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Single Family ResidenceResidential
$113,774$82 / ft²
TopHap EstimateOur estimate of what this home would sell for today, based on nearby sales, the home's size and features, and local price trends. It is a starting point, not an appraisal.· confidence 84How well the pricing models agreed with each other on this home. Higher means the estimate rests on stronger, more consistent data.· as of Sep 24, 2026

16 COTTAGE FARM RD

NATCHEZ, MS 39120
1
Baths
1,395 ft²
Living AreaTotal finished area of the structures, from county records. Some counties include shared space like hallways or a building gym, so it may not match a listing.
0.29 ac
Lot SizeThe size of the land the home sits on, from county records.
1970
Year BuiltThe year the home was originally built, according to county records.

Valuation

$114K
$96K low$132K high

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$1,404 (2025)
Assessed ValueThe value the county assigns to this home to calculate property tax. It is often lower than what the home would sell for.$8,850 (2025)
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$7,106
Assessor Market ValueThe county assessor's own opinion of market value. It is separate from our estimate and updates on the county's schedule.$88,500

Climate Risk

Overall riskThe average of the five hazard scores below, on a 0 to 100 scale. Higher means greater projected risk over the coming decades.57
73
FloodProjected flooding risk from rivers, heavy rain, and storm surge, scored 0 to 100. Higher is riskier.
34
WildfireProjected wildfire risk, scored 0 to 100, based on how much land burns in a typical year. Higher is riskier.
97
HeatProjected heat risk, scored 0 to 100, based on how many extremely hot days a year are expected. Higher is riskier.
80
StormProjected risk from heavy rainstorms, scored 0 to 100, based on how often extreme rainfall is expected. Higher is riskier.
1
DroughtProjected water shortage risk, scored 0 to 100. Higher means more strain on the local water supply.
Projected Flood DepthHow deep a serious flood is expected to get here at some point in the next 30 years. Shown in inches.50 in
30-Year Flood ChanceThe chance of at least one serious flood here in the next 30 years, not in any single year.30%
FEMA Flood ZoneFEMA's flood zone for this address. Zones starting with A or V are high risk, and lenders usually require flood insurance there.minimal

Scores 0–100; higher = greater projected risk.

Property Facts

Property TypeThe broad category the county puts this property in, such as residential or commercial.Single Family Residence
CountyAdams
Lot (acres)The size of the land the home sits on, from county records.0.29
RoofThe main material covering the roof, such as asphalt shingle or tile.Metal
HeatingThe type of heating system in the home.Forced Air
CoolingThe type of cooling or air conditioning in the home.Yes

Assigned SchoolsThe public schools this address is zoned for. Boundaries change, so confirm with the district before you count on it.

H
Natchez High SchoolC
High · Grades 9–12 · 1.1 mi
E
McLaurin Elementary SchoolC-
Elementary · Grades 2–4 · 2.0 mi

District: Natchez-Adams School District

Neighborhood · ZIP 39120These are comparison scores, not percentages. 100 equals the national average, so 150 means about 50% above average.

CrimeLocal crime compared with the rest of the country, where 100 is average. It reflects things like population density, income, and how crime gets reported.109
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.103
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.28

Index scale: 100 = US average (tick). Lower is better.

Homes occupiedThe share of homes here that someone lives in. The rest sit empty, including vacation and for-sale homes.85%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.15%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.26%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.0%
PopulationHow many people live in this area.28,272
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.61 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$44,041
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$59,200
Average tempThe average temperature here across a full year.66°F
Annual precipHow much rain and melted snow falls here in a typical year.62 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.61%

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Data by ATTOM. Valuations are automated estimates, not appraisals. Photos from Google Street View and may not depict the current property state.

How this home compares

16 Cottage Farm Rd measured against every home in its neighborhood, its ZIP code and its county, using county assessor records refreshed nightly. A home can stand out in one of those areas and look ordinary in another, because each one holds a different mix of homes.

What homes are worth in Natchez 39120

Each bar is how many homes fall in that price range. The marker is this home.

This home
$31K$654K

This home is worth more than 48% of homes in Natchez 39120.

How it measures up in Natchez 39120

The dot is this home. The mark in the middle is the typical home in Natchez 39120.

Estimated value$113,774
CheaperTypical $117,939Pricier

Pricier than 48% of homes nearby

Price per ft²$82
CheaperTypical $85Pricier

Pricier than 47% of homes nearby

Living area1,395 ft²
SmallerTypical 1,344 ft²Bigger

Bigger than 53% of homes nearby

Lot size0.29 ac
SmallerTypical 0.43 acBigger

Bigger than 38% of homes nearby

Year built1970
OlderTypical 1964Newer

Newer than 60% of homes nearby

How 16 Cottage Farm Rd ranks against every home in each area.
MeasureThis homeNatchez 39120
Estimated valuepricier than$113,77448% of homes
Price per ft²pricier than$8247% of homes
Living areabigger than1,395 ft²53% of homes
Lot sizebigger than0.29 ac38% of homes
Year builtnewer than197060% of homes

About 16 Cottage Farm Rd

How much is 16 Cottage Farm Rd, Natchez, MS worth?

The TopHap Estimate for 16 Cottage Farm Rd, Natchez, MS is $113,774 as of Sep 24, 2026. The likely range is $95,652 to $131,896. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 16 Cottage Farm Rd, Natchez, MS last sell?

16 Cottage Farm Rd, Natchez, MS last sold on Nov 9, 1987, according to the county's recorded deed.

How big is 16 Cottage Farm Rd, Natchez, MS?

16 Cottage Farm Rd, Natchez, MS has 1 bathrooms, 1,395 square feet of living space and a 0.29-acre lot.

When was 16 Cottage Farm Rd, Natchez, MS built?

16 Cottage Farm Rd, Natchez, MS was built in 1970, making it 56 years old.

What schools serve 16 Cottage Farm Rd, Natchez, MS?

16 Cottage Farm Rd, Natchez, MS is assigned to Natchez High School (high), rated C; McLaurin Elementary School (elementary), rated C-. All sit in Natchez-Adams School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 16 Cottage Farm Rd, Natchez, MS compare to other homes in Natchez 39120?

Among the 12,254 homes in Natchez 39120, it is worth more than 48% of them ($113,774 against a typical $117,939), its price per square foot is higher than 47% of them ($82 against a typical $85), it is bigger than 53% of them (1,395 ft² against a typical 1,344 ft²), its lot is bigger than 38% of them (0.29 ac against a typical 0.43 ac) and it is newer than 60% of them (1970 against a typical 1964). These shares are recounted nightly from the full county assessor record for each area, not from active listings.

What are the property taxes on 16 Cottage Farm Rd, Natchez, MS?

The 2025 property tax bill for 16 Cottage Farm Rd, Natchez, MS was $1,404. The county assessed it at $8,850.

More homes on Cottage Farm Rd

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More homes in Natchez 39120

Assigned schools

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