Housing Market Report
Oktibbeha County, MS
Data through February 2026 · Updated monthly
Homes are selling quickly with few price cuts
Avg Home Value
$266,058
▲ 2.8% year-over-year
Days to Pending
30 days
Homes For Sale
140
Avg Rent/Month
$1,483
▲ 2.3% year-over-year
The Oktibbeha County, MS housing market is continuing to appreciate. The average home value is $266,058, up 2.8% year-over-year as of February 2026. Homes are spending a median of 30 days on the market before going pending. 0.1% of active listings have had a price cut.
There are currently 140 homes for sale in the county, with 28 new listings hitting the market each month.
The average asking rent in Oktibbeha County is $1,483 per month, up 2.3% year-over-year. For investors, the gross rent multiplier on a median-priced home is approximately 15.0, indicating moderate cash flow potential.
For homebuyers, the estimated monthly mortgage payment on a median-priced home in Oktibbeha County with 10% down is $1,651. That is $168 more per month than the average rent, making renting the more affordable short-term option.
Bottom-tier homes (under the 33rd percentile) are currently valued at $163,952, making them the primary target range for investors looking at wholesale deals, fix-and-flip projects, or BRRRR strategies.
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Market Snapshot
Oktibbeha County Housing Market at a Glance
Key metrics for Oktibbeha County as of February 2026. Year-over-year changes show how the market has shifted in the last 12 months.
| Metric | Dec 2025 | Jan 2026 | Feb 2026 | 3-Mo Change |
|---|---|---|---|---|
| Avg Home Value | $262,968 | $264,614 | $266,058 | ▲ 1.2% |
| Single Family Value | $264,614 | $266,267 | $267,762 | ▲ 1.2% |
| Median List Price | $394,267 | $393,267 | $386,633 | ▼ 1.9% |
| Avg Rent/Month | $1,472 | $1,494 | $1,483 | ▲ 0.7% |
| Homes For Sale | 165 | 149 | 140 | ▼ 15.2% |
| New Listings | 32 | 26 | 28 | ▼ 12.5% |
| % Listings w/ Price Cut | 0.2% | 0.1% | 0.1% | ▼ 37.5% |
Home Values
Oktibbeha County Home Value Trend (2000–2026)
All-home median values including the 2008 housing crash, 2020 COVID surge, and 2022 rate shock. Switch between All Homes, Single Family, Bottom Tier, Top Tier, and Rent to compare trends.
Source: Zillow Research ZHVI / ZORI · Updated monthly
Market Breakdown
What Homes Cost in Oktibbeha County
Home values broken down by bedroom count, ZIP code neighborhood, and property type. 3-bedroom homes are valued at $288,973 in Oktibbeha County.
| Bedroom Count | Avg Value | Last 30 Days | Last Year |
|---|---|---|---|
| 2 Bedrooms | $225,396 | ▲ 0.3% | ▲ 2.9% |
| 3 Bedrooms | $288,973 | ▲ 0.3% | ▲ 2.8% |
| 4 Bedrooms | $392,051 | ▲ 0.2% | ▲ 2.9% |
The table above reflects average home values and rent in Oktibbeha County, broken down by bedroom count, neighborhoods, and property types. Data sourced from Zillow Research.
Market Tiers
Buyer vs. Investor Segments
Bottom-tier homes (under 33rd percentile) are the primary target for wholesale investors using the 70% rule. In Oktibbeha County, bottom-tier homes are valued at $163,952.
Bottom Tier
Under 33rd percentile
$163,952
▲ 4.2% YoY
Wholesale / investor range
Mid Tier
33rd-67th percentile
$266,058
▲ 2.8% YoY
Typical buyer range
Top Tier
Over 67th percentile
$411,285
Luxury / high-end
Market Activity
Supply, Demand and Pricing Power
How quickly homes are selling, how many are available, and whether sellers or buyers have the upper hand in Oktibbeha County.
Homes For Sale
140
28 new/month
% Listings w/ Price Cut
0.1%
Median List Price
$386,633
Affordability
Monthly Cost to Own in Oktibbeha County
Estimated mortgage payments on the median-priced home at current rates. Compare against the average rent of $1,483/month to evaluate buy vs. rent.
| Down Payment | Est. Monthly Payment |
|---|---|
| 5% down | $2,213/mo |
| 10% down | $2,122/mo |
| 20% down | $1,761/mo |
Avg rent in this market: $1,483/month · Mortgage estimates based on Zillow data at prevailing rates
Rental Market
Rent Trends in Oktibbeha County
Zillow Observed Rent Index (ZORI) tracks typical asking rent, controlling for quality mix. Rent in Oktibbeha County is up 2.3% compared to last year. At current prices, the price-to-rent ratio is 15.0x annual rent.
Avg Asking Rent
$1,483
Year-over-Year
+2.3%
▲ 2.3%
Month-over-Month
-0.7%
▼ 0.7%
Price-to-Rent Ratio
15.0x
Rent trend (ZORI)
Source: Zillow Research ZHVI / ZORI · Updated monthly
Metro Context
Oktibbeha County vs. Starkville
How Oktibbeha County compares to the broader Starkville metropolitan area.
| Metric | Oktibbeha County | Metro Avg |
|---|---|---|
| Avg Home Value | $266,058 | $244,341 |
| Days to Pending | 30 days | -- |
| % Sold Below List | -- | -- |
| Avg Rent/Month | $1,483 | $1,483 |
Nearby Markets
Other Counties in MS
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Data Sources and Methodology
Market data on this page comes from the Zillow Home Value Index (ZHVI) and Zillow Observed Rent Index (ZORI), updated monthly by Zillow Research. ZHVI measures the typical home value for a given region based on Zillow's proprietary automated valuation model, smoothed and seasonally adjusted to remove noise. ZORI measures the typical observed market-rate rent across the region, controlling for quality mix changes.
Sale price, inventory, days-on-market, and sale-to-list metrics are sourced from Zillow Research public data releases. All data is refreshed on the 17th of each month. This report was last updated February 2026.
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