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Single Family ResidenceResidential
$829,000$323 / 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 94How 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

16900 OLD RIVER RD

VANCLEAVE, MS 39565
3
Baths
2,569 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.
20 ac
Lot SizeThe size of the land the home sits on, from county records.
1
StoriesHow many floors the home has above ground.

Valuation

$829K
$782K low$876K high

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$3,580 (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.$32,637 (2025)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$1,870
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$30,767
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$27,631
Assessor Market ValueThe county assessor's own opinion of market value. It is separate from our estimate and updates on the county's schedule.$324,271

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.60
53
FloodProjected flooding risk from rivers, heavy rain, and storm surge, scored 0 to 100. Higher is riskier.
50
WildfireProjected wildfire risk, scored 0 to 100, based on how much land burns in a typical year. Higher is riskier.
96
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.
22
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.16 in
30-Year Flood ChanceThe chance of at least one serious flood here in the next 30 years, not in any single year.30%

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
CountyJACKSON
Lot (acres)The size of the land the home sits on, from county records.20.00
RoofThe main material covering the roof, such as asphalt shingle or tile.Shingle
HeatingThe type of heating system in the home.Forced Air With Air Conditioning
CoolingThe type of cooling or air conditioning in the home.Yes
FireplaceWhether the home has a fireplace, and what kind.Yes
PoolWhether the property has a pool, and what kind, such as in-ground.No

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 · 4.8 mi
H
Vancleave High SchoolA
High · Grades 9–12 · 5.0 mi
M
Vancleave Middle SchoolA
Middle · Grades 6–8 · 5.1 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%

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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

16900 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.

  • Among the most valuable homes in Vancleave 39565
  • Costs more per square foot than 98% of homes in Vancleave 39565
  • Bigger than 89% of homes in Jackson County
  • Among the largest lots in Jackson County

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
$114K$703K

This home is worth more than almost all 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$829,000
CheaperTypical $297,283Pricier

Pricier than almost all homes nearby

Price per ft²$323
CheaperTypical $157Pricier

Pricier than 98% of homes nearby

Living area2,569 ft²
SmallerTypical 1,752 ft²Bigger

Bigger than 87% of homes nearby

Lot size20 ac
SmallerTypical 2.07 acBigger

Bigger than 96% of homes nearby

How 16900 Old River Rd ranks against every home in each area.
MeasureThis homeVancleave 39565Jackson County
Estimated valuepricier than$829,000almost all homesalmost all homes
Price per ft²pricier than$32398% of homes97% of homes
Living areabigger than2,569 ft²87% of homes89% of homes
Lot sizebigger than20 ac96% of homesalmost all homes

About 16900 Old River Rd

How much is 16900 Old River Rd, Vancleave, MS worth?

The TopHap Estimate for 16900 Old River Rd, Vancleave, MS is $829,000 as of Jul 14, 2026. The likely range is $782,188 to $875,812. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 16900 Old River Rd, Vancleave, MS last sell?

16900 Old River Rd, Vancleave, MS last sold on May 16, 2024, according to the county's recorded deed.

How big is 16900 Old River Rd, Vancleave, MS?

16900 Old River Rd, Vancleave, MS has 3 bathrooms, 2,569 square feet of living space and a 20.00-acre lot.

What schools serve 16900 Old River Rd, Vancleave, MS?

16900 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 16900 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 almost all of them ($829,000 against a typical $297,283), its price per square foot is higher than 98% of them ($323 against a typical $157), it is bigger than 87% of them (2,569 ft² against a typical 1,752 ft²) and its lot is bigger than 96% of them (20 ac against a typical 2.07 ac). Measured against all of Jackson County, it is worth more than almost all 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 16900 Old River Rd, Vancleave, MS?

The 2025 property tax bill for 16900 Old River Rd, Vancleave, MS was $3,580. The county assessed it at $32,637.

More homes on Old River Rd

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More homes in Vancleave 39565

Assigned schools

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