Housing market/Mississippi/ZIP 38868
ZIP 38868 Shannon, Pontotoc County, Mississippi
Pontotoc 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 38868 · MS — sent to you.
ZIP 38868 · MS
ACS rent vs 2BR SAFMR
ZIP 38868 — Shannon, 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 38868
- 1-unit detached1,40862.9%
- 1-unit attached20.1%
- 2–4 units150.7%
- 5–49 units622.8%
- 50+ units371.7%
- Mobile71632.0%
2–4 unit share 0.7% · 5–49 unit share 2.8% · combined 2–49 3.4%.
Units by bedrooms
Rent burden
- ACS median gross rent $850 (all bedrooms, occupied rentals).
- Median contract rent $604.
- Renters paying ≥30% of income 41.2%; ≥50% 25.4%.
- FY2027 2BR SAFMR $1,080 (1.271× ACS median gross rent).
Population
4,700 residents · ACS 2023
Change versus the 2018 ACS 5-year estimate: -13.1%.
ACS 5-year estimates lag current construction. This is not a forecast.
Assisted inventory
- LIHTC: not published for this ZIP.
- HUD project-based assisted MF: 2 properties, 16 assisted units.
- HCV household counts (Picture of Subsidized Households) are not on this page yet.
New apartment permits
About 8 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 38868 24.8% of occupied households are renters; vacancy is 15.6%; ACS median gross rent is $850; population changed -13.1% between the 2018 and 2023 ACS vintages; the housing stock includes 15 units in 2–4-unit structures and 62 units in 5–49-unit structures; FY2027 2BR SAFMR is $1,080 versus ACS median gross rent of $850. 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 38868 is a Census / HUD profile for Pontotoc County, MS. Not a listing page. Brokerage is Georgia; out-of-state work is referral.
ZIP 38868 — Shannon, 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 38868?
ZIP 38868 (Pontotoc County, MS) has 4,700 residents, 1,890 households, a renter share of 24.8%, median household income of $52,985, and ACS 2023 median gross rent of $850. Vacancy is 15.6%. These are ZCTA estimates, not a property rent roll.
How much small multifamily housing is in 38868?
ACS counts 0 units in 2-unit buildings, 15 in 3–4 unit buildings, 27 in 5–9, 12 in 10–19, and 23 in 20–49. Combined 2–49 unit stock is 77 units. This is occupied-and-vacant stock, not listings for sale.
What is the Section 8 rent in 38868?
The Housing Choice Voucher benchmark is the FY2027 Small Area FMR. 2-bedroom SAFMR is $1,080. See the full schedule and 90–110% payment-standard band on the ZIP 38868 — Shannon, MS HUD Section 8 Payment Standards / SAFMR.
Does this Mississippi ZIP profile include Georgia listings?
No. ZIP 38868 is Census / HUD research for Pontotoc 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.