ZIP Code · MS

ZIP 39520

Part of Bay Saint Louis, MS

Pop. 15,561·Hancock County·10th most expensive ZIP in Mississippi

Median rent (all units)

$1,631/mo

Year-over-Year

+11.6%

Month-over-Month

+1.7%

vs US Median

-$301

Reported rents

Rising (Monthly)

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Most AffordableMost Expensive

ZIP 39520 · $1,631

More affordable than 63% of US ZIP codes · National median $1,932/mo

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Compare your rent to the local median.

Medians by bedroom

Rent by unit size

Studio

$770

1 BR

$910

2 BR

$1,120

3 BR

$1,450

4 BR+

$1,580

Research median

$1,120/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 39520 changed +11.6% 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 ($62,176) is $1,554 a month. That covers HUD's Fair Market Rent for up to a 3-bedroom ($1,450); a 4-bedroom is $1,580.

From Zillow's monthly rent index (ZORI) for ZIP 39520. Income is the Census median household income (5-year estimates). Fair Market Rents are HUD’s, which include utilities.

Annual cost

$19,572/yr

At $1,631/mo median

Location

CityBay Saint Louis

StateMS

CountyHancock County

Rent Market Meter

Strong Landlord's Market

Renter's MarketBalancedLandlord's Market

Rents are up 11.6% year-over-year. Expect competition, and move quickly to lock in terms.

Based on rent-price momentum (+11.6% YoY, +1.7% MoM), not inventory.

Demographics

Who lives here

ZIP 39520 (Bay Saint Louis, MS) is majority owner-occupied, has a large retiree population, has a median income below the national average, 30.8% of residents hold a bachelor's degree or higher.

Population

15,561

Median income

$62,176

Median age

50.2

Renters

25%

Age distribution

18.7%

15.1%

25.9%

16.1%

24.3%

Under 1818.7%

18–3415.1%

35–5425.9%

55–6416.1%

65+24.3%

Gender

47%

53%

Male47%

Female53%

Race & ethnicity

80.1%

White80.1%

Black10.8%

Hispanic3.7%

Asian1.1%

Other4.3%

Education (25+)

25.6%

32.4%

30.8%

No HS diploma11.2%

HS diploma25.6%

Some college32.4%

Bachelor's+30.8%

Housing tenure

75%

25%

Owner75%

Renter25%

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

2021 vs 2026

How ZIP 39520 in Bay Saint Louis, MS has changed in 5 years

Income

$52,301 → $62,176

up 18.9%

Population

15,201 → 15,561

up 2.4%

Renter share

30.9% → 25%

-5.9 pts

Bachelor's+

25.7% → 30.8%

+5.1 pts

Median age

46.7 → 50.2

+3.5 yrs

Census figures show median household income at $62,176 today, compared with $52,301 five years earlier. The population has grown by 2.4% since 2021, moving from about 15,201 residents to roughly 15,561. Renters now make up 25% of households, compared with 30.9% five years ago. College-educated residents now make up 30.8% of adults here, versus 25.7% in 2021.

Community

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Local insights

Tips for renters in ZIP 39520

About renting in ZIP 39520

Last updated: October 17, 2026

ZIP code 39520 covers Bay Saint Louis, MS. The median rent here is $1,631/mo as of October 2026. A 1-bedroom rents for a median of $910/mo. A 2-bedroom rents for a median of $1,120/mo.

At 31% of local median household income ($62,176/yr), ZIP 39520 ranks as moderate compared to the national benchmark of 30%. Rents have increased 11.6% over the past year.

FAQ

Frequently asked questions

How much income do you need to rent in ZIP 39520?

To keep rent at or below 30% of gross income, you would need to earn at least $65,000/year (about $31/hour full-time) to afford the median rent of $1,631/mo in ZIP 39520. The local median household income is $62,176/yr, so the typical household falls short of that bar.

Is rent going up or down in ZIP 39520?

Rent in ZIP 39520 has risen 11.6% over the past year.

How does ZIP 39520 compare to other ZIPs in Mississippi?

ZIP 39520 is one of the pricier among Mississippi ZIP codes for rent, ranking #10 of 42 at $1,631/mo. Over the year to September 2026, rent in ZIP 39520 changed +11.6%, against a typical +4.6% across the 30 Mississippi ZIP codes Zillow tracks.