Pickens, MS 39146 housing market

What this means

• Prices. Home values are down 1.9% over the past year (U.S.: +1.2%), 31% below their 2022-23 peak.
• Supply. Listings are 60% below the 2017-19 norm and falling (−33% vs. a year ago): still a tight market.
• Negotiating. Buyer leverage is low (33/100; U.S.: 54): homes sell for about 20.9% below their final list price (as of Feb 2026); 0% of listings had a price cut (U.S.: 26%).
• Affordability. A mortgage on the typical home takes 33% of the median household income (U.S.: 35%); it takes about $35k a year to keep the payment at 30% of gross pay. That includes about $1,731 a year for home insurance (U.S.: $1,790).
• Disaster risk. FEMA expects about $127 a year in natural-disaster damage per $100k of building value (U.S.: $155), mostly from flooding.
• Outlook. Leaning up: likely −7% to +10% over the next 12 months (67% chance of a rise).

Next 12 months

Leaning up

Prices are more likely to rise than fall over the next year. Likely change: −6.6% to +9.7% (80% range; middle estimate +2.6%), chance of a rise 67%, of a 5%+ drop 13%.

HouseVane's model, refit every month on local market signals and national ones, trained only on data known at the time. How accurate it has been.

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