Mississippi · GEOID 28029
Copiah County
2024 ACS 5-year estimates · population 27,855 · 12,475 housing units
Median household income
$49,089
State $57,627
Median home value
$114,100
State $173,984
Median gross rent
$766
State $965
Homeownership rate
74.4%
State 70.0%
Renter cost-burden rate
47.2%
≥30% of income
Owner cost-burden rate
17.3%
≥30% of income
Homeowner vacancy
1.6%
Of owner-occupied + for-sale units
Rental vacancy
0.4%
Of renter-occupied + for-rent units
Overall vacancy
19.4%
All housing units
Price-to-income ratio
2.32
Affordable: 2.0–3.0
Section 1
Community Profile
Population, demographics, household composition, and income.
Community Data Summary
| Copiah County | Mississippi | |
|---|---|---|
| Population | 27,855 | 2,946,779 |
| Population density (per sq. mi.) | 35.84 | — |
| Median household income | $49,089 | $57,627 |
| HUD Area Median Income (4-person, 100%) | $91,400 | — |
| Households | 10,060 | — |
| Average household size | 2.66 people | — |
| Owner-occupied | 74.4% | 70.0% |
| Renter-occupied | 25.6% | 30.0% |
| Race | 43.1% White · 50.5% Black | 0.0% White · 0.0% Black |
Racial composition
Educational attainment (population 25+)
Median Household Income by Tenure
Median Household Income by Age of Householder
Median Household Income by Number of Earners
Household Size
Income by Number of Earners
| Earners | Share | Median income | Attainable monthly housing cost | Attainable home |
|---|---|---|---|---|
| 0 earners | 21.0% | $23,475 | $587 | $56,362 |
| 1 earner | 39.0% | $50,839 | $1,271 | $158,221 |
| 2 earners | 29.3% | $108,000 | $2,700 | $370,993 |
| 3+ earners | 10.8% | $119,625 | $2,991 | $414,265 |
Households
10,060
Average size: 2.66 people
Households with children
2,367
23.5% of households
Per-capita income
$28,882
Poverty rate: 18.3%
Section 2
Residential Market Analysis
Housing stock characteristics — tenure, type, age, size, vacancy, rents.
Tenure
Structure type
Housing stock by decade
Housing size mismatch
Home value distribution
Monthly Housing Costs
Number of Bedrooms
Median rent by bedroom
Renters by age
Owners by age
Vacancy composition
All 2,415 vacant units split into Census's seven categories. Frictional vacancy (units actively on the market) reflects healthy churn. Structural vacancy (seasonal, migrant, other) sits outside the market for year-round residents — high values change how the headline vacancy rate should be read.
Vacant units by type
Frictional vs structural
Seasonal / recreational share of all housing
3.0%
380 units of 12,475 total
Housing units held for seasonal or recreational use.
"Other vacant" share of all housing
15.0%
1,870 units of 12,475 total
⚑ Above the 5% threshold — possible indicator of disinvestment, abandonment, or condemned stock.
Section 3
Workforce Housing Needs Assessment
Affordability, cost burden, and the housing options for households in the workforce income range.
Workforce range — ACS median household income
80% MHI$39,271
100% MHI$49,089
120% MHI$58,907
County-wide median from ACS 5-year estimates. A household at 100% MHI in Copiah County should be able to afford a home up to roughly — (30% housing budget, default mortgage terms).
Workforce range — HUD Area Median Income
| 1-person | 2-person | 4-person | |
|---|---|---|---|
| 80% AMI | $51,200 | $58,500 | $73,100 |
| 100% AMI | $63,980 | $73,120 | $91,400 |
| 120% AMI | $76,800 | $87,750 | $109,700 |
HUD FMR Area: Jackson, MS HUD Metro FMR Area. 80% AMI uses HUD's published Section 8 Low Income Limits; 100% is HUD MFI; 120% is the standard workforce convention.
Affordability calculator
Follows the standard 30%-of-gross-income affordability rule.
Affordable monthly—
Affordable home price—
Renter cost burden
Owner cost burden by income
Household income — owners vs renters
Section 4
Industry & Workforce Wages
Employment, average wages, and the housing each industry's typical earner can afford in Copiah County.
Covered employment
6,293
Across 19 sectors
Establishments
480
QCEW 2024
Avg annual pay (workforce)
$40,916
Employment-weighted across sectors
Top 10 sectors by employment
Attainable housing by industry
| Industry | Employment | Avg annual wage | Affordable home price | vs. median value | Affordable monthly rent |
|---|---|---|---|---|---|
| NAICS 31-33 Manufacturing NAICS 31-33 | 1,444 | $51,969 | $162,427 | +$48,327 | $1,299 |
| NAICS 61 Educational services NAICS 61 | 1,110 | $45,623 | $138,805 | +$24,705 | $1,141 |
| NAICS 44-45 Retail trade NAICS 44-45 | 828 | $28,796 | $76,169 | −$37,931 | $720 |
| NAICS 62 Health care and social assistance NAICS 62 | 799 | $37,993 | $110,403 | −$3,697 | $950 |
| NAICS 72 Accommodation and food services NAICS 72 | 557 | $15,705 | $27,440 | −$86,660 | $393 |
| NAICS 92 Public administration NAICS 92 | 449 | $33,954 | $95,369 | −$18,731 | $849 |
| NAICS 23 Construction NAICS 23 | 244 | $58,996 | $188,584 | +$74,484 | $1,475 |
| NAICS 48-49 Transportation and warehousing NAICS 48-49 | 219 | $46,407 | $141,723 | +$27,623 | $1,160 |
| NAICS 11 Agriculture, forestry, fishing and hunting NAICS 11 | 172 | $51,374 | $160,212 | +$46,112 | $1,284 |
| NAICS 81 Other services (except public administration) NAICS 81 | 115 | $49,361 | $152,719 | +$38,619 | $1,234 |
| NAICS 42 Wholesale trade NAICS 42 | 107 | $28,158 | $73,794 | −$40,306 | $704 |
| NAICS 52 Finance and insurance NAICS 52 | 93 | $42,274 | $126,339 | +$12,239 | $1,057 |
| NAICS 21 Mining, quarrying, and oil and gas extraction NAICS 21 | 63 | $59,883 | $191,885 | +$77,785 | $1,497 |
| NAICS 53 Real estate and rental and leasing NAICS 53 | 26 | $40,766 | $120,725 | +$6,625 | $1,019 |
| NAICS 51 Information NAICS 51 | 23 | $25,470 | $63,788 | −$50,312 | $637 |
| NAICS 22 Utilities NAICS 22 | 18 | $76,911 | $255,269 | +$141,169 | $1,923 |
| NAICS 54 Professional, scientific, and technical services NAICS 54 | 12 | $44,456 | $134,461 | +$20,361 | $1,111 |
| NAICS 71 Arts, entertainment, and recreation NAICS 71 | 9 | $17,096 | $32,618 | −$81,482 | $427 |
| NAICS 56 Administrative and support and waste management and remediation services NAICS 56 | 5 | $20,353 | $44,741 | −$69,359 | $509 |
| Subsector | Employment | Avg annual wage | Affordable home price | vs. median value | Affordable monthly rent |
|---|---|---|---|---|---|
| NAICS 611 Educational services NAICS 611 | 1,110 | $45,623 | $138,805 | +$24,705 | $1,141 |
| NAICS 722 Food services and drinking places NAICS 722 | 534 | $15,532 | $26,796 | −$87,304 | $388 |
| NAICS 455 General merchandise retailers NAICS 455 | 367 | $27,460 | $71,196 | −$42,904 | $687 |
| NAICS 921 Executive, legislative, and other general government support NAICS 921 | 338 | $31,201 | $85,121 | −$28,979 | $780 |
| NAICS 624 Social assistance NAICS 624 | 221 | $23,589 | $56,787 | −$57,313 | $590 |
| NAICS 621 Ambulatory health care services NAICS 621 | 212 | $49,433 | $152,987 | +$38,887 | $1,236 |
| NAICS 622 Hospitals NAICS 622 | 192 | $43,620 | $131,349 | +$17,249 | $1,091 |
| NAICS 623 Nursing and residential care facilities NAICS 623 | 176 | $35,728 | $101,972 | −$12,128 | $893 |
| NAICS 238 Specialty trade contractors NAICS 238 | 175 | $58,111 | $185,289 | +$71,189 | $1,453 |
| NAICS 484 Truck transportation NAICS 484 | 144 | $46,148 | $140,759 | +$26,659 | $1,154 |
| NAICS 457 Gasoline stations and fuel dealers NAICS 457 | 117 | $29,977 | $80,565 | −$33,535 | $749 |
| NAICS 423 Merchant wholesalers, durable goods NAICS 423 | 104 | $26,532 | $67,742 | −$46,358 | $663 |
| NAICS 445 Food and beverage retailers NAICS 445 | 87 | $22,657 | $53,318 | −$60,782 | $566 |
| NAICS 923 Administration of human resource programs NAICS 923 | 84 | $33,444 | $93,470 | −$20,630 | $836 |
| NAICS 811 Repair and maintenance NAICS 811 | 84 | $60,184 | $193,006 | +$78,906 | $1,505 |
| NAICS 444 Building material and garden equipment and supplies dealers NAICS 444 | 74 | $29,879 | $80,200 | −$33,900 | $747 |
| NAICS 522 Credit intermediation and related activities NAICS 522 | 74 | $44,098 | $133,128 | +$19,028 | $1,102 |
| NAICS 456 Health and personal care retailers NAICS 456 | 69 | $37,274 | $107,727 | −$6,373 | $932 |
| NAICS 212 Mining (except oil and gas) NAICS 212 | 62 | $59,953 | $192,146 | +$78,046 | $1,499 |
| NAICS 491 Postal service NAICS 491 | 45 | $58,761 | $187,709 | +$73,609 | $1,469 |
| NAICS 441 Motor vehicle and parts dealers NAICS 441 | 43 | $26,304 | $66,893 | −$47,207 | $658 |
| NAICS 449 Furniture, home furnishings, electronics, and appliance retailers NAICS 449 | 40 | $44,560 | $134,848 | +$20,748 | $1,114 |
| NAICS 237 Heavy and civil engineering construction NAICS 237 | 35 | $82,845 | $277,358 | +$163,258 | $2,071 |
| NAICS 236 Construction of buildings NAICS 236 | 34 | $39,000 | $114,152 | +$52 | $975 |
| NAICS 332 Fabricated metal product manufacturing NAICS 332 | 29 | $53,640 | $168,647 | +$54,547 | $1,341 |
| NAICS 721 Accommodation NAICS 721 | 23 | $19,720 | $42,385 | −$71,715 | $493 |
| NAICS 812 Personal and laundry services NAICS 812 | 21 | $22,727 | $53,578 | −$60,522 | $568 |
| NAICS 926 Administration of economic programs NAICS 926 | 18 | $80,083 | $267,077 | +$152,977 | $2,002 |
| NAICS 221 Utilities NAICS 221 | 18 | $76,911 | $255,269 | +$141,169 | $1,923 |
| NAICS 524 Insurance carriers and related activities NAICS 524 | 18 | $37,124 | $107,169 | −$6,931 | $928 |
| NAICS 458 Clothing, clothing accessories, shoe, and jewelry retailers NAICS 458 | 17 | $21,679 | $49,677 | −$64,423 | $542 |
| NAICS 459 Sporting goods, hobby, musical instrument, book, and miscellaneous retailers NAICS 459 | 14 | $15,828 | $27,898 | −$86,202 | $396 |
| NAICS 541 Professional, scientific, and technical services NAICS 541 | 12 | $44,456 | $134,461 | +$20,361 | $1,111 |
| NAICS 519 Web search portals, libraries, archives, and other information services NAICS 519 | 11 | $13,811 | $20,390 | −$93,710 | $345 |
| NAICS 924 Administration of environmental quality programs NAICS 924 | 8 | $49,622 | $153,690 | +$39,590 | $1,241 |
| NAICS 561 Administrative and support services NAICS 561 | 5 | $20,353 | $44,741 | −$69,359 | $509 |
| NAICS 531 Real estate NAICS 531 | 3 | $63,668 | $205,974 | +$91,874 | $1,592 |
| NAICS 922 Justice, public order, and safety activities NAICS 922 | 2 | $25,663 | $64,507 | −$49,593 | $642 |
Section 5
Wages by Occupation
Selected essential-worker occupations for the MSA or nonmetropolitan area containing this county — jobs, the 10-year change, wages, and the housing each typical earner can afford. Both jobs counts and wages are reported at the MSA / nonmetropolitan-area level (BLS does not publish OEWS at the county level), so every county inside the same area shows the same numbers. For county-accurate employment totals, see Section 4 above.
Occupational wages and affordable housing
| Occupation | 2025 jobs | 2015–2025 change | % change | Hourly wage | Annual wage | Affordable home price | Affordable monthly rent |
|---|---|---|---|---|---|---|---|
| Fast Food and Counter Workers SOC 35-3023 · prior-year code differs | 8,460 | 3,220 | 61% | $11.51 | $23,940 | $58,093 | $599 |
| Childcare Workers SOC 39-9011 | 1,600 | (630) | (28%) | $11.81 | $24,560 | $60,401 | $614 |
| Waiters and Waitresses SOC 35-3031 | 2,750 | (830) | (23%) | $12.24 | $25,460 | $63,751 | $637 |
| Cashiers SOC 41-2011 | 5,320 | (1,610) | (23%) | $13.08 | $27,200 | $70,228 | $680 |
| Janitors and Cleaners SOC 37-2011 | 3,390 | (780) | (19%) | $14.35 | $29,850 | $80,092 | $746 |
| Retail Salespersons SOC 41-2031 | 8,770 | (1,820) | (17%) | $15.41 | $32,040 | $88,244 | $801 |
| Home Health and Personal Care Aides SOC 31-1131 · prior-year code differs | 3,000 | (4,600) | (61%) | $15.95 | $33,170 | $92,450 | $829 |
| Firefighters SOC 33-2011 | 530 | 10 | 2% | $17.00 | $35,350 | $100,565 | $884 |
| Office Clerks, General SOC 43-9061 | 4,020 | 40 | 1% | $18.08 | $37,600 | $108,940 | $940 |
| Tellers SOC 43-3071 | 590 | (530) | (47%) | $18.39 | $38,260 | $111,397 | $957 |
| Construction Laborers SOC 47-2061 | 2,020 | 570 | 39% | $19.46 | $40,470 | $119,624 | $1,012 |
| Maintenance and Repair Workers, General SOC 49-9071 | 3,310 | 1,110 | 50% | $22.14 | $46,060 | $140,431 | $1,152 |
| Carpenters SOC 47-2031 | 660 | 110 | 20% | $23.78 | $49,470 | $153,125 | $1,237 |
| Police and Sheriff's Patrol Officers SOC 33-3051 | 1,620 | 30 | 2% | $23.89 | $49,690 | $153,944 | $1,242 |
| Elementary School Teachers, Except Special Education SOC 25-2021 | 2,430 | (500) | (17%) | — | $51,200 | $159,564 | $1,280 |
| Electricians SOC 47-2111 | 1,210 | (290) | (19%) | $27.21 | $56,590 | $179,628 | $1,415 |
| Plumbers, Pipefitters, and Steamfitters SOC 47-2152 | 550 | 50 | 10% | $27.51 | $57,220 | $181,973 | $1,431 |
| Heavy and Tractor-Trailer Truck Drivers SOC 53-3032 | 6,590 | 1,080 | 20% | $28.86 | $60,020 | $192,395 | $1,501 |
| Paramedics SOC 29-2043 | 260 | — | — | $28.98 | $60,270 | $193,326 | $1,507 |
| Registered Nurses SOC 29-1141 | 8,700 | 710 | 9% | $40.09 | $83,390 | $279,386 | $2,085 |
Methodology & sources
All figures derive from the 2024 American Community Survey 5-year estimates. State and national comparisons are population-weighted aggregates of county-level estimates (an approximation; ACS publishes its own state and national medians which can differ slightly).
The affordability calculator uses a 30% housing-budget rule with a 30-year mortgage. Defaults are 7% interest, 5% down, $2,500/year taxes and insurance, and 0.5% PMI — adjustable above.
Variables: 28029 · pulled from Full Housing Data Table.xlsx.