |
| 2 Bedrooms | $1,100 |
| 3 Bedrooms | $1,320 |
| 4 Bedrooms | $1,450 |
| 5 Bedrooms | $1,682 |
| 6 Bedrooms | $1,884 |
| 7 Bedrooms | $2,035 |
| 8 Bedrooms | $2,137 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,100 | $151,493 | 0.73% | D |
| 3BR | $1,320 | $237,051 | 0.56% | F |
| 4BR | $1,450 | $322,416 | 0.45% | F |
U.S. Census Bureau data (2024)
In Senatobia, Mississippi, located within ZIP code 38668, the real estate landscape presents a nuanced picture for landlords and small-portfolio investors. The median home value stands at $236,505, indicating a stable housing market where property values have not seen significant fluctuations. This stability is further supported by the observation that only 0.2% of listings have reduced their prices, suggesting that sellers maintain a high level of confidence in their asking prices. The median days on market (DOM) being listed as N/A suggests that homes are selling quickly, often before reaching typical DOM metrics, which implies strong demand.
The pricing power of properties in Senatobia will likely remain robust over the next 12-24 months. The combination of stable home values and minimal price reductions points to a market where buyers are willing to meet or slightly exceed asking prices, especially when homes sell rapidly. For landlords, this translates into the potential to charge competitive rental rates without fear of vacancy due to overpricing. The Fair Market Rent (FMR) for ZIP code 38668 for fiscal year 2024 is set at $960, aligning perfectly with the current market rent of $960 as reported by the Census Bureau's American Community Survey (ACS).
This parity between FMR and actual market rents indicates a balanced rental market. Landlords can expect steady occupancy rates and consistent cash flows if they maintain their rental prices at the FMR level. However, the setup also suggests limited room for rent increases unless there is a significant shift in local economic conditions or an influx of population.
For long-term investors considering appreciation, the data implies a cautious outlook. While the current market conditions support maintaining asset values, there is little evidence of rapid growth that would drive substantial appreciation. The median home value has remained relatively static, and the rental market shows no signs of overheating. Therefore, any appreciation strategy should be grounded in the expectation of modest gains, perhaps driven by gradual economic improvements or infrastructure developments in the area.
Landlords and investors should focus on optimizing their current portfolio through efficient management and maintenance rather than anticipating large capital gains. This approach ensures that the properties remain attractive to tenants and retain their value over time. In summary, Senatobia’s real estate market signals a period of stability and moderate pricing power, making it suitable for those looking to hold onto assets for the long term.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-08-31). Demographics from U.S. Census (2024).
About FMR: Fair Market Rent (FMR) is used to determine payment standards for the Section 8 Housing Choice Voucher program, initial renewal rents for some expiring project-based Section 8 contracts, and rent ceilings for HOME Investment Partnerships.