Photo: Chillin662 · CC BY-SA 4.0Homes in Tchula cost about a year of local pay, but renters are stretched more than prices suggest
More affordable than 90% of U.S. towns. Down 11% in a year, 55% below the Mississippi typical home.
Census 2020–24 home values, rents, tax bills and cost burden, measured against the median household income of the Jackson, MS metro area ($62K). How TownRatings grades cost of living
In dollars, Tchula is one of the least expensive places in Mississippi. But the grade compares costs with what households in the area earn, and Jackson-area incomes are lower too ($62K, against $74K for the typical U.S. town). Property tax takes 0.98% of a home’s value a year (Mississippi: 0.72%), and 49% of renters pay 30% or more of income for housing.
In dollars
- $87Ktypical home, 55% below the Mississippi typical homeZillow, September 2026
- $840a month for a two-bedroom, utilities includedHUD Fair Market Rent, 2026
- 89prices across the Jackson metro, where the U.S. is 100 (housing 65)BEA Regional Price Parities, 2024
In paychecks the grade
- 0.8 yrsof area income buys the typical home; the typical U.S. town: 3.3$62K, Jackson-area income
- 10%of area income goes to the median rent; the typical U.S. town: 18%Census 2020–24
- 49%of renters pay 30%+ of income for housing; across Mississippi: 51%Census 2020–24
- 28%of owners do; the typical U.S. town: 20%Census 2020–24
Housing in Tchula, in brief
Prices are 50% below their 2021 peak
The typical Tchula home peaked at $176K in December 2021 and is worth about $87K now. Across Mississippi, values are at or near their high. Over five years, Tchula is down 47%. Price trend ↓
Fewer people, more homes
Between the 2010 and 2020 censuses, Tchula lost 444 residents while 63 new homes were permitted. New homes ↓
Owning can cost less than renting
With 20% down at the calculator’s rate, the typical Tchula home runs about $530 a month with tax and insurance. A two-bedroom rents for about $840. Can I afford it? ↓
Low tax bills, but a high tax rate
The median tax bill is $478, under the Mississippi median of $1,215, because homes cost less. As a share of value, though, it’s 0.98% a year, against 0.72% statewide. On the typical home, that’s about $70 a month. Property taxes ↓
About half of Tchula rents
54% of households rent their home, 386 in all, against 30% across Mississippi. Renting ↓
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 Tchula’s grade
Measured against what households in the area earn, Tchula is more affordable than 90% of U.S. towns. The share of households paying 30%+ for housing pulls the grade down most; home prices hold it up.
Values have lagged Mississippi: the typical Tchula home is down 47.2% in five years, against 11.3% statewide (Zillow).
Down 47.2% in five years
Slower than Mississippi (11.3%).
Show as a table
| January | Tchula | Mississippi |
|---|---|---|
| 2022 | $174,000 | $183,000 |
| 2023 | $143,000 | $186,000 |
| 2024 | $105,000 | $186,000 |
| 2025 | $109,000 | $192,000 |
| 2026 | $95,000 | $192,000 |
| September 2026 | $87,000 | $195,000 |
A typical Tchula home worth $143K in February 2021 is worth about $87K today.
Zillow Home Value Index: the typical value of all homes (middle third), smoothed and seasonally adjusted, through September 2026.
A typical home costs about a year of area income
The calculator starts from the area income the grade uses. Switch to Tchula’s own median, or type yours.
That covers a typical Tchula home, with $152K to spare.
A two-bedroom rents for about $840 a month here, $310 more than owning.
An estimate, not a loan offer: payments of up to 28% of income, a 30-year fixed loan, Tchula’s typical property tax (0.98% 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 $840
Renters already here pay a median of $518, 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 (Holmes County, MS HUD Metro FMR Area): the 40th-percentile rent plus utilities for a standard unit. Median rent and renters: U.S. Census Bureau, American Community Survey.
20 new homes permitted in 2025
Builders were permitted 20 new homes in Tchula in 2025: 14 single-family houses and 6 in buildings with two or more homes, worth about $3.4 million to build. That's 11 per 1,000 residents, faster than across Mississippi (4). Over the past 10 years, Tchula has permitted 138 homes in all.
Between the 2010 and 2020 censuses, Tchula's population fell by 444 even though 63 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) | 15 | 12 | 3 | $2.9 million |
| 2025 | 20 | 14 | 6 | $3.4 million |
| 2024 | 19 | 16 | 3 | $3.8 million |
| 2023 | 18 | 15 | 3 | $3.6 million |
| 2022 | 18 | 15 | 3 | $3.5 million |
| 2021 | 22 | 22 | 0 | $5.3 million |
| 2020 | 9 | 5 | 4 | $822,000 |
| 2019 | 8 | 4 | 4 | $692,000 |
| 2018 | 8 | 4 | 4 | $692,000 |
| 2017 | 8 | 4 | 4 | $692,000 |
| 2016 | 8 | 4 | 4 | $692,000 |
| 2015 | 7 | 4 | 3 | $649,000 |
| 2014 | 7 | 4 | 3 | $649,000 |
| 2013 | 8 | 4 | 4 | $692,000 |
| 2012 | 7 | 3 | 4 | $563,000 |
| 2011 | 1 | 1 | 0 | $250,000 |
| 2010 | 1 | 1 | 0 | $250,000 |
| 2009 | 1 | 1 | 0 | $60,000 |
| 2008 | 0 | 0 | 0 | — |
| 2007 | 2 | 2 | 0 | $175,000 |
| 2006 | 1 | 1 | 0 | $85,000 |
| 2005 | 8 | 8 | 0 | $610,000 |
| 2004 | 7 | 7 | 0 | $534,000 |
| 2003 | 5 | 5 | 0 | $382,000 |
| 2002 | 5 | 5 | 0 | $379,000 |
| 2001 | 4 | 4 | 0 | $315,000 |
| 2000 | 4 | 4 | 0 | $255,000 |
Tchula'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.
Low tax bills, but a high tax rate
The median bill is $478, under the Mississippi median of $1,215, because homes cost less. As a share of value it’s 0.98% a year, against 0.72% statewide.
Census American Community Survey 2020–24: the median real-estate tax bill homeowners report, and that bill ÷ the median home value. Bills include town, school and county taxes. The Census reports bills over $10,000 only as “$10,000+”.
The rest of a budget near Tchula
Only figures published free for the whole country, each labeled with the area it covers: the Jackson, MS metro area, or Mississippi. Groceries follow the goods price level; nobody publishes them town by town.
| Cost | Here | Compared with | Area | Source |
|---|---|---|---|---|
| Prices overall U.S. = 100 | 89 | MS 87 | metro | BEA, 2024 |
| Goods (groceries, clothing, cars…) U.S. = 100 | 96 | MS 96 | metro | BEA, 2024 |
| Utilities U.S. = 100 | 78 | MS 78 | metro | BEA, 2024 |
| Other services U.S. = 100 | 96 | MS 96 | metro | BEA, 2024 |
Price levels: U.S. Bureau of Economic Analysis, Regional Price Parities 2024 (metro area and state). Electricity: U.S. Energy Information Administration, Electric Power Monthly, table 5.6.A.
Tchula 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 |
|---|---|---|---|---|---|
| Tchula | A | $87K | $49K | 0.98% | $840 |
Questions about the cost of living in Tchula
Is Tchula expensive to live in?
Measured against what households in the area earn, Tchula costs less than 90% of U.S. towns: an A for cost of living. The typical home costs 0.8 years of the median household income of the Jackson, MS metro area ($62K).
How much does a house cost in Tchula?
About $87K, Zillow’s typical value for September 2026, down 11.0% in a year. The Mississippi typical home is $195K.
What salary do you need to live in Tchula?
To buy the typical home with 20% down at 6.3%, about $23,000 a year, keeping the payment (about $530 a month with tax and insurance) at 28% of income. To rent a two-bedroom at 30% of income, about $34,000.
How much is rent in Tchula?
HUD puts a two-bedroom at about $840 a month with utilities, the going rate for someone moving in. Renters already here pay a median of $518 (Census 2020–24).
What are property taxes in Tchula?
The median bill is $478 a year, 0.98% of the median home value (Mississippi: $1,215, 0.72%), from the Census 2020–24.
Are home prices in Tchula going up?
No: down 11.0% in the past year and -47.2% in five years, against 11.3% across Mississippi (Zillow).
Neighbors talk housing
What Tchula 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.