Housing market/Mississippi/ZIP 39120
ZIP 39120 Natchez, Jefferson County, Mississippi
Jefferson County, MS · Mississippi. Census housing stock, renter economics, HUD SAFMR, LIHTC, and population change. Not a listing page and not a buy/sell score.
ZIP brief
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HUD schedule, ACS stock, and the 90–110% band for ZIP 39120 · MS — sent to you.
ZIP 39120 · MS
ACS rent vs 2BR SAFMR
ZIP 39120 — Natchez, MS HUD Section 8 Payment Standards / SAFMR →ACS median is all-bedroom occupied rent. SAFMR is the 2-bedroom HCV benchmark.
Housing stock
ACS 2023 units-in-structure · ZCTA 39120
- 1-unit detached10,71871.6%
- 1-unit attached1541.0%
- 2–4 units1,0667.1%
- 5–49 units1,0767.2%
- 50+ units780.5%
- Mobile1,87112.5%
2–4 unit share 7.1% · 5–49 unit share 7.2% · combined 2–49 14.3%.
Units by bedrooms
Rent burden
- ACS median gross rent $720 (all bedrooms, occupied rentals).
- Median contract rent $523.
- Renters paying ≥30% of income 36.2%; ≥50% 20.5%.
- FY2027 2BR SAFMR $920 (1.278× ACS median gross rent).
Population
29,212 residents · ACS 2023
Change versus the 2018 ACS 5-year estimate: -6.5%.
ACS 5-year estimates lag current construction. This is not a forecast.
Assisted inventory
- LIHTC: 11 projects, 389 units.
- HUD project-based assisted MF: 10 properties, 589 assisted units.
- HCV household counts (Picture of Subsidized Households) are not on this page yet.
New apartment permits
About 0 new apartments in 5+ unit buildings may have been permitted in this ZIP’s share of the county. That is units (doors), not a building count.
Cities and counties report building permits to the Census. Apartment counts are for the whole county, not a project list in this ZIP.
What the data shows
ZIP 39120 33.4% of occupied households are renters; vacancy is 21.8%; ACS median gross rent is $720; population changed -6.5% between the 2018 and 2023 ACS vintages; the housing stock includes 1,066 units in 2–4-unit structures and 1,076 units in 5–49-unit structures; 11 LIHTC projects totaling 389 units; FY2027 2BR SAFMR is $920 versus ACS median gross rent of $720. These figures describe the underlying housing market, not the cash flow of any one property. Asking rents, expenses, condition, taxes, insurance, and the rent roll have to be underwritten separately.
Mississippi research
ZIP 39120 is a Census / HUD profile for Jefferson County, MS. Not a listing page. Brokerage is Georgia; out-of-state work is referral.
ZIP 39120 — Natchez, MS HUD Section 8 Payment Standards / SAFMR·Mississippi ZIP directory
Nearby ZIPs in this FMR area
Census ZIP areas approximate mail ZIPs. Sources: Census ACS 5-year 2023, HUD FY2027 Small Area FMR, HUD LIHTC and assisted multifamily lists, Census building permits (county). This page is Mississippi research. Brokerage is Georgia.
FAQ
What is the housing market like in ZIP 39120?
ZIP 39120 (Jefferson County, MS) has 29,212 residents, 11,701 households, a renter share of 33.4%, median household income of $40,586, and ACS 2023 median gross rent of $720. Vacancy is 21.8%. These are ZCTA estimates, not a property rent roll.
How much small multifamily housing is in 39120?
ACS counts 742 units in 2-unit buildings, 324 in 3–4 unit buildings, 525 in 5–9, 323 in 10–19, and 228 in 20–49. Combined 2–49 unit stock is 2,142 units. This is occupied-and-vacant stock, not listings for sale.
What is the Section 8 rent in 39120?
The Housing Choice Voucher benchmark is the FY2027 Small Area FMR. 2-bedroom SAFMR is $920. See the full schedule and 90–110% payment-standard band on the ZIP 39120 — Natchez, MS HUD Section 8 Payment Standards / SAFMR.
Does this Mississippi ZIP profile include Georgia listings?
No. ZIP 39120 is Census / HUD research for Jefferson County, MS. Jeff Crowe CRE does not list Mississippi property. Licensed brokerage is Georgia. If you use this stock table and then buy in Georgia, live FMLS Residential Income is on multifamily for sale in Georgia.