ZIP Code · MS

ZIP 38804

Part of Tupelo, MS

Pop. 16,693·Lee County·27th most expensive ZIP in Mississippi

Median rent (all units)

$1,367/mo

Year-over-Year

Stable

Month-over-Month

+1.0%

vs US Median

-$565

Reported rents

Rising (Monthly)

Be the first to discuss 38804 rents ↓

Most AffordableMost Expensive

ZIP 38804 · $1,367

More affordable than 82% of US ZIP codes · National median $1,932/mo

Rent check

Is your rent fair?

Compare your rent to the local median.

Medians by bedroom

Rent by unit size

Studio

$830

1 BR

$840

2 BR

$990

3 BR

$1,250

4 BR+

$1,360

Research median

$990/mo

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

Rent trends

12-month history

Loading…

Last updated: October 17, 2026

From the history

What the numbers show

What a typical income covers

30% of the median household income ($64,420) is $1,611 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 38804. Income is the Census median household income (5-year estimates). Fair Market Rents are HUD’s, which include utilities.

Annual cost

$16,404/yr

At $1,367/mo median

Location

CityTupelo

StateMS

CountyLee County

Rent Market Meter

Landlord's Market

Renter's MarketBalancedLandlord's Market

Rents are climbing (0.0% YoY), so leverage tilts toward landlords. Act sooner rather than later.

Based on rent-price momentum (+0.0% YoY, +1.0% MoM), not inventory.

Demographics

Who lives here

ZIP 38804 (Tupelo, MS) is majority owner-occupied, has a median income below the national average, 30.8% of residents hold a bachelor's degree or higher.

Population

16,693

Median income

$64,420

Median age

38.8

Renters

36.3%

Age distribution

21%

23.6%

25.8%

12.7%

16.9%

Under 1821%

18–3423.6%

35–5425.8%

55–6412.7%

65+16.9%

Gender

49.8%

50.2%

Male49.8%

Female50.2%

Race & ethnicity

65.9%

26.1%

White65.9%

Black26.1%

Hispanic4.1%

Asian0.5%

Other3.3%

Education (25+)

28.1%

30.9%

30.8%

No HS diploma10.2%

HS diploma28.1%

Some college30.9%

Bachelor's+30.8%

Housing tenure

63.7%

36.3%

Owner63.7%

Renter36.3%

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

2021 vs 2026

How ZIP 38804 in Tupelo, MS has changed in 5 years

Income

$53,509 → $64,420

up 20.4%

Population

15,714 → 16,693

up 6.2%

Renter share

39.6% → 36.3%

-3.3 pts

Bachelor's+

30.2% → 30.8%

+0.6 pts

Median age

41.8 → 38.8

-3.0 yrs

On the earnings side, the typical household in ZIP 38804 in Tupelo, MS now reports about $64,420, up from $53,509 in 2021. Census counts show ZIP 38804 in Tupelo, MS adding about 979 residents over the five-year window, up 6.2% on net. The renter share has eased from 39.6% to 36.3%, with owner-occupied housing accounting for the remainder.

Community

Discussions about ZIP 38804

No discussions yet. Start the conversation.

Local insights

Tips for renters in ZIP 38804

About renting in ZIP 38804

Last updated: October 17, 2026

ZIP code 38804 covers Tupelo, MS. The median rent here is $1,367/mo as of October 2026. A 1-bedroom rents for a median of $840/mo. A 2-bedroom rents for a median of $990/mo.

At 25% of local median household income ($64,420/yr), ZIP 38804 ranks as affordable compared to the national benchmark of 30%. Rent prices have stayed steady over the past year.

FAQ

Frequently asked questions

How much income do you need to rent in ZIP 38804?

To keep rent at or below 30% of gross income, you would need to earn at least $55,000/year (about $26/hour full-time) to afford the median rent of $1,367/mo in ZIP 38804. The local median household income is $64,420/yr, so the typical household meets that bar.