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Place dossier plate
SheetMS-NATCHEZ-MS · Natchez, MS 14,207 pop · income 5th pct · 10 tracts
Instrument codes from this place’s ACS population and household income, BEA state COL, FBI safety, national income percentile, photo-finish peer city, home-value band, and matched Census-tract book - not a moving recommendation.
Income neighbourhood around Natchez
Lowest/highest poles plus peers nearest Natchez on median household income. Full ladder: /browse and /rankings.
median HH income
Greenwood · lowest
34,659
Greenwood · lowest
34,659 median HH income
22.7% of the leader · rank #1
Frisco City · near
35,602
Frisco City · near
35,602 median HH income
23.3% of the leader · rank #2
Green City · near
35,602
Green City · near
35,602 median HH income
23.3% of the leader · rank #3
Waco · near
35,603
Waco · near
35,603 median HH income
23.3% of the leader · rank #4
Natchez · this city
35,613
Natchez · this city
35,613 median HH income
23.3% of the leader · rank #5
Topawa · near
35,625
Topawa · near
35,625 median HH income
23.3% of the leader · rank #6
Jefferson Val… · highest
152,948
Jefferson Val… · highest
152,948 median HH income
100.0% of the leader · rank #7
What this shows Neighbourhood peers only - not a full nationwide city board. Open a near peer when the gap is small; open the poles when the spread is wide.
Compare beyond this state
Nationwide peers by population, income
Out-of-state nearest neighbors for Natchez on ACS population and median household income
. Link sets are deduped so each column is a distinct comparison path, not a forecast that peers share a labor market or climate.
Similar population
Nearest out-of-state cities by ACS population. This city: 14,207.
Out of every US city with 1,000+ residents, Natchez places in the 5th percentile for household income. Source: Census ACS.
5th
percentile, household income
15th
percentile, home value
0th
percentile, median rent
📝 How we sourced this
Population, income, and housing-cost figures come from the U.S. Census Bureau American Community Survey 5-year estimates (B-series tables). Crime data uses FBI UCR; climate uses NOAA Climate Normals; school counts come from NCES Common Core of Data; permits use the Census Building Permits Survey (BPS). See our methodology page for the full ETL pipeline and OMB / FIPS join keys.
Data Snapshot: Natchez, MS
Census ACS 2023 estimates count 14,207 residents in Natchez, a small town within Mississippi. Natchez households earn a median of $35,613 annually, in the lower quartile of U.S. cities for household income, with a poverty rate of 29.6%. Home values in Natchez run a median of $114,100, and the median resident age is 39.1 years. About 25.9% of adults hold a bachelor's degree or higher, while 44.9% of working-age residents are in the labor force.
The Census Building Permit Survey recorded 4 residential units authorized here in 2024 (Building Boom), up 300% from five years earlier. NOAA puts Natchez's yearly average temperature at 64.2°F with 60.1 inches of precipitation per year and 0.3 inches of snowfall.
Living costs in Mississippi run below the national norm: the state registers 87.0 on a 100-equals-national-average index (Well Below Average) per BEA Regional Price Parities 2024. A typical two-bedroom carries a HUD Fair Market Rent of $924 per month statewide. EIA 2023 residential energy data puts Mississippi's average monthly utility costs around $223 (state average). On FEMA's National Risk Index, this area rates 50.9 out of 100 for natural-hazard exposure (Low).
A decision-led reading path
Useful questions to ask of Natchez's data
How this reading path is ordered
This is not a composite city score. It is a city-specific route through the available public records, ordered for this profile so the page starts with questions the joined data can actually answer. The route here runs from population change to climate and hazard context to comparison shortlist to work and mobility to schools and households to within-city variation to housing and income; another city can have a different sequence or fewer supported layers because the source joins are not uniform.
For Natchez, city-specific coverage includes commute-mode shares, matched public-school count, local building permits, within-city Census tract profiles, annual population history.
No matched row is reported here for FBI reported-crime rates; the page leaves those layers out instead of substituting a statewide or national value.
1. Population change
Is Natchez growing, shrinking, or holding steady?
Recent estimates point upward. Growth can increase housing demand and service needs, but the permit record must move in the same direction before calling it a supply response; the two series measure different things.
Census PEP estimates show the population grew by +438 residents from 2020 to 2025, a +3.0% change. Separately, Census BPS recorded 4 housing units authorized in 2024. PEP and ACS are different Census series, so the trend is kept separate from the headline ACS population.
NOAA normals put the annual mean temperature at 64.2°F, with 60.1 inches of precipitation and 0.3 inches of annual snowfall. FEMA's state-averaged National Risk Index score for Mississippi is 50.9 out of 100. Climate normals describe long-run weather; the FEMA score on PlainCities is a state average of county NRI inputs and combines hazards, exposure, vulnerability, and resilience.
The two sources should not be blended into one comfort or safety score. Use the climate values for baseline conditions and the risk index as a prompt to inspect specific hazards, insurance, and local emergency guidance for a particular address.
Which cities make useful reference points for Natchez?
Within Mississippi, the closest population matches are Clarksdale (14,423 residents, $35,210 income); Greenwood (13,983 residents, $34,659 income); Corinth (14,450 residents, $41,243 income). Outside the state, the closest population matches in this dataset are Piney Green, NC (14,205 residents); North Mankato, MN (14,212 residents); Sierra Vista Southeast, AZ (14,213 residents). A third, income-matched reference set of 6 out-of-state cities sits in the income neighbourhood chart near the Place Dossier plate. These are mechanical peer sets, not claims that the places share a labor market, climate, culture, or metro context.
Use the in-state set to hold state policy and broad price conditions more nearly constant. Use the nationwide size set to ask whether cities with a similar resident count produce different housing, income, or commute outcomes. The income set is a third lens, deliberately separate from population matching.
That layer breaks the citywide income, rent, and home-value medians into smaller Census geographies, which can reveal differences that one municipal median necessarily hides. A tract is a statistical area, not a locally defined neighborhood or a promise about conditions on a particular block. Start with the city profile for the broad comparison, then use the tract layer to test whether the same housing and income pattern is consistent across the city. Large within-city spreads are a reason to avoid treating any citywide median as a universal resident experience.
PlainCities matches 10 Census tracts to this city.
These joined records add useful context, but they do not need another full-size panel. Each remains a separate measure with its own geography and source boundary.
Work and mobility
What does the journey to work look like in Natchez?
Mode share answers how workers usually travel; it does not measure congestion, reliability, distance to a particular job, or the quality of transit service. The profile is strongly car-oriented, so a relocation comparison should put trip distance, vehicle access, and household fuel costs ahead of a citywide commute average. The same-state peer links offer a more relevant benchmark than a national label.
Driving alone is the largest reported mode at 89.5%. A reliable mean commute time is not available for this row, so the mode shares carry the comparison.
Public transit
0.1%
Work from home
3.4%
Drive alone
89.5%
City-level Census ACS commuting estimates covering 4,753 workers age 16+.
The NCES join finds 3 public schools within the city match. 25.9% of adults age 25+ hold a bachelor's degree or higher in the ACS estimate. These measures answer different questions: the school count describes local institutions, while adult attainment describes residents and cannot be used as a school-quality rating.
The city has a broader matched school footprint, but count alone does not describe performance, capacity, program availability, or attendance boundaries. This profile deliberately avoids converting it into an unsupported family-friendliness score.
Matched public schools
3
Bachelor's degree+
25.9%
Poverty estimate
29.6%
NCES Common Core of Data school locations plus Census ACS resident characteristics.
How far does income reach against housing in Natchez?
The home-value-to-income reference sits in a middle range: the ACS median home value is 3.2 times median household income. The ACS poverty estimate is 29.6%, which keeps the citywide median from describing every household.
This is a citywide price-to-income reference, not a mortgage-affordability test; it does not include interest rates, taxes, insurance, household size, or an individual buyer's down payment. Income and home value move within the same broad scale here. The useful next check is not a generic affordability label, but whether similar-size cities offer a materially different income, housing, or commute trade-off.
Household income
$35,613
Home value
$114,100
Value / income
3.2×
City-level Census ACS 2023 medians. The ratio divides two separate medians and is descriptive only.
Lowest-decile income · poverty 29.6% (Highest-decile poverty)
Cost of Living Index (state)
87.0 (US=100)
Very affordable · BEA RPP 2024, Mississippi average
F
City profile score · Natchez, MS
34/100
4 published dimensions · ACS/FBI 2023
Comparative score against U.S. cities with population of 1,000 or more on Census ACS medians
(income, poverty, bachelor's share, cost of living) and FBI UCR violent-crime rates when
published. Higher means a stronger standing on those published figures, not a livability
rating, not a recommendation to move, buy, or pick a "best" city. Missing inputs drop out
and redistribute weight.
How it is calculated.
Cost of living A+
87.0 index
BEA state Regional Price Parities index (100 ≈ national average); lower is stronger on this axis. Same value for every city in the state.
Bachelor's+ share C-
25.9%
Adults with a bachelor's degree or higher; ACS.
Household income F
$35,613
Median household income vs U.S. cities (pop ≥1,000); ACS.
Poverty rate F
29.6%
Share of residents below the poverty line; lower scores better on this axis.
Violent crime N/A
N/A
No FBI UCR violent-crime rate for this place (coverage is incomplete).
Natchez profile (scored ACS/FBI dimensions)Read the chart values
Cost of living: 97/100 (A+) · 87.0 index
Bachelor's+ share: 51/100 (C-) · 25.9%
Household income: 1/100 (F) · $35,613
Poverty rate: 0/100 (F) · 29.6%
How does Natchez compare to other US cities?
Where Natchez sits among all US cities (population 1,000+) on each measure, computed live from Census and FBI data.
Household income5% higher than other cities
Home value15% pricier than other cities
Median rent0% pricier than other cities
"Safer than" reflects total crime rate from FBI UCR; the others use Census ACS estimates.
How we calculate these percentiles & ranks
Each percentile compares Natchez against every qualifying US city; each in-state rank narrows that to Mississippi only. Full formula and direction notes: methodology.
Mississippi-relative analysis
Median Gross Rent places Natchez near the bottom of Mississippi's cities
Among the 395 Mississippi cities PlainCities tracks with reported median gross rent data, Natchez ranks #1 - the 0th percentile within the state. This is a different, narrower cut than the nationwide percentiles above: it compares Natchez only against its own state's cities, not the full US field.
Median Household Income
#258 of 345
25th percentile in Mississippi
Median Gross Rent
#1 of 395
0th percentile in Mississippi
Median Home Value
#157 of 348
55th percentile in Mississippi
Poverty Rate
#77 of 393
80th percentile in Mississippi
Bachelor's Degree or Higher
#87 of 394
77th percentile in Mississippi
How in-state ranks are ordered
Ranked by raw value (highest first); a higher rank is not automatically "better" for every measure, see each metric's own context above. This is a comparison within Mississippi only, not a livability score. See the methodology for the source and calculation.
Gauge source note
5th percentile nationally for median household income. Source: Census ACS 2023 / FBI UCR 2023.
How Natchez's home value compares nationally
Median home value vs. every US city (population 1,000+)
$114,100Among the most affordablemore affordable than 85% of 15,600 US cities
Show national distribution
Each bar is a $25K-wide band; taller bars hold more US cities. The dashed line + filled bar mark this entry. Hover or tap any bar for its full count, share, and where it sits relative to this entry.
Source U.S. Census Bureau ACS 5-Year Estimates · 2023
Natchez's home-value-to-income ratio: 3.2×
ACS median home value divided by median household income.
Band
moderate
3.0–5.0×
National rank
#7,718 of 15,516
More affordable than 50% of tracked cities (pop. 1,000+)
Size class
#1,178 of 3,317
Small cities (10,000–49,999)
At 3.2×, Natchez sits in the moderate band:
national rank #7,718 of 15,516 and #1,178 of 3,317small cities (10,000–49,999).
Income and home value move in the same broad scale; check same-state peers before treating the multiple as an advantage or a warning.
How this ratio is calculated
Ratio = Census ACS 2023 median home value ÷ median household income for cities with both fields and population ≥ 1,000.
Rank 1 = lowest ratio (most compact). Bands match the fleet affordability thresholds used on guides (<3.0 / 3.0–5.0 / >5.0).
This is not a mortgage payment estimate and does not include rates, taxes, insurance, or down payment.
Income distribution context
$35,613Natchez, MS median household income (Census ACS)
Show U.S. national quintile / Lorenz context Natchez, MS median household income (Census ACS 5-year) with U.S. national quintile shares for context. Diagonal = equality; the curve is national, not computed for Natchez, MS.
Key socioeconomic indicators
Bachelor's degree or higher (adults 25+)25.9%
Census ACS S1501, educational attainment
Poverty rate (households below FPL)29.6%
Census ACS S1701, poverty status
Labor force participation (adults 16+)44.9%
Census ACS S2301, share of working-age residents in the labor force
Population
14,207
Median Income
$35,613
Median Home Value
$114,100
Median Age
39.1
Poverty Rate
29.6%
Labor force participation
44.9%
Bachelor's Degree+
25.9%
Climate
Avg Temperature
64.2°F
Annual Precipitation
60.1"
Annual Snowfall
0.3"
Schools
Total Schools
3
Public schools in this city
Population Change
PEP vintage
Annual U.S. Census Bureau Population Estimates Program (PEP) estimates, 2020–2025
Natchez's Census PEP population estimates, 2020–2025.Read the chart as text
Period
Population
2020
14,442 residents
2021
14,101 residents
2022
13,993 residents
2023
14,117 residents
2024
14,785 residents
2025
14,880 residents
Housing Supply
BPS source
Census Bureau Building Permits Survey (BPS) - annual residential permits authorized
📈 Building Boom
Total Permits (2024)
4
housing units authorized
Single-Family
4
detached homes
Multifamily
0
apartments & condos
Supply Intensity
0.3
permits per 1,000 residents
5-Year Permit Trend (2019–2024)
Year
Total
Single-Family
Multifamily
Est. Value
2019
1
1
0
$0.1M
2020
6
6
0
$1.3M
2021
4
4
0
$0.6M
2022
2
2
0
$0.4M
2023
7
7
0
$1.4M
2024
4
4
0
$0.5M
Permit volume increased 300% from 2019 to 2024.
Commute Patterns
Commute source
How workers travel to work, Census ACS 2023
Drive Alone
89.5%
Carpool
5.7%
Public Transit
0.1%
Walk
0.7%
Work from Home
3.4%
Other
0.6%
Based on 4,753 workers 16 and over.
Monthly Utility Costs
Mississippi statewide monthly utility average (EIA 2023): $223
EIA 2023 residential energy data puts average monthly utilities across Mississippi at $223 (electricity about $135 , water and sewer about $38 ).
These are Mississippi statewide averages, not a meter reading for Natchez. Actual bills vary by home size, usage, and local rates. Source: U.S. Energy Information Administration (EIA) 2023.
Living Costs & Risk
Mississippi's BEA cost-of-living index is 87.0 (Well Below Average; US average = 100, RPP 2024). HUD Fair Market Rent for a typical two-bedroom in the county around Natchez is $924/mo. FEMA's National Risk Index, averaged to Mississippi statewide on PlainCities, rates natural-hazard exposure at 50.9 / 100 (Low).
Cost/risk geography note
Cost of living is a Mississippi statewide BEA average; rent is a county-level HUD Fair Market Rent for the county Natchez sits in; the FEMA hazard score shown here is a statewide average of county NRI inputs, not a parcel-level reading.
How Natchez compares to similar-size Mississippi cities
Same-state peer method
Closest same-state population matches, not geographic neighbors. Population + median household income come from Census Bureau ACS 5-year B01001 and B19013.
Source: U.S. Census Bureau ACS 5-Year 2023, NOAA Climate Normals, NCES CCD, Census BPS 2024, Census ACS B08301/B08136, U.S. Energy Information Administration (EIA) 2023, BEA Regional Price Parities 2024, HUD Fair Market Rents 2026, FEMA National Risk Index.