Mississippi cities compared
All 3 Mississippi metropolitan areas on the same $100,000 salary and the same $400,000 home. Hattiesburg leaves you $1,845 a year better off than Gulfport — and none of it is income tax, which is identical everywhere in the state.
Hattiesburg to Gulfport: $1,845 a year apart, same tax code
Mississippi has 3 metropolitan areas with a published price index, and on $100,000 with a $400,000 home they are not interchangeable: $83,150 of purchasing power in Hattiesburg against $81,305 in Gulfport — $1,845 a year, 1.8% of the salary, without leaving the state.
That gap is unusually easy to trust, because the income tax is identical in every row. Federal $13,170, FICA $7,650, Mississippi state income tax $3,268, and no county or city in Mississippi levies its own. Two things move down this table and only two: what a house costs in property tax, and what everything costs at the till.
| Metropolitan area | Buys | Behind the best | Prices | Property tax |
|---|---|---|---|---|
| 1Hattiesburg | $83,150 | best | 87.633 | 0.76% |
| 2Jackson | $81,709 | −$1,441 | 89.048 | 0.79% |
| 3Gulfport-Biloxi | $81,305 | −$1,845 | 90.006 | 0.68% |
Purchasing power on a $100,000 salary with a $400,000 home: take-home after federal, FICA, Mississippi income tax and property tax, divided by that area’s price level. The income tax is identical in every row — the whole of the spread is property tax and the price level. Price index 100 is the US average.
Every one of these areas prices below the national average.
Property tax runs from 0.68% in Gulfport to 0.79% in Jackson — on a $400,000 home that is $2,732 against $3,152 a year, a difference of $420. Each rate is that area's counties averaged and weighted by how many homes are in each, because a house pays the tax and a rural county of a few thousand homes should not weigh the same as an urban one of several hundred thousand.
The 3 Mississippi comparisons, resolved
Every pair of Mississippi cities, each on its own page with the full working, the break-even salary and the property tax bill house by house. Ordered by the population that could plausibly be choosing between them:
Gulfport vs Jackson — Jackson by $403 a year. Price level 90.006 against 89.048; property tax 0.68% against 0.79%.
Hattiesburg vs Jackson — Hattiesburg by $1,441 a year. Price level 87.633 against 89.048; property tax 0.76% against 0.79%.
Gulfport vs Hattiesburg — Hattiesburg by $1,845 a year. Price level 90.006 against 87.633; property tax 0.68% against 0.76%.
Every Mississippi city, and what it can be compared with
The areas themselves, largest first. Each line has what defines that city on the two measures that matter here, and then every comparison it takes part in:
Jackson — 616k people across 8 counties. Price level 89.048, housing 64.768, property tax 0.79%. Compared with Gulfport, Hattiesburg.
Gulfport-Biloxi — 418k people across 4 counties. Price level 90.006, housing 67.906, property tax 0.68%. Compared with Jackson, Hattiesburg.
Hattiesburg — 155k people across 3 counties. Price level 87.633, housing 60.059, property tax 0.76%. Compared with Jackson, Gulfport.
The counties behind each rate
Nobody pays a metropolitan area's property tax rate. They pay their county's, and the figures above are those county rates averaged and weighted by how many homes each county holds. Opened up:
Jackson averages 0.79% across 8 counties: Hinds County 0.92%, Rankin County 0.62%, Madison County 0.72%, Copiah County 0.79%, Simpson County 0.60%, Scott County 0.80%, Yazoo County 0.89%, Holmes County 0.91%. Inside the area the rate runs from 0.60% in Simpson County to 0.92% in Hinds County, which is $1,270 a year on a $400,000 home — a real spread inside a single labour market.
Gulfport averages 0.68% across 4 counties: Harrison County 0.65%, Jackson County 0.73%, Hancock County 0.72%, Stone County 0.61%. Inside the area the rate runs from 0.61% in Stone County to 0.73% in Jackson County, which is $505 a year on a $400,000 home — a real spread inside a single labour market.
Hattiesburg averages 0.76% across 3 counties: Forrest County 0.84%, Lamar County 0.67%, Perry County 0.75%. Inside the area the rate runs from 0.67% in Lamar County to 0.84% in Forrest County, which is $691 a year on a $400,000 home — a real spread inside a single labour market.
Which is the limitation of every figure on this page, stated rather than buried: an area rate is an average, and your address decides what you actually pay. The county pages linked above carry the rate, the assessment basis and the source for each one.
Where Mississippi cities sit among the 380 in the country
A state ranking answers "where in Mississippi". It does not answer whether Mississippi is an expensive place to begin with, and the two questions have different answers often enough to be worth separating.
Against all 380 metropolitan areas the Bureau of Economic Analysis prices, Gulfport ranks 284 and Hattiesburg ranks 340, counting from the most expensive. The national median area sits at 93.492 — Monroe — so 0 of these 3 Mississippi areas are dearer than the typical American metropolitan area and 3 are cheaper.
Hattiesburg is in the cheapest tenth of the country, so the bottom of this state's table is genuinely cheap and not just cheap relative to its neighbours.
The distinction matters for a specific reason. Everything on this page holds the income tax constant because these cities share a state; the moment a move crosses a state line that stops being true, and the comparison becomes the harder one — which is what Mississippi against every other state is for.
The tax that is the same in all 3
Worth spelling out, because it is what makes the ranking above readable at all. On $100,000, in every one of these areas:
Federal income tax — $13,170. Set by Congress, identical everywhere in the United States.
Social Security and Medicare — $7,650. Also federal, and also flat across the country up to the Social Security ceiling.
Mississippi income tax — $3,268. One set of brackets for the whole state, one standard deduction, applied identically in every city on this page.
Local income tax — $0. Mississippi does not permit counties, cities or school districts to levy their own. That is not a modelling shortcut, it is the law, and it is the condition on which these pages get published: in the eleven states that do permit it, the levying jurisdictions do not line up with metropolitan areas and no honest rate can be assigned.
Which leaves property tax as the only tax in the whole comparison that moves — from $2,732 to $3,152 a year on the same $400,000 home — and the price level as the only other thing. Two variables, both measured, both sourced. It is as clean as a cost-of-living comparison gets.
Hattiesburg stays on top whether you rent or buy
A ranking built on one salary and one house value is worth exactly as much as its assumptions, so here are the same 3 areas resolved again with those assumptions changed.
Renting, with no property tax at all: Hattiesburg still leads, by $2,284 over Gulfport. The order does not depend on owning a house.
On $60,000 instead of $100,000: Hattiesburg still leads. The gap narrows to $1,027 — smaller in dollars, but a larger share of a smaller salary.
On $250,000: Hattiesburg still leads, and by $4,793 — the spread widens with income, because the price level applies to everything you have left after tax.
This is the same discipline applied to a single published figure elsewhere on this site: a number without its range is half a number. Every page linked above lets you set your own salary, your own house and your own horizon, and recomputes the whole comparison rather than scaling it.
How this is worked out, and what it does not claim
Every row is the same calculation: gross salary in, federal income tax and FICA out, Mississippi income tax out, property tax on a $400,000 home out — then what is left divided by that area's price level, so the figure is what the money buys rather than what the payslip says.
The price index is the Bureau of Economic Analysis Regional Price Parity, 2024, published per metropolitan area with a documented method and broken into housing, goods, utilities and services. Which counties make up each area comes from the Census Bureau delineation file, joined by CBSA code and never by name — there are thirty "Washington County" in the United States and a join on names would have failed silently.
US Bureau of Economic Analysis — Regional Price Parities by State and Metro Area, 2024 (released 19 February 2026) — read 2026-09-10. https://www.bea.gov/data/prices-inflation/regional-price-parities-state-and-metro-area
US Census Bureau — Core Based Statistical Areas delineation file, 2023 (which counties form each metropolitan area) — read 2026-09-10. https://www.census.gov/geographies/reference-files/time-series/demo/metro-micro/delineation-files.html
US Census Bureau, American Community Survey — county effective property tax rates and housing units — read 2026-08-31. https://data.census.gov/
What it does not claim: that the city at the top is the better place to live. This measures what a salary buys. Schools, the commute, the weather and how far you are from your family are not in it, and on a move inside one state they are usually what actually decides it.
It also assumes one salary, one house value and a buyer rather than a renter. Every page linked above lets you change all three, and the answer moves with them — on some pairs enough to change which city comes out ahead.
Where to go next
Questions
- Which city in Mississippi leaves you best off?
- Hattiesburg, at $83,150 of purchasing power on $100,000 with a $400,000 home — $1,845 a year more than Gulfport at the other end of the table. Because the income tax is identical everywhere in Mississippi, that ranking is made of two things only: the price level and property tax.
- Which is the cheapest city in Mississippi?
- Hattiesburg, at 87.633 on the Bureau of Economic Analysis price index where 100 is the US average, against 90.006 in Gulfport. Cheapest is not the same as best off, though: property tax is set separately and can move a household by $313 a year on the same house.
- Does income tax differ between cities in Mississippi?
- No. Mississippi sets one set of brackets for the whole state, and it does not let counties or cities levy their own income tax. On $100,000 the bill is federal $13,170, FICA $7,650 and state $3,268 in every one of these 3 areas. That is what makes comparing them clean.
- How much does cost of living vary inside Mississippi?
- From 87.633 to 90.006 on the price index — 2.4 points between Hattiesburg and Gulfport. In take-home terms that is $1,845 a year of purchasing power on the same salary.
- How many Mississippi city comparisons are there?
- 3, one page each, every pair of the 3 metropolitan areas the Bureau of Economic Analysis prices in Mississippi. Each resolves the same way — income tax, property tax and price level — and each shows the break-even salary in both directions.