City profile · Mississippi · Census ACS 2023

Southaven, MS

Population, income, housing, safety, climate and schools for Southaven - drawn straight from Census ACS, FBI UCR, NOAA, NCES, HUD and FEMA, refreshed on the 2024–2025 release cycle.

55,531
Residents
$76,159
Median income
$214,800
Median home
$1,274
Median rent (state)

Southaven - the verdict

Nationally, Southaven sits in the 57th percentile for household income and the 25th percentile for safety among US cities with a population of 1,000 or more. Source: Census ACS + FBI UCR.

57th
percentile, household income
47th
percentile, home value
44th
percentile, median rent
25th
percentile, safety
📝 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: Southaven, MS

Census ACS 2023 estimates count 55,531 residents in Southaven, a small city within Mississippi. Median household income here is $76,159 per year, above the median for U.S. cities on this measure, with a poverty rate of 10.3%. Southaven's housing stock carries a median value of $214,800, and the median resident age is 35.6 years. About 27.0% of adults hold a bachelor's degree or higher, while 64.8% of working-age residents are in the labor force.

Housing supply pressure shows in Census Building Permit Survey data: 252 residential units were authorized in 2024 (Construction Slowdown), down 37% from five years earlier. Crime here tracks close to the national norm: the FBI's Uniform Crime Reporting program logs 2329.0 total incidents per 100,000 residents here, near the national average (agency reporting is voluntary, so this measures reporting activity, not a definitive danger score).

Living costs in Mississippi run below the national norm: on BEA's 100-equals-national-average cost index, Mississippi scores 87.0 (Well Below Average), per the 2024 Regional Price Parities release. HUD Fair Market Rent for a typical two-bedroom in this state is $1,274 per month. Monthly utility costs average around $223 across Mississippi, per EIA 2023 residential energy estimates. On FEMA's National Risk Index, this area rates 89.0 out of 100 for natural-hazard exposure (Very High).

Population

55,531 residents

Census ACS 2023 - Mississippi

Median Household Income

$76,159 /yr

Poverty 10.3%

Cost of Living Index (state)

87.0 (US=100)

Well Below Average - BEA RPP 2024, Mississippi average

How does Southaven compare to other US cities?

Where Southaven sits among all US cities (population 1,000+) on each measure, computed live from Census and FBI data.

Household income 57% higher than other cities
Home value 47% pricier than other cities
Median rent 44% pricier than other cities
Safety 25% safer than other cities

"Safer than" reflects total crime rate from FBI UCR; the others use Census ACS estimates.

Zoom in to just Mississippi and the picture shifts: Southaven ranks #36 of 56 Mississippi cities by lowest crime rate, a different read than the national percentile above.

How we calculate these percentiles & ranks

Each percentile compares Southaven 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 is Southaven's strongest outlier among Mississippi cities

Among the 395 Mississippi cities PlainCities tracks with reported median gross rent data, Southaven ranks #25 - the 92nd percentile within the state. This is a different, narrower cut than the nationwide percentiles above: it compares Southaven only against its own state's cities, not the full US field.

Median Household Income
#41 of 345
88th percentile in Mississippi
Median Gross Rent
#25 of 395
92nd percentile in Mississippi
Median Home Value
#31 of 348
91st percentile in Mississippi
Poverty Rate
#258 of 393
34th percentile in Mississippi
Bachelor's Degree or Higher
#76 of 394
80th percentile in Mississippi

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.

57thIncome percentile
25thSafety percentile

57th percentile nationally for median household income · 25th percentile for safety (lower crime rate). Source: Census ACS 2023 / FBI UCR 2023.

Southaven's profile vs. every US city

Income, affordability, and safety percentile

Southaven's percentile rank on 3 favorable-direction measures (income, affordability, safety) vs. every tracked US city -- higher on every axis is more favorable. Not a composite quality score, just the arithmetic mean of the axes shown. 3-axis radar comparing 1 series across Income, Affordability, Safety. IncomeAffordabilitySafety 46 Avg. percentile National median
Southaven's percentile rank on 3 favorable-direction measures (income, affordability, safety) vs. every tracked US city -- higher on every axis is more favorable. Not a composite quality score, just the arithmetic mean of the axes shown.

How Southaven's home value compares nationally

Median home value vs. every US city (population 1,000+)

$214,800 Among the most affordable more affordable than 53% of 15,600 US cities

$0–$25,000: 5 US cities (0%). Below this entry. $25,000–$50,000: 54 US cities (0%). Below this entry. $50,000–$75,000: 352 US cities (2%). Below this entry. $75,000–$100,000: 1,086 US cities (7%). Below this entry. $100,000–$125,000: 1,516 US cities (10%). Below this entry. $125,000–$150,000: 1,170 US cities (8%). Below this entry. $150,000–$175,000: 1,278 US cities (8%). Below this entry. $175,000–$200,000: 1,229 US cities (8%). Below this entry. $200,000–$225,000: 1,035 US cities (7%). This entry sits in this band. $225,000–$250,000: 976 US cities (6%). Above this entry. $250,000–$275,000: 754 US cities (5%). Above this entry. $275,000–$300,000: 712 US cities (5%). Above this entry. $300,000–$325,000: 521 US cities (3%). Above this entry. $325,000–$350,000: 526 US cities (3%). Above this entry. $350,000–$375,000: 465 US cities (3%). Above this entry. $375,000–$400,000: 393 US cities (3%). Above this entry. $400,000–$425,000: 317 US cities (2%). Above this entry. $425,000–$450,000: 300 US cities (2%). Above this entry. $450,000–$475,000: 307 US cities (2%). Above this entry. $475,000–$500,000: 250 US cities (2%). Above this entry. $500,000–$525,000: 160 US cities (1%). Above this entry. $525,000–$550,000: 156 US cities (1%). Above this entry. $550,000–$575,000: 172 US cities (1%). Above this entry. $575,000–$600,000: 172 US cities (1%). Above this entry. $600,000–$625,000: 163 US cities (1%). Above this entry. $625,000–$650,000: 167 US cities (1%). Above this entry. $650,000–$675,000: 135 US cities (1%). Above this entry. $675,000–$700,000: 101 US cities (1%). Above this entry. $700,000–$725,000: 95 US cities (1%). Above this entry. $725,000–$750,000: 71 US cities (0%). Above this entry. $750,000–$775,000: 65 US cities (0%). Above this entry. $775,000–$800,000: 70 US cities (0%). Above this entry. $800,000–$825,000: 57 US cities (0%). Above this entry. $825,000–$850,000: 67 US cities (0%). Above this entry. $850,000–$875,000: 60 US cities (0%). Above this entry. $875,000–$900,000: 58 US cities (0%). Above this entry. $900,000–$925,000: 47 US cities (0%). Above this entry. $925,000–$950,000: 37 US cities (0%). Above this entry. $950,000–$975,000: 31 US cities (0%). Above this entry. $975,000–$1,000,000: 470 US cities (3%). Above this entry. $1,000,000–$1,025,000: 0 US cities (0%). Above this entry. Southaven $0 $1,025,000 every US city, bucketed by value

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

Income distribution context

Household income distribution - Southaven, MS Southaven, MS's reported median household income shown against the U.S. national quintile-share pattern (not Southaven, MS-specific quintile data). The Lorenz curve traces the national cumulative income share against cumulative population share, perfect equality is the diagonal; observed inequality bows below. $ Household Income Distribution Southaven, MS median $76,159/yr, vs. U.S. national quintile pattern QUINTILE SHARE OF AGGREGATE INCOME Lowest 20% 3.4% Second 20% 9.2% Middle 20% 15.1% Fourth 20% 23.2% Top 20% 49.1% LORENZ CURVE cumulative income vs. population 100% 0% 100% pop. 0%
Southaven, MS's median household income (Census ACS 5-year estimate) plotted against the U.S. national income-quintile distribution pattern for context; the quintile shares and Lorenz curve are national figures, not computed specifically for Southaven, MS. Diagonal = perfect equality.

Key socioeconomic indicators

Bachelor's degree or higher (adults 25+) 27.0%

Census ACS S1501, educational attainment

Poverty rate (households below FPL) 10.3%

Census ACS S1701, poverty status

Labor force participation (adults 16+) 64.8%

Census ACS S2301, share of working-age residents in the labor force

Population
55,531
Median Income
$76,159
Median Home Value
$214,800
Median Age
35.6
Poverty Rate
10.3%
Labor force participation
64.8%
Bachelor's Degree+
27.0%

Safety & Crime

Total Crime Rate
2329.0
per 100,000 residents
Violent Crime
304.2
per 100,000 residents
Property Crime
2024.8
per 100,000 residents

Reflects incidents reported to the FBI's Uniform Crime Reporting program — agency participation is voluntary and reporting completeness varies by jurisdiction and year, so this reflects reporting activity, not a definitive danger score. Not adjusted for tourism, commuter, or daytime population.

Schools

Total Schools
10
Public schools in this city

Population Change

Annual U.S. Census Bureau Population Estimates Program (PEP) estimates, 2020–2025

See the fastest-growing cities →
54,000 residents55,000 residents56,000 residents57,000 residents58,000 residents59,000 residents 202020212022202320242025 54,848 residents 57,819 residents ▲ +5.4%
Southaven's Census PEP population estimates, 2020–2025.

Housing Supply

Census Bureau Building Permits Survey (BPS) - annual residential permits authorized

📉 Construction Slowdown
Total Permits (2024)
252
housing units authorized
Single-Family
252
detached homes
Multifamily
0
apartments & condos
Supply Intensity
4.5
permits per 1,000 residents

5-Year Permit Trend (2019–2024)

Year Total
2019 400
2020 474
2021 569
2022 409
2023 314
2024 252

Permit volume decreased 37% from 2019 to 2024.

Commute Patterns

How workers travel to work, Census ACS 2023

Drive Alone
78.6%
Carpool
11.7%
Public Transit
0.2%
Walk
0.4%
Work from Home
8.5%
Other
0.6%

Based on 27,301 workers 16 and over.

Monthly Utility Costs

State-average estimates for Mississippi - EIA 2023 residential energy data

Electricity
$135
avg/month
Natural Gas
$50
avg/month
Water & Sewer
$38
avg/month
Total Utilities
$223
estimated/month

Estimates reflect Mississippi state averages. Actual costs vary by home size, usage, and local rates. Source: U.S. Energy Information Administration (EIA) 2023.

Living Costs & Risk

Cost of living is a Mississippi state average from BEA; rent and hazard risk are county-level figures from HUD and FEMA for the county Southaven sits in

Cost of Living Index
87.0
Well Below Average
US average = 100 · BEA RPP 2024
Typical 2-BR Rent
$1,274/mo
HUD Fair Market Rent
County-level FMR estimate
Natural Hazard Risk
89.0 / 100
Very High
FEMA NRI composite score (county)

Similar Cities in Mississippi

Biloxi
49,011 people
Hattiesburg
48,507 people
Olive Branch
46,538 people
Gulfport
72,533 people
Tupelo
37,825 people
Meridian
34,466 people

Cities of a Similar Size Nationwide

Population-matched peers from other states, closest to Southaven's 55,531 residents (Census ACS 5-Year 2023).

Arcadia, CA
55,550 people
Coeur d'Alene, ID
55,558 people
Olympia, WA
55,583 people
Mount Prospect, IL
55,648 people
Tigard, OR
55,395 people
Apple Valley, MN
55,696 people

Cities with a Similar Household Income Nationwide

Median-household-income-matched peers from other states, closest to Southaven's $76,159 (Census ACS 5-Year 2023, table B19013).

Livingston, CA
$76,158 median income
Fairfax, OH
$76,157 median income
Stanton, TX
$76,157 median income
Lenox, TN
$76,164 median income
Orchard Mesa, CO
$76,173 median income
Portland, ME
$76,174 median income

Race & Ethnicity Composition

Race and ethnicity - Southaven, MS Race categories sum to one hundred percent per Census methodology. Hispanic or Latino is shown separately as an ethnicity overlay; it cuts across all race categories per OMB Directive 15. Race & Ethnicity Composition Southaven, MS - Census ACS, OMB race + ethnicity categories RACE, sums to 100% 54.1% 38.4% ETHNICITY, Hispanic or Latino (any race) 5.8% White 54.1% Black or African American 38.4% Asian 1.1% American Indian 0.0% Native Hawaiian 0.0% Some other race 2.3% Two or more races 4.1% Per OMB Directive 15: Hispanic/Latino ethnicity is reported separately from the race categories.
Race categories sum to 100%. Hispanic or Latino ethnicity is reported separately and cuts across race per Census/OMB methodology.

City-level race and ethnicity, Census ACS 5-year 2023 (tables B02001, B03001), OMB Directive 15 categories.

How Southaven compares to nearby Mississippi cities

Population + median household income, sourced from Census Bureau ACS 5-year B01001 (population) and B19013 (median household income).

City Population Median Household Income
Southaven (this city) 55,531 $76,159
Biloxi 49,011 $55,958
Hattiesburg 48,507 $44,140
Olive Branch 46,538 $98,421
Census ACS 5-year FIPS MS FBI UCR NCES CCD Census BPS 2024 OMB Bulletin 23-01

What do people ask about Southaven, MS?

What is the population of Southaven, MS? +

The population of Southaven, MS stands at 55,531 according to U.S. Census Bureau ACS 2023 estimates.

What is the median household income in Southaven, MS? +

Median annual household income in Southaven runs $76,159, based on Census ACS 2023 data.

What is the cost of living in Southaven? +

BEA does not publish a city-level cost-of-living figure for Southaven; the closest available measure is the Mississippi state average, a cost of living index of 87.0 (U.S. average = 100), rated "Well Below Average" based on BEA Regional Price Parities 2024 data. Costs within Mississippi vary by metro area.

Is Southaven, MS safe? +

Southaven has a total crime rate of 2329.0 per 100,000 residents, which is near the national average. This reflects incidents reported to the FBI UCR program, not a definitive safety score -- agency reporting is voluntary and completeness varies by jurisdiction.

What is the median home value in Southaven, MS? +

A typical home in Southaven is worth $214,800, according to Census ACS 2023 estimates.

Source: U.S. Census Bureau ACS 5-Year 2023, FBI UCR, 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.

Read our methodology - how this data is sourced, computed, and verified.

Primary sources: Census ACS, FBI UCR, NOAA Climate Normals, NCES.

Citation & verification links Data sourced from the U.S. Census Bureau. See our methodology for details. Retrieved and formatted by PlainCities

Verify with HUD →

Verify with FBI →

Verify with NOAA →

Verify with U.S. Census Bureau →

Verify with EPA →

Verify with FEMA →

Verify with BEA →

Verify with EIA →

Verify with NCES →

Every figure on PlainCities is rendered directly from Census ACS source data, no number is typed in by an editor. This page draws directly on Census ACS source data, no figure is typed in by an editor. See our editorial standards & corrections policy, the methodology behind these numbers, or report a data error.