1st Advantage MortgageAbout 71% of Scott County homes are owner-occupied, and the median household income is $48,786. Your income, debts and credit decide what you qualify for. Get offers in writing, compare the total repaid, and never pay a fee up front.
On this page
- Scott County, MS: the basics
- Employment and commuting in Scott County
- How much Scott County households make
- Renting and owning in Scott County
- Regional comparison for Scott County
- Towns and communities in Scott County
- What a median Scott County budget can carry
- Who lives in Scott County, in numbers
- Reading the Scott County data as a borrower
- Who licenses lenders for Scott County residents
- Steps before you apply in Scott County
- Nearby and statewide guides
- Frequently asked questions
Scott County, MS: the basics
The latest five-year Census estimate puts Scott County's population at 27,718; only 31 of Mississippi's 82 county-level areas are larger. Land area is 609 square miles (2024 Gazetteer), so density runs near 45 per square mile. For statistical purposes it belongs to the Jackson, MS metro area, as delineated by the Office of Management and Budget in July 2023. Forest is the biggest of its 5 Census places, at roughly 5,357 people (19% of the county total).
Employment and commuting in Scott County
The biggest employer of Scott County residents, by industry, is manufacturing at 28% of workers, followed by education and health care (18%). The sharpest difference from the state is in manufacturing, at 28% locally and 13% for Mississippi. The survey's unemployment rate for Scott County averages 5.5% over 2020 to 2024 (state: 5.8%). Long commutes are common here: 18% of workers spend 45 minutes or longer getting to work.
| Industry (employed residents 16+) | Scott County | Gap to Mississippi |
|---|---|---|
| Manufacturing | 27.9% | +14.9 pts |
| Education and health care | 18.4% | -7.0 pts |
| Retail trade | 11.8% | +0.4 pts |
| Construction | 8.8% | +2.0 pts |
| Arts, lodging and food service | 8.6% | -0.2 pts |
| Public administration | 4.7% | -0.4 pts |
Where long drives are the norm, a car repair is one of the most common surprise bills. A small repair fund can keep a breakdown from turning into a loan.
How much Scott County households make
Half of Scott County households take in less than $48,786 a year and half take in more, 14% below the Mississippi median of $56,447. That places it 47th among Mississippi's 82 county-level areas.
| Yearly household income | Scott County | Gap to Mississippi |
|---|---|---|
| Under $35,000 | 39.8% | +7.3 pts |
| $35,000 to $99,999 | 41.8% | +0.6 pts |
| $100,000 to $199,999 | 16.0% | -4.5 pts |
| $200,000 or more | 2.3% | -3.4 pts |
The spread is wide: 18% of Scott County households make $100,000 or more, and 40% make less than $35,000. 22.2% of residents fall below the federal poverty line (statewide: 18.9%). A household earning below the $48,786 median should test any payment carefully; one earning above it should still pick the shortest term it can manage.
Renting and owning in Scott County
Renters in Scott County pay a median of $888 a month, 7% below the Mississippi figure of $954. 39% of renting households spend 30% or more of income on rent, and 19% spend half or more. Home values center on $106,700, or 2.2 years of median income. The ownership rate is 71%. Median construction year: 1989.
| Cost | Scott County | Mississippi figure | Median county, U.S. |
|---|---|---|---|
| Median gross rent | $888/mo | $954/mo | $877/mo |
| Median home value | $106,700 | $169,800 | $185,300 |
| Owners | 71% | 70% | 75% |
| Rent-burdened renters | 39% | 51% | 45% |
| Burdened owners | 28% | 26% | n/a |
| Vacant units | 16% | 15% | n/a |
Regional comparison for Scott County
Nearest neighbors first, measured between county centers (24 to 34 miles). Income ranges from $50,540 in Newton County to $83,441 in Madison County; all six of these neighbors top Scott County's median.
| Nearby county | Center to center | Household income | Gross rent | Owner-occupied |
|---|---|---|---|---|
| Scott County | - | $48,786 | $888/mo | 71% |
| Leake County, MS | 24 mi | $50,728 | $765/mo | 77% |
| Newton County, MS | 24 mi | $50,540 | $638/mo | 79% |
| Rankin County, MS | 26 mi | $79,357 | $1,270/mo | 77% |
| Smith County, MS | 27 mi | $60,916 | $664/mo | 87% |
| Madison County, MS | 33 mi | $83,441 | $1,186/mo | 71% |
| Neshoba County, MS | 34 mi | $57,013 | $839/mo | 78% |
Towns and communities in Scott County
5 Census places fall mainly inside Scott County; the 5 biggest are below. They account for 10,416 residents, leaving about 62% of the county in unincorporated, unnamed areas. Among places of 500 or more people, median income runs from $41,863 in Morton to $49,724 in Forest. This guide covers each of the 5 places and the rural areas around them.
| Place in county | Status | Population (ACS) | Median HH income | Monthly rent | Distance from center |
|---|---|---|---|---|---|
| Forest | city | 5,357 | $49,724 | $900 | 5 mi |
| Morton | city | 3,656 | $41,863 | $913 | 9 mi |
| Hillsboro | CDP | 999 | $44,662 | n/a | 4 mi |
| Sebastopol | town | 212 | $52,500 | $821 | 16 mi |
| Harperville | CDP | 192 | n/a | n/a | 6 mi |
A CDP is a named community without its own municipal government.
What a median Scott County budget can carry
Here is the Scott County median household run through a simple DTI check. Your numbers will differ.
- Median income divided by twelve: $4,066 before taxes
- Less median rent of $888, which is 22% of it
- At 40%, room after rent is $738 a month
Two-income households and single earners in Scott County land in very different places on this math, so run it for your own budget.
Who lives in Scott County, in numbers
14% of Scott County adults 25 and older hold a bachelor's degree or more. 13.1% of residents have no health coverage.
| Residents | Scott County | Mississippi | Middle U.S. county |
|---|---|---|---|
| Median age | 35.9 | 38.6 | 41.5 |
| Bachelor's or higher | 13.5% | 25.1% | 22.2% |
| No high school diploma | 21.1% | 12.9% | n/a |
| No health insurance | 13.1% | 11.0% | 7.8% |
| No vehicle | 6.4% | 6.3% | 5.4% |
| Work from home | 3.9% | 5.9% | 8.7% |
| Poverty rate | 22.2% | 18.9% | 13.2% |
| Unemployment (ACS) | 5.5% | 5.8% | 4.4% |
| Minutes to work | Scott County workers |
|---|---|
| Under 15 min | 28.4% |
| 15 to 29 min | 33.0% |
| 30 to 44 min | 20.8% |
| 45 to 59 min | 12.4% |
| 60+ min | 5.5% |
Reading the Scott County data as a borrower
A few patterns in the Scott County data, and the practical point behind each:
- Health costs. With 13% of the county uninsured, an interest-free hospital payment plan usually beats a loan (medical bills).
- 36% mobile homes. Many are not titled as real estate, so home-equity options may not apply; an unsecured loan is the usual route.
- Free help first. 22% of residents live below the poverty line; utility, rent and food programs cost nothing to repay (free options).
Who licenses lenders for Scott County residents
The Mississippi Department of Banking and Consumer Finance is the place to verify any lender's Mississippi license. Federal complaints: consumerfinance.gov. Statewide data and rules: Mississippi guide.
Steps before you apply in Scott County
A short checklist for Scott County borrowers:
- Get a written quote for whatever you are paying for in Scott County.
- Line up offers side by side: APR, fees in dollars, total cost.
- Verify the Mississippi license before giving out your Social Security number.
- Never pay a fee up front to get a loan.
Nearby and statewide guides
For statewide rules and data, see the Mississippi guide.
Frequently asked questions
What does a typical Scott County household make?
About $48,786 a year at the median (ACS 2020-24), 14% below the Mississippi median.
Is Scott County expensive for renters?
Median rent is $888 against $954 statewide, and 39% of renter households are cost-burdened.
Which towns does the Scott County guide cover?
Every community in the county, unincorporated areas included. The largest of its 5 Census places: Forest, Morton, Hillsboro, Sebastopol, Harperville.
Does living in Scott County change what I qualify for?
Not in our fit check, which uses only the amount, credit range, income and payments you enter, the same for a Scott County resident as anyone. Lenders decide under fair-lending law.
Who do I complain to about a lender in Scott County?
Start with the Mississippi Department of Banking and Consumer Finance, then the CFPB complaint portal. Keep copies of every message.