Moving to Hattiesburg in 2026: Cost of Living, Housing, and What to Know

Hattiesburg sits in the pine belt of south-central Mississippi, roughly 90 minutes north of the Gulf Coast and 90 minutes south of Jackson. Known locally as “Hub City” for the railroads that once converged here, Hattiesburg now centers its economy on the University of Southern Mississippi, Camp Shelby Joint Forces Training Center, and a growing healthcare sector. With a median home price of approximately $165,000, the city offers college-town amenities and military-adjacent stability at prices that make most American cities look expensive by comparison.

Hattiesburg’s metro area population of about 155,000 supports a surprisingly active cultural scene for its size. The university brings concerts, sporting events, and a steady stream of young professionals to the area, while Camp Shelby — the largest state-owned military training site in the country — provides a reliable economic base. For buyers looking at small Southern cities with low costs and a strong sense of community, Hattiesburg delivers. Start with our mortgage calculator to see what a $165,000 home actually costs per month.

Hattiesburg at a Glance

Cost of Living in Hattiesburg

Hattiesburg ranks among the cheapest places to live in a state that already leads the nation in affordability. The C2ER cost of living index places Hattiesburg around 80, meaning residents pay roughly 20% less than the national average across all categories. Housing is the standout: local home prices run about 60% below the national median.

Utilities are notably cheap here — about 13% below the national average despite the heavy air conditioning demand during Mississippi’s long summers. Mississippi Power and Cooperative Energy supply the area with competitive rates. Healthcare costs are near the national average, helped by the presence of two major hospitals: Forrest General Hospital and Merit Health Wesley. Use our rent vs. buy calculator to see how Hattiesburg’s low prices make ownership accessible even for modest incomes.

Housing Market in Hattiesburg

Hattiesburg’s housing market is stable and modestly appreciating, driven by steady demand from university employees, military families, and healthcare workers. The median home price of $165,000 puts homeownership within reach for households earning as little as $35,000 per year with standard financing.

Key market indicators for 2026:

• Median days on market: 45 days
• Active inventory: 520 listings in Forrest and Lamar counties
• Price per square foot: $98
• Year-over-year appreciation: 2.8%
• New construction: Primarily in west Hattiesburg and Oak Grove area

The most active segment of the market is the $130,000 to $200,000 range, where move-in-ready homes attract both owner-occupants and investors. Student rental properties near USM campus trade between $80,000 and $150,000 and can generate $800 to $1,200 per month in rent, making Hattiesburg a solid market for rental investment. Check our home value estimator for current valuations.

Best Neighborhoods in Hattiesburg

Oak Grove

Oak Grove, an unincorporated community in Lamar County just west of Hattiesburg city limits, is the area’s most sought-after family neighborhood. The Oak Grove School District is separate from Hattiesburg’s and consistently earns top ratings. Median home prices range from $200,000 to $280,000 for newer construction on larger lots. The community is growing rapidly along Highway 98 West, with new retail and restaurant development keeping pace with residential growth.

The Avenues Historic District

The Avenues district, located just south of downtown, features some of Hattiesburg’s most architecturally distinctive homes. Built primarily between 1900 and 1940, these Craftsman bungalows and Colonial Revival homes sit on tree-lined streets within walking distance of downtown restaurants and the university. Prices range from $120,000 for homes needing renovation to $250,000 for fully restored properties. The neighborhood has a strong historic preservation community and an active association.

West Hattiesburg

The area west of town along Highway 98 and Hardy Street has seen the most new development over the past decade. Subdivisions like Windermere, Wellington, and Bellegrass offer newer construction in the $180,000 to $260,000 range. This corridor also has the highest concentration of retail, dining, and medical offices, making it convenient for daily errands. Turtle Creek Mall and the Marketplace at Westover anchor commercial activity.

North Hattiesburg / USM Area

The neighborhoods surrounding the University of Southern Mississippi serve a dual market: owner-occupants who enjoy proximity to campus amenities and investors who rent to students. Prices are among the lowest in the metro, with three-bedroom homes selling for $85,000 to $150,000. Use our home selling guide for detailed numbers. The area is walkable to campus and close to Hardy Street restaurants and shops, but some blocks have deferred maintenance and higher rental turnover.

University of Southern Mississippi

USM is the city’s economic and cultural engine. With approximately 14,000 students and 2,500 faculty and staff, the university is the largest employer in the Hattiesburg area. USM’s polymer science and engineering program ranks among the nation’s best, and the College of Business has grown its MBA program significantly. The university’s M.M. Roberts Stadium hosts Conference USA football, and Reed Green Coliseum anchors the basketball schedule.

For homebuyers, USM’s presence means steady demand for housing within a 3-mile radius of campus. The university also supports a cultural calendar that includes the Hattiesburg Concert Association, Southern Miss Theatre, and various lecture series — giving this small city programming that punches well above its population weight.

Camp Shelby and Military Impact

Camp Shelby Joint Forces Training Center, located about 12 miles south of Hattiesburg, is the largest state-owned military training site in the United States. Spanning over 135,000 acres, it hosts National Guard and Reserve units from across the country for annual training exercises, mobilizations, and deployments. The base employs approximately 1,500 permanent civilian and military personnel, with troop counts swelling to 10,000 or more during major training rotations.

Camp Shelby’s economic impact on Hattiesburg exceeds $500 million annually when accounting for both direct employment and the spending of rotating troops. Military families stationed at or near Camp Shelby find Hattiesburg’s low housing costs particularly attractive. VA loans with zero down payment make homes in the $150,000 to $200,000 range accessible with monthly payments under $1,200. Use our mortgage calculator to compare conventional and VA loan options.

Healthcare in Hattiesburg

For a city of 48,000, Hattiesburg has an unusually strong healthcare sector. Forrest General Hospital, a 512-bed regional medical center, serves as the primary trauma center for south Mississippi. Merit Health Wesley provides additional inpatient and outpatient services. Together, the two hospital systems employ more than 5,000 people locally.

USM’s School of Nursing and College of Health Sciences feed a pipeline of healthcare workers into the local market. The Hattiesburg Clinic, one of the largest multi-specialty physician groups in Mississippi, has more than 300 providers across 60 specialties. This concentration of medical resources makes Hattiesburg a regional healthcare hub, drawing patients from rural communities across southern Mississippi.

Climate and Natural Hazards

Hattiesburg’s climate is humid subtropical with hot, long summers and mild winters. Average summer highs reach 92°F in July, with humidity levels that make it feel considerably warmer. Winters are short, with average January lows around 35°F and rare freezing precipitation.

The primary natural hazard is tornadoes. Hattiesburg took a direct hit from an EF-4 tornado in February 2013 that damaged more than 700 structures, including buildings on the USM campus. The Forrest County area averages two to three tornado warnings per year. Homeowners insurance premiums reflect this risk, averaging $1,600 to $2,200 annually. While flooding is less of a concern than on the coast, properties along the Leaf River and Bouie Creek do carry some flood risk and may require NFIP coverage. Calculate your total ownership costs with our closing cost calculator.

Getting Around Hattiesburg

Hattiesburg is a car-dependent city with minimal public transit. Hub City Transit operates limited bus routes, primarily serving the USM campus area and downtown. Most residents drive, with commute times averaging 18 minutes — one of the shortest in Mississippi. Interstate 59 connects Hattiesburg to Meridian (90 minutes north) and the Gulf Coast (90 minutes south). I-59 also links to I-20 at Meridian for access to Jackson and Birmingham.

The Hattiesburg-Laurel Regional Airport (PIB) offers limited commercial service, but most residents use the Gulfport-Biloxi International Airport (GPT), about 75 minutes south, or the Jackson-Medgar Wiley Evers International Airport (JAN), about 100 minutes north, for major airline connections.

Compare With Other States

Considering other markets? Here’s how other states compare:

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Frequently Asked Questions

Is Hattiesburg a good place to invest in rental property?

Hattiesburg has strong fundamentals for rental investment. The University of Southern Mississippi’s 14,000 students create consistent demand for rental housing near campus, and properties in the $85,000 to $150,000 range can generate $800 to $1,200 per month in rent. That translates to cap rates of 7% to 10%, well above the national average. Camp Shelby’s rotating military population adds another renter pool. The key is buying in areas with stable demand — within a mile of campus or along the Hardy Street corridor — and budgeting for the higher turnover that student rentals produce.

How does the Oak Grove school district compare to Hattiesburg schools?

Oak Grove School District in Lamar County consistently earns “A” ratings from the Mississippi Department of Education, while Hattiesburg Public Schools typically earn “C” to “B” ratings. This difference is the primary driver behind the price gap between Oak Grove homes (median $200,000 to $280,000) and homes within Hattiesburg city limits (median $165,000). Most families with school-age children who can afford Oak Grove choose it. However, Hattiesburg also has solid private school options including Sacred Heart, Presbyterian Christian, and William Carey University’s lab school.

What is Camp Shelby’s impact on the local economy?

Camp Shelby contributes over $500 million annually to the Hattiesburg metro economy. The base employs approximately 1,500 permanent personnel and hosts training rotations that bring 5,000 to 10,000 additional troops at peak periods. These visiting service members spend money on off-base housing, food, and entertainment. The base also generates demand for contractors, support services, and military family housing. Use our home services for detailed numbers. For homeowners and landlords near the base, Camp Shelby provides a steady stream of potential renters and buyers through the VA loan program.

Is Hattiesburg safe?

Crime rates vary significantly across Hattiesburg. The city’s overall crime rate exceeds the national average, concentrated in specific areas south of downtown and east of I-59. Oak Grove, west Hattiesburg, and the neighborhoods north of USM campus have considerably lower crime rates, generally comparable to similar-sized Southern college towns. The Hattiesburg Police Department has increased patrols in higher-crime areas, and the university’s police force covers the campus and surrounding blocks. Buyers should check specific neighborhood crime data through the HPD’s public records before purchasing.

How far is Hattiesburg from the beach?

Hattiesburg is approximately 90 minutes from the Mississippi Gulf Coast via Interstate 59 to Gulfport and Biloxi. This puts beach access within a reasonable day-trip distance while keeping you away from the higher insurance costs and hurricane risks associated with coastal living. Many Hattiesburg residents maintain this as a key selling point: close enough for weekend beach trips, far enough to avoid $3,000+ annual flood insurance premiums. Use our rent affordability calculator to compare total living costs between Hattiesburg and coastal alternatives.