Mississippi · GEOID 28093

Marshall County

2024 ACS 5-year estimates · population 33,979 · 15,519 housing units

Median household income

$53,458

State $57,627

Median home value

$167,900

State $173,984

Median gross rent

$868

State $965

Homeownership rate

79.1%

State 70.0%

Renter cost-burden rate

60.6%

≥30% of income

Owner cost-burden rate

25.8%

≥30% of income

Homeowner vacancy

0.0%

Of owner-occupied + for-sale units

Rental vacancy

2.9%

Of renter-occupied + for-rent units

Overall vacancy

15.0%

All housing units

Price-to-income ratio

3.14

Affordable: 2.0–3.0

Section 1

Community Profile

Population, demographics, household composition, and income.

Community Data Summary

	Marshall County	Mississippi
Population	33,979	2,946,779
Population density (per sq. mi.)	48.12	—
Median household income	$53,458	$57,627
HUD Area Median Income (4-person, 100%)	$69,300	—
Households	13,187	—
Average household size	2.44 people	—
Owner-occupied	79.1%	70.0%
Renter-occupied	20.9%	30.0%
Race	47.4% White · 42.9% Black	0.0% White · 0.0% Black

Source: ACS 5-year 2024 (Tables DP05, S1101, DP04, S1901) and Census Gazetteer (land area); HUD FY2026 Income Limits.

Racial composition

Marshall County compared with Mississippi.

Source: ACS 5-year 2024, Table DP05.

Educational attainment (population 25+)

14.6% hold a bachelor's degree or higher (state: 25.1%).

Source: ACS 5-year 2024, Table S1501.

Median Household Income by Tenure

Owner-occupied vs. renter-occupied household income, county and state.

Source: ACS 5-year 2024, Table B25119.

Median Household Income by Age of Householder

Median household income by age group of householder.

Source: ACS 5-year 2024, Table B19049.

Median Household Income by Number of Earners

Median household income for families with each earner count.

Source: ACS 5-year 2024, Table S1903.

Household Size

Distribution of households by number of people.

Source: ACS 5-year 2024, Table S2501.

Income by Number of Earners

Earners	Share	Median income	Attainable monthly housing cost	Attainable home
0 earners	21.5%	$28,766	$719	$76,057
1 earner	32.5%	$42,276	$1,057	$126,346
2 earners	34.3%	$101,070	$2,527	$345,197
3+ earners	11.8%	$137,792	$3,445	$481,889

Attainable monthly housing cost = 30% of gross income ÷ 12. Attainable home price assumes 30% housing budget, 30-yr mortgage at 7%, 5% down.

Source: ACS 5-year 2024, Table S1903; affordability formula derived.

Households

13,187

Average size: 2.44 people

Households with children

2,622

19.9% of households

Per-capita income

$28,455

Poverty rate: 19.4%

Section 2

Residential Market Analysis

Housing stock characteristics — tenure, type, age, size, vacancy, rents.

Tenure

79.1% owner-occupied vs. state average 70.0%.

Source: ACS 5-year 2024, Table DP04.

Structure type

Single-family share 71.6% · Missing middle (2–19 units) 2.9%.

Source: ACS 5-year 2024, Table B25024.

Housing stock by decade

30.0% built before 1980 · Median structure age 1,992.00 yrs.

Source: ACS 5-year 2024, Table S2504.

Housing size mismatch

Compares the share of housing units by bedroom count against the share of households by size — a common diagnostic of housing supply/demand alignment.

Source: ACS 5-year 2024, Tables B25041 (bedrooms) and S2501 (household size).

Home value distribution

Owner-occupied homes by value bracket. Median: $167,900.

Source: ACS 5-year 2024, Table DP04.

Monthly Housing Costs

Distribution of monthly housing costs across all occupied units.

Source: ACS 5-year 2024, Table B25104.

Number of Bedrooms

Housing units by number of bedrooms.

Source: ACS 5-year 2024, Table B25041.

Median rent by bedroom

Overall median gross rent: $868.

Source: ACS 5-year 2024, Table B25031.

Renters by age

Number of renter householders by age bracket.

Source: ACS 5-year 2024, Table S2502.

Owners by age

Number of owner householders by age bracket.

Source: ACS 5-year 2024, Table S2502.

Vacancy composition

All 2,332 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

For sale 0.0% · For rent 3.5% · Seasonal 26.2% · Other 60.2%.

Source: ACS 5-year 2024, Table B25004.

Frictional vs structural

9.8% of vacancy is frictional (for sale + for rent + rented/sold not yet occupied); 90.2% is structural (seasonal + migrant + other).

Source: ACS 5-year 2024, Table B25004.

Seasonal / recreational share of all housing

3.9%

611 units of 15,519 total

Housing units held for seasonal or recreational use.

"Other vacant" share of all housing

9.0%

1,403 units of 15,519 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$42,766

100% MHI$53,458

120% MHI$64,150

County-wide median from ACS 5-year estimates. A household at 100% MHI in Marshall 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	$40,350	$46,100	$57,600
100% AMI	$48,510	$55,440	$69,300
120% AMI	$58,200	$66,550	$83,150

HUD FMR Area: Marshall County, 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.

Income basis Household income Interest rate % Down payment % Taxes & insurance / yr

Affordable monthly—

Affordable home price—

Renter cost burden

60.6% of renter households spend ≥30% of income on rent (33.5% spend ≥50%).

Source: ACS 5-year 2024, Table B25070.

Owner cost burden by income

25.8% of homeowners spend ≥30% of income on housing. Bars show counts of cost-burdened owners by income bracket.

Source: ACS 5-year 2024, Table B25106.

Household income — owners vs renters

Distribution of household income for owner-occupied (navy) and renter-occupied (gold) households.

Source: ACS 5-year 2024, Table B25118.

Section 4

Industry & Workforce Wages

Employment, average wages, and the housing each industry's typical earner can afford in Marshall County.

Covered employment

9,832

Across 16 sectors

Establishments

521

QCEW 2024

Avg annual pay (workforce)

$48,635

Employment-weighted across sectors

Top 10 sectors by employment

Annual average employment by NAICS 2-digit sector. Counties with fewer than five covered establishments in a sector may show suppressed totals.

Source: BLS QCEW Annual Averages, 2024.

Attainable housing by industry

Industry	Employment	Avg annual wage	Affordable home price	vs. median value	Affordable monthly rent
NAICS 48-49 Transportation and warehousing NAICS 48-49	3,960	$50,891	$158,414	−$9,486	$1,272
NAICS 31-33 Manufacturing NAICS 31-33	1,789	$64,023	$207,296	+$39,396	$1,601
NAICS 44-45 Retail trade NAICS 44-45	904	$29,097	$77,289	−$90,611	$727
NAICS 56 Administrative and support and waste management and remediation services NAICS 56	731	$30,404	$82,155	−$85,745	$760
NAICS 61 Educational services NAICS 61	618	$43,112	$129,458	−$38,442	$1,078
NAICS 92 Public administration NAICS 92	480	$39,822	$117,211	−$50,689	$996
NAICS 23 Construction NAICS 23	478	$79,563	$265,141	+$97,241	$1,989
NAICS 72 Accommodation and food services NAICS 72	403	$19,430	$41,306	−$126,594	$486
NAICS 52 Finance and insurance NAICS 52	219	$50,558	$157,175	−$10,725	$1,264
NAICS 22 Utilities NAICS 22	70	$55,929	$177,167	+$9,267	$1,398
NAICS 54 Professional, scientific, and technical services NAICS 54	65	$51,082	$159,125	−$8,775	$1,277
NAICS 62 Health care and social assistance NAICS 62	41	$43,891	$132,358	−$35,542	$1,097
NAICS 11 Agriculture, forestry, fishing and hunting NAICS 11	38	$32,419	$89,655	−$78,245	$810
NAICS 71 Arts, entertainment, and recreation NAICS 71	24	$15,165	$25,430	−$142,470	$379
NAICS 51 Information NAICS 51	8	$14,418	$22,649	−$145,251	$360
NAICS 53 Real estate and rental and leasing NAICS 53	4	$35,639	$101,641	−$66,259	$891

Subsector	Employment	Avg annual wage	Affordable home price	vs. median value	Affordable monthly rent
NAICS 493 Warehousing and storage NAICS 493	3,631	$49,501	$153,240	−$14,660	$1,238
NAICS 611 Educational services NAICS 611	618	$43,112	$129,458	−$38,442	$1,078
NAICS 336 Transportation equipment manufacturing NAICS 336	490	$66,434	$216,270	+$48,370	$1,661
NAICS 624 Social assistance NAICS 624	419	$42,451	$126,998	−$40,902	$1,061
NAICS 921 Executive, legislative, and other general government support NAICS 921	413	$37,194	$107,429	−$60,471	$930
NAICS 722 Food services and drinking places NAICS 722	386	$19,357	$41,034	−$126,866	$484
NAICS 455 General merchandise retailers NAICS 455	292	$25,071	$62,303	−$105,597	$627
NAICS 238 Specialty trade contractors NAICS 238	288	$57,825	$184,225	+$16,325	$1,446
NAICS 457 Gasoline stations and fuel dealers NAICS 457	256	$28,009	$73,240	−$94,660	$700
NAICS 811 Repair and maintenance NAICS 811	221	$51,308	$159,966	−$7,934	$1,283
NAICS 484 Truck transportation NAICS 484	211	$73,831	$243,805	+$75,905	$1,846
NAICS 621 Ambulatory health care services NAICS 621	210	$52,643	$164,936	−$2,964	$1,316
NAICS 522 Credit intermediation and related activities NAICS 522	201	$48,816	$150,690	−$17,210	$1,220
NAICS 332 Fabricated metal product manufacturing NAICS 332	173	$62,949	$203,298	+$35,398	$1,574
NAICS 237 Heavy and civil engineering construction NAICS 237	153	$128,295	$446,538	+$278,638	$3,207
NAICS 623 Nursing and residential care facilities NAICS 623	152	$40,407	$119,389	−$48,511	$1,010
NAICS 445 Food and beverage retailers NAICS 445	127	$24,755	$61,127	−$106,773	$619
NAICS 423 Merchant wholesalers, durable goods NAICS 423	110	$73,889	$244,020	+$76,120	$1,847
NAICS 333 Machinery manufacturing NAICS 333	99	$51,929	$162,278	−$5,622	$1,298
NAICS 444 Building material and garden equipment and supplies dealers NAICS 444	82	$40,154	$118,447	−$49,453	$1,004
NAICS 441 Motor vehicle and parts dealers NAICS 441	74	$33,344	$93,098	−$74,802	$834
NAICS 221 Utilities NAICS 221	70	$55,929	$177,167	+$9,267	$1,398
NAICS 541 Professional, scientific, and technical services NAICS 541	65	$51,082	$159,125	−$8,775	$1,277
NAICS 491 Postal service NAICS 491	52	$61,956	$199,602	+$31,702	$1,549
NAICS 923 Administration of human resource programs NAICS 923	44	$49,396	$152,849	−$15,051	$1,235
NAICS 337 Furniture and related product manufacturing NAICS 337	43	$38,558	$112,506	−$55,394	$964
NAICS 236 Construction of buildings NAICS 236	38	$46,013	$140,256	−$27,644	$1,150
NAICS 456 Health and personal care retailers NAICS 456	34	$59,007	$188,625	+$20,725	$1,475
NAICS 524 Insurance carriers and related activities NAICS 524	19	$66,327	$215,872	+$47,972	$1,658
NAICS 924 Administration of environmental quality programs NAICS 924	18	$74,832	$247,531	+$79,631	$1,871
NAICS 459 Sporting goods, hobby, musical instrument, book, and miscellaneous retailers NAICS 459	16	$20,300	$44,544	−$123,356	$508
NAICS 721 Accommodation NAICS 721	16	$22,400	$52,361	−$115,539	$560
NAICS 519 Web search portals, libraries, archives, and other information services NAICS 519	8	$14,418	$22,649	−$145,251	$360
NAICS 531 Real estate NAICS 531	4	$35,639	$101,641	−$66,259	$891
NAICS 926 Administration of economic programs NAICS 926	3	$52,012	$162,587	−$5,313	$1,300
NAICS 922 Justice, public order, and safety activities NAICS 922	3	$25,652	$64,466	−$103,434	$641
NAICS 561 Administrative and support services NAICS 561	3	$33,240	$92,711	−$75,189	$831

Affordable home price assumes the industry's average earner uses 30% of gross income for housing, with a 30-year mortgage at 7%, 5% down, $2,500/yr taxes & insurance, and 0.5% PMI. Adjust the Section 3 calculator for other terms. Affordable rent is 30% of monthly gross pay.

Source: BLS QCEW Annual Averages, 2024; ACS 5-year 2024 (median home value).

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	15,320	760	5%	$13.45	$27,980	$73,132	$700
Waiters and Waitresses SOC 35-3031	8,060	(2,250)	(22%)	$13.52	$28,120	$73,653	$703
Cashiers SOC 41-2011	10,840	(4,160)	(28%)	$14.04	$29,200	$77,673	$730
Childcare Workers SOC 39-9011	2,780	10	0%	$14.13	$29,390	$78,380	$735
Janitors and Cleaners SOC 37-2011	8,070	350	5%	$16.49	$34,300	$96,657	$858
Retail Salespersons SOC 41-2031	17,050	(1,770)	(9%)	$16.89	$35,140	$99,784	$879
Home Health and Personal Care Aides SOC 31-1131 · prior-year code differs	4,930	(2,470)	(33%)	$18.52	$38,520	$112,365	$963
Tellers SOC 43-3071	1,060	(410)	(28%)	$19.25	$40,040	$118,023	$1,001
Office Clerks, General SOC 43-9061	9,060	(2,090)	(19%)	$19.86	$41,310	$122,750	$1,033
Construction Laborers SOC 47-2061	3,940	930	31%	$22.70	$47,210	$144,712	$1,180
Maintenance and Repair Workers, General SOC 49-9071	6,250	760	14%	$24.56	$51,080	$159,118	$1,277
Carpenters SOC 47-2031	1,240	(80)	(6%)	$25.66	$53,370	$167,642	$1,334
Firefighters SOC 33-2011	1,660	100	6%	$27.67	$57,560	$183,238	$1,439
Elementary School Teachers, Except Special Education SOC 25-2021	5,410	(1,170)	(18%)	—	$59,940	$192,098	$1,499
Plumbers, Pipefitters, and Steamfitters SOC 47-2152	1,920	430	29%	$29.09	$60,500	$194,182	$1,513
Electricians SOC 47-2111	2,770	380	16%	$30.14	$62,690	$202,334	$1,567
Paramedics SOC 29-2043 · prior-year code differs	810	(810)	(50%)	$31.38	$65,260	$211,900	$1,632
Heavy and Tractor-Trailer Truck Drivers SOC 53-3032	19,460	5,860	43%	$31.97	$66,500	$216,516	$1,663
Police and Sheriff's Patrol Officers SOC 33-3051	3,630	120	3%	$32.16	$66,880	$217,931	$1,672
Registered Nurses SOC 29-1141	13,760	1,730	14%	$42.01	$87,370	$294,201	$2,184

Affordable home price uses the same Section 3 formula (30% housing budget, 30-year mortgage at 7%, 5% down, $2,500/yr T&I, 0.5% PMI). Affordable rent is 30% of monthly wages. Negative job-change values are shown in red parentheses. A "prior-year code differs" note flags occupations whose SOC code changed between the two vintages (2010 SOC → 2018 SOC) — the change estimate is best-effort.

Source: BLS OEWS May 2025 (10-year change vs. May 2015). Jobs counts and wages reflect the MSA or nonmetropolitan area containing this county, not the county alone — OEWS is not published at the county level.

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: 28093 · pulled from Full Housing Data Table.xlsx.