Skip to content
Skip to content
TopHapOpen in map
Single Family ResidenceResidential
$172,396$186 / 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 85How well the pricing models agreed with each other on this home. Higher means the estimate rests on stronger, more consistent data.· as of Jul 14, 2026

16450 OLD RIVER RD

VANCLEAVE, MS 39565
1
Baths
928 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.
1.93 ac
Lot SizeThe size of the land the home sits on, from county records.
1980
Year BuiltThe year the home was originally built, according to county records.
1
StoriesHow many floors the home has above ground.

Valuation

$172K
$146K low$199K high

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$1,421 (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.$11,960 (2025)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$3,155
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$8,805
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$11,960
Assessor Market ValueThe county assessor's own opinion of market value. It is separate from our estimate and updates on the county's schedule.$79,733

Property Facts

Property TypeThe broad category the county puts this property in, such as residential or commercial.Single Family Residence
CountyJackson
Lot (acres)The size of the land the home sits on, from county records.1.93
FoundationWhat the home is built on, such as a concrete slab, a crawl space, or a basement.Pier/Post & Beam
RoofThe main material covering the roof, such as asphalt shingle or tile.Shingle
HeatingThe type of heating system in the home.Forced Air
CoolingThe type of cooling or air conditioning in the home.Yes

Transaction History(1)

Sales and refinances filed with the county for this home. Not every transfer is a normal sale, so check the type before comparing prices.

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

E
Vancleave Lower Elementary SchoolA-
Elementary · Grades PK–3 · 4.4 mi
H
Vancleave High SchoolA
High · Grades 9–12 · 4.6 mi
M
Vancleave Middle SchoolA
Middle · Grades 6–8 · 4.7 mi

District: Jackson County School District

Neighborhood · ZIP 39565These 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.70
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.81
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.30

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.93%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.16%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.11%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.0.9%
PopulationHow many people live in this area.20,707
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.70 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$79,299
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$106,690
Average tempThe average temperature here across a full year.67°F
Annual precipHow much rain and melted snow falls here in a typical year.68 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.61%

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

16450 Old River 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.

  • Worth less than 87% of homes in Vancleave 39565
  • Costs more per square foot than 84% of homes in Jackson County
  • Smaller than 93% of homes in Jackson County
  • Has a bigger lot than 82% of homes in Jackson County
  • Older than 80% of homes in Vancleave 39565

What homes are worth in Vancleave 39565

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

This home
$117K$699K

This home is worth more than 13% of homes in Vancleave 39565.

How it measures up in Vancleave 39565

The dot is this home. The mark in the middle is the typical home in Vancleave 39565.

Estimated value$172,396
CheaperTypical $297,837Pricier

Pricier than 13% of homes nearby

Price per ft²$186
CheaperTypical $156Pricier

Pricier than 79% of homes nearby

Living area928 ft²
SmallerTypical 1,769 ft²Bigger

Bigger than 8% of homes nearby

Lot size1.93 ac
SmallerTypical 2.06 acBigger

Bigger than 44% of homes nearby

Year built1980
OlderTypical 1999Newer

Newer than 20% of homes nearby

How 16450 Old River Rd ranks against every home in each area.
MeasureThis homeVancleave 39565Jackson County
Estimated valuepricier than$172,39613% of homes32% of homes
Price per ft²pricier than$18679% of homes84% of homes
Living areabigger than928 ft²8% of homes7% of homes
Lot sizebigger than1.93 ac44% of homes82% of homes
Year builtnewer than198020% of homes48% of homes

About 16450 Old River Rd

How much is 16450 Old River Rd, Vancleave, MS worth?

The TopHap Estimate for 16450 Old River Rd, Vancleave, MS is $172,396 as of Jul 14, 2026. The likely range is $146,050 to $198,742. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 16450 Old River Rd, Vancleave, MS last sell?

16450 Old River Rd, Vancleave, MS last sold on Jul 1, 2022, according to the county's recorded deed.

How big is 16450 Old River Rd, Vancleave, MS?

16450 Old River Rd, Vancleave, MS has 1 bathrooms, 928 square feet of living space and a 1.93-acre lot.

When was 16450 Old River Rd, Vancleave, MS built?

16450 Old River Rd, Vancleave, MS was built in 1980, making it 46 years old. The building has 1 story.

What schools serve 16450 Old River Rd, Vancleave, MS?

16450 Old River Rd, Vancleave, MS is assigned to Vancleave Lower Elementary School (elementary), rated A-; Vancleave High School (high), rated A; Vancleave Middle School (middle), rated A. All sit in Jackson County School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 16450 Old River Rd, Vancleave, MS compare to other homes in Vancleave 39565?

Among the 7,315 homes in Vancleave 39565, it is worth more than 13% of them ($172,396 against a typical $297,837), its price per square foot is higher than 79% of them ($186 against a typical $156), it is bigger than 8% of them (928 ft² against a typical 1,769 ft²), its lot is bigger than 44% of them (1.93 ac against a typical 2.06 ac) and it is newer than 20% of them (1980 against a typical 1999). Measured against all of Jackson County, it is worth more than 32% of homes there. These shares are recounted nightly from the full county assessor record for each area, not from active listings.

What are the property taxes on 16450 Old River Rd, Vancleave, MS?

The 2025 property tax bill for 16450 Old River Rd, Vancleave, MS was $1,421. The county assessed it at $11,960.

More homes on Old River Rd

Closest homes

More homes in Vancleave 39565

Assigned schools

Explore the area

See this home in context

Open 16450 Old River Rd on TopHap’s interactive map to compare it against every sale nearby, overlay school zones and flood risk, and run a CMA.

Open in map
A flyover of TopHap's photorealistic 3D map, with recorded sale prices pinned to homes
Search any address, city, zip, or county…3D$1.9M$6.25MOpen in map