ZIP Code · MS

ZIP 38801

Part of Tupelo, MS

Pop. 29,858·Lee County·32nd most expensive ZIP in Mississippi

Median rent (all units)

$1,270/mo

Year-over-Year

+2.6%

Month-over-Month

+1.0%

vs US Median

-$662

Reported rents

Rising (Monthly)

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Most AffordableMost Expensive

ZIP 38801 · $1,270

More affordable than 88% of US ZIP codes · National median $1,932/mo

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Medians by bedroom

Rent by unit size

Studio

$860

1 BR

$870

2 BR

$1,010

3 BR

$1,280

4 BR+

$1,360

Research median

$1,010/mo

Bedroom estimates are gross rents that include essential utilities (electricity, water, gas, sewer, trash).

Rent trends

12-month history

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Last updated: October 17, 2026

From the history

What the numbers show

Past year vs. the rest of Mississippi

Rent in ZIP 38801 changed +2.6% over the year to September 2026. Across the 30 Mississippi ZIP codes Zillow tracks, the typical change was +4.6%.

Recent direction

Rent has risen 2 months in a row, and rose in 6 of the last 12 months.

What a typical income covers

30% of the median household income ($62,946) is $1,574 a month. That covers HUD's Fair Market Rent for up to a 4-bedroom ($1,360).

From Zillow's monthly rent index (ZORI) for ZIP 38801. Income is the Census median household income (5-year estimates). Fair Market Rents are HUD’s, which include utilities.

Annual cost

$15,240/yr

At $1,270/mo median

Location

CityTupelo

StateMS

CountyLee County

Rent Market Meter

Landlord's Market

Renter's MarketBalancedLandlord's Market

Rents are climbing (2.6% YoY), so leverage tilts toward landlords. Act sooner rather than later.

Based on rent-price momentum (+2.6% YoY, +1.0% MoM), not inventory.

Demographics

Who lives here

ZIP 38801 (Tupelo, MS) is majority owner-occupied, has a large share of families with children, has a median income below the national average, 28.4% of residents hold a bachelor's degree or higher.

Population

29,858

Median income

$62,946

Median age

36.6

Renters

37.7%

Age distribution

26.2%

21.7%

25.3%

15.7%

Under 1826.2%

18–3421.7%

35–5425.3%

55–6411.1%

65+15.7%

Gender

45.8%

54.2%

Male45.8%

Female54.2%

Race & ethnicity

44%

45.7%

White44%

Black45.7%

Hispanic5.2%

Asian1.5%

Other3.6%

Education (25+)

15%

25.2%

31.3%

28.4%

No HS diploma15%

HS diploma25.2%

Some college31.3%

Bachelor's+28.4%

Housing tenure

62.3%

37.7%

Owner62.3%

Renter37.7%

Source: U.S. Census Bureau · ACS 2024 5-Year Estimates

2021 vs 2026

How ZIP 38801 in Tupelo, MS has changed in 5 years

Income

$56,393 → $62,946

up 11.6%

Population

29,901 → 29,858

down 0.1%

Renter share

36.4% → 37.7%

+1.3 pts

Bachelor's+

28.6% → 28.4%

-0.2 pts

Median age

35.2 → 36.6

+1.4 yrs

Local incomes tracked alongside that move, going from a median of $56,393 in 2021 to $62,946 more recently.

Community

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Local insights

Tips for renters in ZIP 38801

About renting in ZIP 38801

Last updated: October 17, 2026

ZIP code 38801 covers Tupelo, MS. The median rent here is $1,270/mo as of October 2026. A 1-bedroom rents for a median of $870/mo. A 2-bedroom rents for a median of $1,010/mo.

At 24% of local median household income ($62,946/yr), ZIP 38801 ranks as affordable compared to the national benchmark of 30%. Rents have increased 2.6% over the past year.

FAQ

Frequently asked questions

How much income do you need to rent in ZIP 38801?

To keep rent at or below 30% of gross income, you would need to earn at least $51,000/year (about $25/hour full-time) to afford the median rent of $1,270/mo in ZIP 38801. The local median household income is $62,946/yr, so the typical household meets that bar.

Is rent going up or down in ZIP 38801?

Rent in ZIP 38801 has risen 2.6% over the past year.

How does ZIP 38801 compare to other ZIPs in Mississippi?

ZIP 38801 is one of the more affordable among Mississippi ZIP codes for rent, ranking #32 of 42 at $1,270/mo. Over the year to September 2026, rent in ZIP 38801 changed +2.6%, against a typical +4.6% across the 30 Mississippi ZIP codes Zillow tracks.