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Oktibbeha County, Mississippi — County Report Card

MS

#76 in Mississippi

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Property TaxCost of LivingIncome & JobsSafetyHealthSchoolsDisaster RiskWater QualityWeather & ClimateSoil QualityLawn CareFarmers MarketsView on Map
34.1
County Score
Property Tax 58.8Water Quality 55.4Weather & Climate 46

County Report Card

About Oktibbeha County, Mississippi

Falling Short of National Medians

Oktibbeha County's composite score of 33.7 is significantly lower than the national median of 50.0. This indicates considerable challenges across several key livability dimensions.

Below the State Average

The county's score of 33.7 trails the Mississippi average of 48.4 by nearly 15 points. Despite being home to a major university, the broader county metrics face headwinds.

Low Taxes and Stable Utilities

The county offers a competitive tax score of 55.9, thanks to an effective property tax rate of 0.768%. Water infrastructure is also reliable, earning a respectable score of 55.4.

Struggling with Income and Safety

A low income score of 5.5 and a safety score of 20.5 are the primary drivers of the low composite ranking. Additionally, home values are relatively high at $219,500, which lowers the cost score to 45.3.

A Choice for Tax-Sensitive Residents

Oktibbeha is most appealing to those who benefit from the local university presence and value lower property taxes. It requires a specific lifestyle fit to overlook the lower safety and income scores.

2040608010058.844.320.532.716.67.437.255.446Tax58.8Cost44.3Safety20.5Health32.7Schools16.6Income7.4Risk37.2Water55.4Weather4634.1/100
This county
National avg
5 below average

Oktibbeha County DNA

Foverall

How Oktibbeha County compares to the national average across nine baseline dimensions

Oktibbeha County falls below the national average in most categories. The biggest gap is in Income (7.4/100), though Property Tax (58.8/100) remains a relative bright spot.

Dimension Breakdown

Tax
58.8
Cost
44.3
Safety
20.5-34.5
Health
32.7-17.299999999999997
Schools
16.6-37.4
Income
7.4-43.6
Risk
37.2-9.799999999999997
Water
55.4
Weather
46-10
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Can You Afford to Live Here?

Median Home Price

$237,700

National median: $185,300

Median Rent

$915/mo

National median: $877/mo

Income Needed (home)

$237,700/yr

28% front-end rule

Income Needed (rent)

$36,600/yr

30% rent rule

Affordability Spectrum5.1x income
AffordableNational avgExpensive
Local median income: $46,695/yr
Compare Mortgage Rates

Economic & Education Snapshot

Primary Care

19.4

per 100K

Data from Federal Reserve (FRED), U.S. Department of Education College Scorecard, and CMS NPPES.

Explore this county

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Nearby counties

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Mississippi
39.4
Webster County
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58.9
Choctaw County
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63.1
Winston County
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Lowndes County
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Noxubee County
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Chickasaw County
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Deep Dives

Oktibbeha County across the ByCounty Network

Detailed analysis from 9 data dimensions — each powered by a dedicated ByCounty site.

Property Tax in Oktibbeha County

via TaxByCounty

Oktibbeha taxes moderate to low

Oktibbeha County's effective rate of 0.768% sits comfortably below the national median of roughly 0.95%, placing it in the lower-tax half nationally. Its higher median tax of $1,685 reflects a higher median home value, not steeper rates.

Below state average by design

At 0.768%, Oktibbeha's effective rate falls 3.4% below Mississippi's 0.743% average, making it a moderate-tax county statewide. The county's median home value of $219,500 is substantially higher than the state norm, explaining the elevated median tax.

Competitive rate in region

Oktibbeha's 0.768% rate matches Panola County and undercuts Montgomery (0.896%) and Neshoba (0.886%), placing it in the middle-to-lower tier regionally. Newton (0.799%) and Pearl River (0.677%) tax slightly lower, while Noxubee (1.011%) taxes considerably higher.

Higher values mean higher bills

Oktibbeha's median home value of $219,500 is the highest in the region, resulting in an estimated annual property tax of $1,685—about $140 monthly. Homeowners with mortgages typically face escrow payments closer to $2,205 per year.

Protect your investment with review

With Oktibbeha's higher home values and property taxes, verifying your assessment accuracy is especially important—errors compound into larger dollar losses. If your assessed value significantly exceeds comparable recent sales, filing an appeal could recover hundreds annually.

Full property tax analysis on TaxByCounty

Income & Jobs in Oktibbeha County

via IncomeByCounty

Oktibbeha income lags nation by 42%

Oktibbeha County's median household income of $43,482 trails the national median of $74,755 by nearly $31,000, a gap widened by the county's large student and retirement-age populations. The income figure reflects the economic character of a college-anchored community.

Below average for Mississippi

Oktibbeha County's $43,482 median falls about 10% short of Mississippi's state average of $48,514, placing it in the lower half of the state's 82 counties. The lower median reflects significant student-population effects from Mississippi State University.

Middle-to-lower income locally

Oktibbeha County's $43,482 ranks below Neshoba County ($53,087) and Pearl River County ($56,535), but above Noxubee County ($38,814) and trails Montgomery County ($45,057) slightly. The county's substantial student body depresses median income metrics.

Housing burden climbs here

Oktibbeha County's 24.1% rent-to-income ratio is the highest in this county cluster, reflecting a mismatch between local incomes and housing costs. The median home value of $219,500—driven by college-town demand—strains working families earning near the county median.

Plan around student-life cycles

Oktibbeha County residents should account for income variability tied to academic calendars and post-graduation migration. Build flexible savings plans and take advantage of employer benefits; families benefiting from university employment often access retirement and education benefits.

Full income & jobs analysis on IncomeByCounty

Safety in Oktibbeha County

via CrimeByCounty

Oktibbeha County Safety Trends and National Benchmarks

Oktibbeha County reports a safety score of 96.7, which is lower than the national average safety profile. Its total crime rate of 2,062.8 per 100K approaches the national average of 2,385.5.

Oktibbeha County Safety vs Mississippi Average

The county falls below the Mississippi state average safety score of 98.4 and the average crime rate of 978.4. Four reporting agencies track these incidents, providing a clear picture of local challenges.

Oktibbeha County Crime Rates Compared Locally

Oktibbeha's crime rate of 2,062.8 per 100K is significantly higher than Noxubee's rate of 526.3. This disparity suggests more concentrated activity in the county's more populated areas.

Analyzing Oktibbeha’s Property and Violent Crime

Property crime dominates the local landscape at 1,852.6 per 100K, while violent crime remains lower at 210.2. This means theft and burglary are much more common concerns for residents than physical violence.

Strengthening Home Security in Oktibbeha County

Given the high property crime rate, homeowners should invest in robust security systems and alarm monitoring. Keeping valuables out of sight and securing vehicles can significantly reduce the risk of theft.

Full safety analysis on CrimeByCounty

Weather & Climate in Oktibbeha County

via WeatherByCounty

Consistently warm southern climate

Oktibbeha County averages 63.6°F, which is far warmer than the national median. This climate features 58.0 inches of annual rainfall, typical for the humid South.

Matching the state average

The county's 63.6°F average is nearly identical to the Mississippi state average of 63.9°F. It represents the standard climate profile for the central-east region of the state.

Warmer summers than Noxubee

Oktibbeha’s July average of 82.0°F is higher than Noxubee County’s 80.3°F. It also records 78 days of extreme heat, surpassing Noxubee's 75.

Hot summers and rare snow

Summer averages 80.7°F with 78 days above the 90°F mark. Winter is gentle, with an average temperature of 45.8°F and just 0.5 inches of snow.

Expect heat and high humidity

Residents should prepare for 78 days of extreme heat with high-capacity cooling systems. With 58.0 inches of rain, durable rain gear is a year-round necessity.

Full weather & climate analysis on WeatherByCounty

Soil Quality in Oktibbeha County

via SoilByCounty

Expansive Vertisols of Oktibbeha

Oktibbeha County is home to Vertisols, a unique clay-rich soil order known for shrinking and swelling. Its 5.49 pH is more favorable than the 5.30 state average, though it remains more acidic than the 6.5 national median.

Heavy Silty Clay Texture

The silty clay texture comes from a mix of 46.3% silt and 21.8% clay. This high clay content creates a heavy, dense soil that holds onto nutrients but can be challenging to plow when wet.

Top-Tier Organic Matter Content

At 2.11%, the organic matter content is impressive, surpassing both the state average and the 2.0% national benchmark. The available water capacity of 0.175 in/in matches the state average, providing a reliable reservoir.

Planning for Slow-Draining Clay

This soil is somewhat poorly drained and belongs to hydrologic group D, indicating high runoff potential. Builders and gardeners must plan for slow drainage and the physical movement of this expansive clay.

Nutrient-Dense Ground for Vegetables

Hardiness zone 8a allows for a wide range of vegetables, with tomatoes and peppers performing well in these nutrient-dense soils. Dig in some grit or compost to improve the structure of the heavy clay and get planting today.

Full soil quality analysis on SoilByCounty

Lawn Care in Oktibbeha County

via LawnByCounty

The Easiest Lawn Conditions in the Region

Oktibbeha County leads the local pack with a lawn difficulty score of 35.4, making it significantly easier to manage than the Mississippi average. While it still falls short of the national 50.0 benchmark, the Zone 8a climate is quite productive. Homeowners here benefit from a slightly more favorable environmental profile.

Hot Summers and Generous Rainfall

The county sees 78 extreme heat days annually, requiring heat-tolerant turf choices for long-term success. Annual precipitation of 58.0 inches provides a strong moisture base, though much of it falls outside the peak summer months. A total of 5,710 growing degree days results in a very active, fast-growing lawn.

Managing Silty Clay and Acidity

The local soil is classified as silty clay and is somewhat poorly drained, which can lead to standing water during heavy rains. A pH of 5.49 is moderately acidic and will require periodic lime applications to reach the optimal 6.0-7.0 range. Aeration is a key strategy to improve drainage in this heavy soil texture.

Strong Resilience to Dry Conditions

Oktibbeha has been relatively resilient, with only six weeks of drought over the past year and no current areas classified as dry. This stable moisture makes it an ideal time for major lawn renovations or new installations. Deep watering during the rare dry weeks will help the silty clay soil maintain its structure.

Spring Start for Hardier Lawns

Zoysia and Bermuda grass are excellent picks for the local 8a hardiness zone and silty clay soil. Plan your seeding or sodding for late March, once the typical last frost date of March 23rd has passed. Establishing your lawn early allows it to develop the deep roots needed to handle 78 days of summer heat.

Full lawn care analysis on LawnByCounty

Frequently Asked Questions

What is Oktibbeha County's county score?
Oktibbeha County, Mississippi has a composite county score of 34.1 out of 100 on CountyScore. This score is calculated from a weighted average of available data dimensions including property tax, cost of living, income, safety, health, and schools.
How does Oktibbeha County rank among counties in Mississippi?
Oktibbeha County ranks #76 among all counties in Mississippi on CountyScore's composite ranking. Rankings are based on available data dimensions and updated as new data is added.
What are property taxes like in Oktibbeha County, Mississippi?
The median annual property tax in Oktibbeha County is $1,691, with an effective tax rate of 0.71%. This earns Oktibbeha County a tax score of 58.8/100 on CountyScore (higher = lower taxes).
What is the median household income in Oktibbeha County?
The median household income in Oktibbeha County, Mississippi is $46,695 per year according to U.S. Census Bureau data. Oktibbeha County earns an income score of 7.4/100 on CountyScore.
Is Oktibbeha County, Mississippi a good place to live?
Oktibbeha County scores 34.1/100 on CountyScore's overall county ranking, ranking #76 in Mississippi. The best way to evaluate Oktibbeha County is to compare individual dimension scores — property tax, cost of living, income, safety, health, and schools — based on your personal priorities. Use CountyScore to compare Oktibbeha County with other counties side by side.
By Evan Brooks, Data EditorUpdated Reviewed by Evan Brooks, Data Editor

ByCounty Network

Property TaxCost of LivingIncome & JobsSafetyHealthSchoolsDisaster RiskWater QualityWeather & ClimateSoil QualityLawn CareFarmers Markets

Data from U.S. Census Bureau ACS, FBI UCR, CDC, FEMA NRI, NCES, EPA SDWIS, NOAA — informational only.