Rosalie · Photo: Elisa Rolle · CC BY-SA 3.0139 homes sold in Natchez in the last year, at a typical $193K
Almost every sale is a house. Below: what each kind of home sells for, what your budget buys, the best months to buy, how hard you’ll have to bid, and a shortcut to every site where Natchez homes are listed.
Every place Natchez homes are listed, in one stop
We don’t copy listings: the agents’ sites have the photos and the latest price changes. Set what you want once and we open each site already filtered to Natchez.
For sale
Rent
New, land & open houses
Links open the listing sites; TownRatings isn’t paid for them and doesn’t rank one above another. Rentals and government-owned homes come from sources outside the MLS.
Houses are 97% of Natchez’s sales, at a typical $191K
139 homes sold in the year to May 2026.
typical sale · 135 sold in 12 months
- Per square foot
- $107MS $142
- Days to sell
- 107
- Sold over asking
- 7%
- Listings with a price cut
- 20%
Multi-family (2–4 units): 1 sold, typical $48K
Townhouses: 1 sold, typical $225K
Condos: 2 sold, typical $302K
Too few sales in 12 months for reliable figures.
About as many homes sell as usual, at 1.4 times the 2016 price
139 sales in the last year, against 264 in 2021 and a low of 101 in 2016. The typical sale went from $138K in 2016 to $193K.
Source: Redfin Data Center, MLS sales. Typical price and $/sq ft are the monthly medians, weighted by sales.
What $200K buys in Natchez
Check a listing against what Natchez homes sold for
Against the town’s median price per square foot over the last 12 months. A rough check: condition, lot and location within town move a price more than this can see.
Bidding wars in Natchez are back to pre-pandemic levels, and more homes are for sale
We read every month of Natchez’s home sales since 2012 so you don’t have to. Each figure covers 12 months, because a single month in a town is too few sales to mean much. Latest: the year to May 2026, 139 sales.
If you’re buying in Natchez
- Shop in May. It brings about 18 new listings a month, close to the busiest month, with fewer bidding wars (6% over asking).
- Offer under asking. Buyers paid 92.9% of the list price on average; 6% paid over.
- You’ll usually have time. Only 17% of homes go under contract within two weeks; the typical one takes 106 days.
Summer brings both the most homes and the most bidding wars
August has the most new listings (about 18 a month), and the most competition: 15% close over asking. April and May offer nearly as much choice with fewer homes bid up (7%). May has the least competition (6%).
Averages for each calendar month, 2015 on.
Nearly as heated as 2021, and about like Mississippi as a whole
| Natchez now | 2017–19 | 2021 peak | MS now | |
|---|---|---|---|---|
| Sold over askingShare of sales that closed above the list price | 6% | 7% | 10% | 10% |
| Gone within two weeksShare of homes under contract within 14 days | 17% | 1% | 0% | 26% |
| Listings with a price cutShare of homes for sale that cut their price | 20% | — | — | 25% |
| Price paid vs. askingAverage sale price ÷ list price | 92.9% | 92.1% | 94.6% | 96.5% |
| Days to sellMedian days from listing to contract | 106 | 141 | 147 | 51 |
94 homes for sale on a typical day
That’s twice the 2012 low (47), 18% more than in 2017–19 and well under 2020’s 128.
1 in 5 listings has cut its price
20% in the last year, against — in 2017–19 and 25% across Mississippi.
Natchez ranks 33rd of 42 busy Mississippi markets for bidding wars
Share of sales over asking in the last year, among towns with 60 or more sales. Natchez is one of the state’s calmer markets.
Source: Redfin Data Center, city market tracker, January 2012 to May 2026 (MLS sales, not seasonally adjusted). Ratios are weighted by homes sold; price cuts by homes for sale.
Owning the typical Natchez home costs about $1,176 a month
Price: Natchez’s typical sale, last 12 months. Property tax at Natchez’s 1.1% (median bill ÷ median value, Census ACS); insurance at 0.35% of price a year. Before PMI, HOA dues, upkeep and the tax deduction. Whether Natchez is affordable on local pay is on Cost of living.
Six things worth knowing
New listings in August
The month with the most choice. December has the fewest, about 10.
Best time to buyProperty tax, a year
Of a home’s value: the median bill over the median home value. On a $193K home, about $2,030 a year.
Taxes vs. neighborsSchools
The schools grade for Natchez, from test results, graduation and how much students grow.
Schools in NatchezCheck the flood map
Flood insurance isn’t in a standard policy, and lenders require it in FEMA flood zones. Check the address before you make an offer.
Natural hazardsLook up any property
Assessed value, lot size and every past sale of a home you’re eyeing are public, at the town or county assessor and the registry of deeds.
Post your home to Natchez, free
Selling it yourself, renting out an apartment or looking for a roommate? Post it to Natchez. People who follow the town see it, and so do people comparing Natchez with their own town. No commission, no listing fee.
Questions about buying a home in Natchez
What do homes sell for in Natchez, MS?
139 homes sold in the year to May 2026 at a typical $193K, $108 a square foot.
Is Natchez a buyer’s or seller’s market?
A buyer’s market: 81 homes were for sale in May 2026 and 11 sold, about 7.4 months of supply. Buyers paid 92.9% of asking on average, and 20% of listings cut their price.
When is the best time to buy in Natchez?
August brings the most new listings. The sales history shows which months have fewer bidding wars.
How much are property taxes in Natchez?
About 1.1% of a home’s value a year. On a $193K home that’s near $2,030.
Where can I see homes for sale in Natchez?
Zillow, Redfin, Realtor.com and Homes.com all carry Natchez’s MLS listings; the search links above open each one filtered to Natchez.
Sales, prices, days on market and listings: Redfin Data Center (MLS, monthly, not seasonally adjusted). Property tax rate: Census American Community Survey. Two-bedroom rent: HUD Fair Market Rent. Typical home value: Zillow Home Value Index. Schools grade: TownRatings (how grades work).