RentDataNowRentDataNow
ZIP Code · MS

ZIP 38804

Part of Tupelo, MS
Pop. 16,693·Lee County·33rd most expensive ZIP in Mississippi
Median rent (all units)
$1,216/mo
Year-over-Year
Stable
Month-over-Month
-4.6%
vs US Median
-$749
Falling (Monthly)
Be the first to discuss 38804 rents ↓
Most AffordableMost Expensive
ZIP 38804 · $1,216
More affordable than 91% of US ZIP codes · National median $1,965/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: July 20, 2026

Annual cost
$14,592/yr
At $1,216/mo median
Location
CityTupelo
StateMS
CountyLee County
Rent Market Meter
Strong Renter's Market
Renter's MarketBalancedLandlord's Market
Rents are down 0.0% year-over-year. Push hard on price, concessions, and lease terms.
Based on rent-price momentum (+0.0% YoY, -4.6% 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: July 20, 2026

ZIP code 38804 covers Tupelo, MS. The median rent here is $1,216/mo as of July 2026. A 1-bedroom rents for a median of $840/mo. A 2-bedroom rents for a median of $990/mo.

At 23% 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 is rent in ZIP code 38804?

As of July 20, 2026, the median monthly rent in ZIP 38804 (Tupelo, MS) is $1,216. This is based on aggregated data from public sources and community submissions.

How does ZIP 38804 rent compare to the US average?

ZIP 38804's median rent of $1,216/mo is $749 (38%) below the US national median of $1,965/mo.

How does ZIP 38804 compare to other ZIPs in Mississippi?

ZIP 38804 is among the more affordable ZIP codes in Mississippi, ranking #33 out of 38 ZIPs at $1,216/mo.

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 $49,000/year (~$24/hour full-time) to afford the median rent of $1,216/mo in ZIP 38804. The local median household income is $64,420/yr, meaning the typical household meets that threshold.

Is rent going up or down in ZIP 38804?

Rent in ZIP 38804 has been relatively stable over the past year, with a 0.0% change year over year as of July 20, 2026.

Is ZIP 38804 an affordable place to rent?

ZIP 38804 is considered very affordable for renters. At $1,216/mo, rent takes approximately 23% of the local median household income ($64,420/yr). The standard benchmark is 30%. ZIP 38804 falls comfortably within that range.

What percentage of ZIP 38804 residents rent vs. own?

According to Census data, approximately 36.3% of ZIP 38804 households are renters, while 63.7% are owner-occupied. ZIP 38804 leans toward homeownership, which can mean a smaller rental inventory.

How does ZIP 38804 compare to the rest of Tupelo?

ZIP 38804 is more affordable than Tupelo overall. At $1,216/mo, it's $165 below the Tupelo citywide median of $1,381/mo.

When was rent data for ZIP 38804 last updated?

Rent data for ZIP 38804 reflects July 20, 2026. RentDataNow refreshes all data monthly using public and private datasets.
Income Affordability
23%
VERY AFFORDABLE

At $1,216/mo, rent takes ~23% of ZIP 38804's median household income ($64,420/yr). The standard benchmark is 30%.

ZIP 38804 23%Benchmark 30%
State income tax4.7%
Compare

How does this area stack up?

Pick another city or ZIP to compare.

Schools nearby

Public schools near ZIP 38804 (Tupelo, MS)

Recent submissions

Be the first to submit your rent for this ZIP.

Recent discussions

No discussions yet.