38635 — Tate County, Mississippi Market Snapshot
Housing market data for zip code 38635 in Tate County, Mississippi. Updated monthly with median prices, days on market, and more.
Market Sales Data
28 sales in 2026 (year to date)
Median Sale Price
$224,950
Days to Sell
100
Homes Sold
28
Inventory
52
Sale-to-List
95.8%
New Listings
43
Price/SqFt
$128
Pending Sales
31
Conforming Loan Available
Most homebuyers in 38635 can comfortably use conventional financing. The median home price of $224,950 is well below the 2026 conforming loan limit of $832,750, meaning buyers can put as little as 3-5% down without hitting jumbo loan territory.
Market Insights
Market Temperature
With homes sitting for 100 days on average, 38635 favors buyers. There may be opportunities to negotiate below asking price or request seller concessions for closing costs or rate buydowns.
Sale-to-List Ratio
The average home in 38635 sells for 4.2% below asking price (95.8% sale-to-list), suggesting buyers have negotiating leverage in the current market.
Conforming Loan Feasibility
Most homebuyers in 38635 can comfortably use conventional financing. The median home price of $224,950 is well below the 2026 conforming loan limit of $832,750, meaning buyers can put as little as 3-5% down without hitting jumbo loan territory.
Loan limits in 38635 are set at the county level.
2026 Loan Limits — Tate County
| Property Units | Conforming Limit | FHA Limit |
|---|---|---|
| 1 Unit | $832,750 | $541,287 |
| 2 Units | $1,066,250 | $693,050 |
| 3 Units | $1,288,800 | $837,700 |
| 4 Units | $1,601,750 | $1,041,125 |
Affordability Snapshot — Zip 38635
To purchase the median home at $224,950 with 5% down at today's rate of 6.75%, the estimated monthly payment is approximately $1,873.
Monthly Payment
$1,873
Income Required
$80,293
Principal & Interest
$1,386/mo
Down Payment (5%)
$11,248
Based on 30-year fixed at 6.75%, 1.8% property tax, $1,800/yr insurance, 28% DTI guideline.
Mortgage Calculator
Estimate your monthly payment for a home in 38635.
Estimated Monthly Payment
$1,542
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