Photo: NatalieMaynor from Jackson, Mississippi, USA · CC BY 2.0Measured against area pay, Duck Hill costs less to live in than 66% of U.S. towns
Down 1.8% in a year, 23% below the Mississippi typical home.
Census 2020–24 home values, rents, tax bills and cost burden, measured against the median household income of the Grenada, MS micro area ($47K). How TownRatings grades cost of living
The grade compares costs with what households across the Grenada-area micro earn ($47K, Census 2020–24). The typical home costs 2.1 years of area income, and 42% of renters pay 30% or more of income for housing.
In dollars
- $151Ktypical home, 23% below the Mississippi typical homeZillow, September 2026
- $920a month for a two-bedroom, utilities includedHUD Fair Market Rent, 2026
In paychecks the grade
- 2.1 yrsof area income buys the typical home; the typical U.S. town: 3.3$47K, Grenada-area income
- 20%of area income goes to the median rent; the typical U.S. town: 18%Census 2020–24
Housing in Duck Hill, in brief
Prices are 9% below their 2025 peak
The typical Duck Hill home peaked at $166K in March 2025 and is worth about $151K now. Across Mississippi, values are at or near their high. Over five years, Duck Hill is down 0.8%. Price trend ↓
Owning can cost less than renting
With 20% down at the calculator’s rate, the typical Duck Hill home runs about $880 a month with tax and insurance. A two-bedroom rents for about $920. The hurdle is getting in: the down payment, and a budget at the median income that falls short of the typical home. Can I afford it? ↓
Fewer people, more homes
Between the 2010 and 2020 censuses, Duck Hill lost 113 residents while 722 new homes were permitted. New homes ↓
Most new homes are apartments and condos
Of the 991 homes permitted in Duck Hill’s past 10 years, 89% were in buildings with two or more homes, not single-family houses. New homes ↓
Written from the data on this page. Home values are the Zillow Home Value Index, through September 2026; permits are Census figures through 2025 (2025 partly estimated); incomes, rents paid, taxes and ownership come from the Census American Community Survey.
What’s behind Duck Hill’s grade
Measured against what households in the area earn, Duck Hill is more affordable than 66% of U.S. towns. Rent pulls the grade down most; home prices hold it up.
Values have lagged Mississippi: the typical Duck Hill home is down 0.8% in five years, against 11.3% statewide (Zillow).
Down 0.8% in five years
Slower than Mississippi (11.3%).
Show as a table
| January | Duck Hill | Mississippi |
|---|---|---|
| 2017 | $112,000 | $136,000 |
| 2018 | $114,000 | $138,000 |
| 2019 | $117,000 | $142,000 |
| 2020 | $122,000 | $148,000 |
| 2021 | $139,000 | $160,000 |
| 2022 | $161,000 | $183,000 |
| 2023 | $160,000 | $186,000 |
| 2024 | $147,000 | $186,000 |
| 2025 | $163,000 | $192,000 |
| 2026 | $154,000 | $192,000 |
| September 2026 | $151,000 | $195,000 |
A typical Duck Hill home worth $112K in October 2016 is worth about $151K today.
Zillow Home Value Index: the typical value of all homes (middle third), smoothed and seasonally adjusted, through September 2026.
A typical home costs 2.1 years of area income
The calculator starts from the area income the grade uses. Switch to Duck Hill’s own median, or type yours.
That covers a typical Duck Hill home, with $37K to spare.
A two-bedroom rents for about $920 a month here, $40 more than owning.
An estimate, not a loan offer: payments of up to 28% of income, a 30-year fixed loan, the Mississippi typical property tax (0.72% of value a year, from the Census) and insurance of about 0.35%. Mortgage insurance, HOA fees and other debts aren’t included.
A two-bedroom rents for about $920
Renters already here pay a median of $765, so moving in tends to cost more than staying put.
Fair Market Rent a month, utilities included
U.S. Department of Housing and Urban Development, Fair Market Rents by ZIP code (Grenada County, MS): the 40th-percentile rent plus utilities for a standard unit. Median rent and renters: U.S. Census Bureau, American Community Survey.
100 new homes permitted in 2025
Builders were permitted 100 new homes in Duck Hill in 2025: 11 single-family houses and 89 in buildings with two or more homes, worth about $2.7 million to build. Over the past 10 years, Duck Hill has permitted 991 homes in all.
Between the 2010 and 2020 censuses, Duck Hill's population fell by 113 even though 722 new homes were permitted. Homes are holding fewer people: households are getting smaller, or more homes are used part of the year.
Every year as a table
| Year | New homes | Single-family | 2+ per building | Value |
|---|---|---|---|---|
| 2026 (Jan–Aug) | 58 | 8 | 50 | $1.6 million |
| 2025 | 100 | 11 | 89 | $2.7 million |
| 2024 | 92 | 10 | 82 | $2.4 million |
| 2023 | 112 | 11 | 101 | $3 million |
| 2022 | 141 | 13 | 128 | $3.7 million |
| 2021 | 118 | 13 | 105 | $3.1 million |
| 2020 | 93 | 10 | 83 | $2.5 million |
| 2019 | 94 | 12 | 82 | $2.5 million |
| 2018 | 84 | 10 | 74 | $2.2 million |
| 2017 | 82 | 11 | 71 | $2.2 million |
| 2016 | 75 | 11 | 64 | $2 million |
| 2015 | 84 | 9 | 75 | $2.2 million |
| 2014 | 88 | 10 | 78 | $2.3 million |
| 2013 | 76 | 8 | 68 | $2 million |
| 2012 | 66 | 6 | 60 | $1.7 million |
| 2011 | 42 | 6 | 36 | $1.1 million |
| 2010 | 31 | 6 | 25 | $859,000 |
| 2009 | 27 | 2 | 25 | $703,000 |
| 2008 | 53 | 3 | 50 | $1.4 million |
| 2007 | 60 | 6 | 54 | $1.6 million |
| 2006 | 71 | 7 | 64 | $1.9 million |
| 2005 | 81 | 8 | 73 | $2.1 million |
| 2004 | 81 | 10 | 71 | $2.2 million |
| 2003 | 67 | 7 | 60 | $1.8 million |
| 2002 | 77 | 6 | 71 | $2 million |
| 2001 | 78 | 4 | 74 | $2 million |
| 2000 | 83 | 3 | 80 | $2.1 million |
Duck Hill's permit office didn't report to the Census in 2025, so the 2025 figures are Census estimates.
Homes authorized by building permits, counted in the year the permit was issued. U.S. Census Bureau, Building Permits Survey.
Duck Hill and its neighbors
One source per column.
Cost next door · one source per column
| Town | Cost | Typical home Zillow, September 2026 | Median value Census 2020–24 | Tax rate bill ÷ value | 2-bed rent HUD 2026 |
|---|---|---|---|---|---|
| Duck Hill | B+ | $151K | $97K | — | $920 |
Questions about the cost of living in Duck Hill
Is Duck Hill expensive to live in?
Measured against what households in the area earn, Duck Hill costs less than 66% of U.S. towns: a B+ for cost of living. The typical home costs 2.1 years of the median household income of the Grenada, MS micro area ($47K).
How much does a house cost in Duck Hill?
About $151K, Zillow’s typical value for September 2026, down 1.8% in a year. The Mississippi typical home is $195K.
What salary do you need to live in Duck Hill?
To buy the typical home with 20% down at 6.3%, about $38,000 a year, keeping the payment (about $880 a month with tax and insurance) at 28% of income. To rent a two-bedroom at 30% of income, about $37,000.
How much is rent in Duck Hill?
HUD puts a two-bedroom at about $920 a month with utilities, the going rate for someone moving in. Renters already here pay a median of $765 (Census 2020–24).
Are home prices in Duck Hill going up?
No: down 1.8% in the past year and -0.8% in five years, against 11.3% across Mississippi (Zillow).
Neighbors talk housing
What Duck Hill buyers, sellers and renters are saying.
Home values: Zillow Home Value Index (ZHVI), Zillow Research, September 2026. Sales, days on market and supply: Redfin Data Center. Income, ownership, taxes and rent: U.S. Census Bureau, American Community Survey. New homes: U.S. Census Bureau, Building Permits Survey. Fair Market Rents: U.S. Department of Housing and Urban Development. The calculator is an estimate, not a loan offer. Regional price levels: BEA; electricity: EIA. How TownRatings grades cost of living.