Cost to Build a House in Mississippi for 2024

In Mississippi, building a house costs an average of $127 per square foot. Constructing a 2,000 square foot home in the state runs around $254,000 on average. However, total costs range from $200,000 to $500,000, varying based on location, property type, labor, materials, etc. The entire construction process typically takes 9-12 months across Mississippi.

Key Takeaways

  • Average cost per square foot is $127 to build a house in Mississippi
  • Cost per square foot approximately ranges from $100 to $300
  • A 2,000 square foot home will cost around $254,000
  • Total costs range from $200,000 to $500,000+
  • Location, property type, materials, labor, and other factors impact overall price
  • Construction usually takes 9-12 months across the state

The Average Home Building Cost in Mississippi

The average home building cost in Mississippi is $127.66 per square foot. This means a 2,000 square foot house would cost around $255,320 to construct. Total price ranges from $200,000 to over $500,000 depending on factors like location, property details, materials, labor, and customization. Build times average 9-12 months across the state. In December 2023, home prices in Mississippi were down 4.5% year-over-year, selling for a median $228,800.

Also read: How Much Does it Cost to Build a House in Maine

Average Cost Based On Square Footage in Mississippi

Square FootageAverage Cost Ranges
500 sq ft$73,500 – $150,000
1000 sq ft$147,000 – $300,000
1500 sq ft$220,500 – $450,000
2000 sq ft$294,000 – $600,000
2500 sq ft$367,500 – $750,000
3000 sq ft$441,000 – $900,000
3500 sq ft$514,500 – $1,050,000
4000 sq ft$588,000 – $1,200,000
4500 sq ft$661,500 – $1,350,000
5000 sq ft$735,000 – $1,500,000

Average Cost to Build a House in Mississippi by Cities (Estimate)

CityCost per Square Foot2,000 sq ft HouseAdditional Notes
Biloxi$145$290,000Higher costs due to coastal location and tourism industry
Jackson$130$260,000State capital with slightly higher costs than rural areas
Gulfport$140$280,000Coastal city with higher demand and construction costs
Southaven$125$250,000Growing suburb of Memphis with moderate costs
Tupelo$115$230,000Smaller city with lower construction costs
Meridian$110$220,000Historic city with lower costs compared to coastal areas
Hattiesburg$120$240,000University town with moderate construction costs
Madison$135$270,000Growing suburb of Jackson with higher demand
Olive Branch$125$250,000Suburb of Memphis with moderate costs
Clinton$115$230,000College town with slightly lower construction costs

Estimated Cost to Build a Home in Mississippi by Number of Bedrooms 

BedroomsAverage Square FootageAverage Cost (excluding land)
11,200 sq ft$153,600
21,600 sq ft$203,200
32,000 sq ft$254,000
42,500 sq ft$317,500
53,000 sq ft$381,000

Exploring Diverse House Building Costs Across USA

StateAverage Amount
New Jersey$376,900
New York$360,180
North Carolina$301,500

A Detailed Look at Building Costs for Homes in Mississippi

Land Acquisition Costs

The first step in figuring out how much it will cost to build a house is purchasing the land. Land prices can vary dramatically depending on the location within Mississippi. Rural areas and small towns will have much lower land prices than suburbs near major cities.

Here are some averages for vacant residential lot prices in Mississippi:

  • Rural areas – $15,000 to $30,000 per acre
  • Small towns – $30,000 to $100,000 per acre
  • Suburbs near cities – $100,000+ per acre

So if you purchase a one-acre lot for $30,000 in a rural part of the state and build a 2,000 square foot house, that’s already 12% of your total budget right there before construction even begins. In a high-end suburb, land costs alone could exceed 20% to 30% of the total for a home of this size.

Acquiring land typically accounts for 10% to 30% of the total cost to build a house in Mississippi.

Construction Costs

The physical construction of the home itself then makes up the biggest portion of expenditures. This includes all labor and materials directly related to assembling the house.


Building material prices have seen some volatility in recent years thanks to factors like tariffs, supply chain issues, high demand, and other market conditions. However, current costs in Mississippi run approximately:

  • Concrete/Masonry: $3-8 per square foot
  • Framing lumber: $6-12 per square foot
  • Roofing: $3-7 per square foot
  • Windows: $300-800 per window
  • Exterior doors: $500-1,500 per door
  • Insulation: $1-2 per square foot
  • Drywall: $2-4 per square foot

In total, building materials commonly account for 35-45% of the construction budget for a house.


When building a custom home, construction labor typically runs about 40-50% of your total budget. This includes payments to your:

  • General contractor and project management fees
  • Framing crew, roofers, electricians, plumbers, HVAC technicians, and all specialty tradespeople
  • Finishing work like drywall hanging, trim carpentry, painters

Common total labor rates run $70-100 per square foot for a custom built home, meaning you’ll spend $140,000 to $200,000 to build a 2,000 square foot house. High end luxury homes often exceed $200 per square foot for labor when you factor in intricate details and specialty work.

Also read: How Much Does it Cost to Build a House in Kentucky

Additional Costs

Beyond just the direct expenses related to construction, building a new home comes with a variety of additional fees, assessments, furnishings, and more that factor into the total budget.

Permits, Design Fees, & Hookup Costs

Before even breaking ground, most areas require various permits and design work including:

  • Architectural plans/drawings: $3,000 to $7,000+
  • Site surveys: $1,500 to $5,000
  • Permits: $3,000 to $10,000
  • Water/sewer tap fees: $2,000 to $10,000
  • Electric/gas hookup fee: $1,000 to $5,000+

So be sure to budget $10,000 to $30,000+ for these preliminary costs.

Loan Fees & Interest

Unless paying 100% cash, financing charges for construction loans can tally $5,000 to $30,000. You also generally pay interest on the loan throughout the 9-12 month average build time in Mississippi, further increasing costs.

Landscaping, Driveways & Patios

While optional, most new construction homes have at least basic front yard landscaping installed which runs around $5,000 to $30,000 depending on house size and details like irrigation systems. Paved driveways ($3,500+), patios ($2,500+) and other flatwork also fall in this category.

Furnishings & Decor

Finally, don’t forget furnishings, window treatments, appliances and decorating costs which easily total $10,000 to $50,000+. Even unfurnished homes require appliances which run $5,000 to $15,000 on their own.

Total Cost To Build a House in Mississippi

When accounting for all expenses covered, constructing a custom built single family house in Mississippi typically runs:

  • Small 1,500 square foot home: $200,000 to $300,000+
  • Average 2,000 square foot house: $250,000 to $400,000
  • Large 3,000+ square foot luxury home: $400,000 to $700,000

For a typical 2,000 square foot house, you’ll need $254,000 on average to successfully complete your new home construction project. But be aware there are a wide range of factors that can impact your final budget and price per square foot like land costs, chosen finishes, and upgrades. It’s best to consult with a builder to calculate your real price on a case by case basis.

Also read: How Mcuh Does It Cost to Build a House in Kansas

Key Factors That Impact Cost

There’s no one size fits all formula to calculate the exact costs for a new construction home. Price per square foot and overall budgets can shift dramatically based on:

  • Location – Popular metro regions and custom home communities command far higher pricing than rural farmland build sites an hour outside cities. Coastal areas also tend to see a premium over inland regions.
  • Lot Details – Odd shaped plots, steep topography, wooded areas requiring extensive clearing, drainage issues, or soil problems can all drive land development budgets upward.
  • House Size & Layout – Per square foot pricing increments down for larger homes. Simple layouts also help reduce labor and material quantities needed.
  • Customization & Upgrades – Unique architectural details, premium brands, or lavish high end finishes send costs spiraling compared to more modest design choices.

Tips for Controlling Your Budget

  • Track all spending, even small purchases
  • Create a realistic budget based on your net income
  • Categorise expenses as needs vs wants
  • Look for ways to cut discretionary spending
  • Set savings goals and pay yourself first
  • Avoid impulse buys and shopping when hungry
  • Meal prep at home to limit dining out
  • Negotiate better rates for bills and insurance

Timeline for Building a House in Mississippi

Most new single family home construction takes between 9-12 months from breaking ground to receiving your certificate of occupancy across Mississippi. Build times can stretch longer when working with specialty designs and higher end details that require more man hours to complete perfectly. Or projects may finish faster if homeowners opt for simplified plans using more stock features and elements.

Below is a general timeline of the standard building phases:

  • Land acquisition & development (1-3 months)
  • Design, permitting & budgeting (2-4 months)
  • Initial site work & foundation poured (1-2 months)
  • Framing erected & roofing installed (2-4 months)
  • Exterior finished & interior worked on (3-5 months)
  • Cabinetry, flooring, painting & detailing finalized (1-3 months)
  • Final inspections & certificate of occupancy issued

Step-by-Step Process to Build a House in Mississippi

  • Define Budget & Needs: Determine your budget, desired size, features, and preferred location.
  • Secure Financing: Get pre-approved for a construction loan based on your budget and chosen builder.
  • Find Land: Purchase a suitable lot considering zoning, size, and building regulations.
  • Hire a Builder: Research and interview reputable builders, compare quotes and references.
  • Design & Permits: Collaborate with an architect or builder on house plans and obtain necessary permits.
  • Site Preparation & Utilities: Arrange for land clearing, foundation work, and connection of utilities.
  • Construction: Follow the building schedule, conduct inspections, and communicate with your builder.
  • Finishes & Inspections: Choose interior finishes, fixtures, and appliances. Pass final inspections.
  • Closing & Move-in: Finalize paperwork, obtain occupancy certificate, and move into your dream home!
  • Post-Construction: Address any punch list items, schedule warranty service if necessary.

House Building Financing Options for Mississippi 

  • Construction Loans – Short-term financing to fund building costs
  • USDA Loans – Rural zero down payment loans
  • VA Loans – Zero down loans for veterans
  • Conventional Loans – Low down payment financing
  • Jumbo Loans – For luxury & expensive homes
  • Bridge Loans – Short-term financing between closing
  • Home Equity Loans – Leverage home’s value for cash
  • 401K/Retirement Funds – Penalty-free withdrawal eligibility
  • Personal Loans – Based on income & credit score

Benefits of Building Your Own Home in Mississippi 

  • Customize the design and layout to suit your needs
  • Select high-quality finishes and materials
  • Potentially lower construction costs than other states
  • Flexibility in choosing location, property, and neighborhood
  • Can build equity as the house value appreciates
  • Energy efficiency and sustainability options
  • Ability to incorporate universal design features
  • Create multi-generational living spaces if needed
  • Often higher satisfaction living in a home you designed
  • Opportunity to support local economy through builders and trades

Working With the Right Mississippi Home Builder

  • Get referrals from friends, realtors, suppliers to find reputable builders
  • Verify licensing, insurance, bonds, association memberships
  • Look for builders focused on your type of home (custom, spec, etc)
  • Review online ratings, testimonials and past project examples
  • Ask about their design process and communication style
  • Get detailed bids from 3-4 builders for comparison
  • Ask lots of questions and share your budget fully
  • Check references thoroughly and visit previous build sites
  • Ensure a solid warranty and quality guarantees
  • Look for sustainable building practices if it matters to you
  • Make sure your personality fits with the builder
  • Seek builders with proven longevity and financial stability
  • Hire only once fully comfortable with their expertise and professionalism

Is It Cheaper to Build a House in Mississippi

Building a house in Mississippi can be cheaper than buying an existing home. According to home construction site Levelset, total costs to build a new 2,000 sq ft house in Mississippi ranges from $200,000 to $300,000 on average. Meanwhile, the current median sale price for an existing single family home is $228,800, according to the Mississippi Realtors association. This indicates available housing stock sells for potentially more on the open market comparatively.

Factors like rising material and labor costs can diminish new construction savings over buying a resale. But with an existing house, you inherit layouts and maintenance issues that don’t fit your lifestyle. Building custom lets you personalise for optimal function and flow within budget.

Further new build advantages over buying include:

  • Get exactly the home features, finishes, layout wanted
  • Home is new with full warranties & no repair needs
  • Can build in school district/neighbourhood preferred
  • Potentially locked in contract rates vs market unknowns
  • Create universal design elements for accessibility
  • Option to build green for energy efficiency
  • No other buyers to compete or bid against

So constructing new makes solid financial sense currently and offers personalization/quality benefits. Consulting local builders on projected pricing is the best way for buyers to determine if savings are available building vs buying a comparable resale option when preparing to transition into home ownership.

Building vs. Buying a House: Key Differences

Building a new home allows personalization in the design process. You pick layouts, features, finishes, materials, and style elements customized to your lifestyle and budget. But with lengthy construction timelines, you face potential delays and uncertainties as the house gets constructed.

Buying an existing house provides immediate move-in readiness. But you’re limited to available inventory and inherit any existing issues or outdated elements needing updates. Competitive markets also mean bidding wars and compromises potentially. With a resale, you also don’t get warranties and must handle future repairs yourself.

Overall, building new brings the benefit of a customized forever home tailored to your everyday needs if you can handle the construction process. Buying resale offers speed and convenience but less control over getting a perfect fit home.


Building a custom home in Mississippi can be done at very competitive prices compared to other states. Strong local demand for skilled trades keeps contractor rates reasonable across most of the state. And land for development is very affordably priced outside of a few expensive areas. By following contractor recommendations and making smart design choices, you can realize your dream home while sticking to a total budget between $200,000-$500,000.

Frequently Asked Questions (FAQ)

What is the average cost per square foot to build a house in Mississippi?

The average cost per square foot to build a house in Mississippi is around $100-$150 depending on the exact location, size of the home, materials used, and other factors.

What factors affect the cost of building a new home in Mississippi?

Key factors that impact the cost of building a new home in Mississippi include property location/land costs, size of the home, quality of materials and finishes selected, labor and material costs in the local market, and any special requirements like elevation in flood zone areas.

How much does it cost to build a 2,000 square foot house in Mississippi?

The typical cost to build a 2,000 square foot house in Mississippi averages $200,000-$300,000, with high-end luxury homes costing even more depending on custom designs, premium materials and additional amenities.

Is it cheaper to buy or build a house in Mississippi right now?

Currently it is generally cheaper to build rather than buy a comparable house in Mississippi as material and labor costs for new construction have risen less sharply than real estate prices in recent years. However, purchasing an existing home avoids land purchase and site development costs.

How can I get an accurate estimate of home building costs in my area of Mississippi?

Speaking to a local general contractor, drafter/designer and real estate agent in your specific area of Mississippi will provide the most accurate estimate on costs to build a home based on recent construction expenses and market factors in your location and for the size/style of home you want.


Razib is a skilled writer with 5 years of experience specializing in technology, finance, automotive and real estate. A BBA graduate from 2014, Razib's passion for these industries shines through in his informative and engaging content. His ability to break down complex topics and stay current on the latest trends makes him a valuable resource for readers seeking to understand these dynamic fields.

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