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Rural ResidenceResidential
$526,316$230 / 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 90How 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

172 HUTCHINS LANDING RD

NATCHEZ, MS 39120
1
Baths
2,288 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.
385.06 ac
Lot SizeThe size of the land the home sits on, from county records.
1987
Year BuiltThe year the home was originally built, according to county records.

Valuation

$526K
$472K low$580K high

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$5,532 (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.$44,893 (2025)
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$38,179
Assessor Market ValueThe county assessor's own opinion of market value. It is separate from our estimate and updates on the county's schedule.$299,280

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.64
99
FloodProjected flooding risk from rivers, heavy rain, and storm surge, scored 0 to 100. Higher is riskier.
35
WildfireProjected wildfire risk, scored 0 to 100, based on how much land burns in a typical year. Higher is riskier.
98
HeatProjected heat risk, scored 0 to 100, based on how many extremely hot days a year are expected. Higher is riskier.
85
StormProjected risk from heavy rainstorms, scored 0 to 100, based on how often extreme rainfall is expected. Higher is riskier.
3
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.189 in
30-Year Flood ChanceThe chance of at least one serious flood here in the next 30 years, not in any single year.51%

Scores 0–100; higher = greater projected risk.

Property Facts

Property TypeThe broad category the county puts this property in, such as residential or commercial.Rural Residence
CountyAdams
Lot (acres)The size of the land the home sits on, from county records.385.06
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
FireplaceWhether the home has a fireplace, and what kind.Yes
FeaturesExtra features found in county records. Records are not complete everywhere, so a missing feature does not always mean the home lacks it.Shed · 240 ft²

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 · 12.1 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

172 Hutchins Landing 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 more than 97% of homes in Natchez 39120
  • Costs more per square foot than 96% of homes in Natchez 39120
  • Bigger than 86% of homes in Natchez 39120
  • Among the largest lots in Natchez 39120
  • Newer than 82% of homes in Natchez 39120

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$612K

This home is worth more than 97% 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$526,316
CheaperTypical $117,627Pricier

Pricier than 97% of homes nearby

Price per ft²$230
CheaperTypical $85Pricier

Pricier than 96% of homes nearby

Living area2,288 ft²
SmallerTypical 1,345 ft²Bigger

Bigger than 86% of homes nearby

Lot size385.06 ac
SmallerTypical 0.44 acBigger

Bigger than almost all homes nearby

Year built1987
OlderTypical 1965Newer

Newer than 82% of homes nearby

How 172 Hutchins Landing Rd ranks against every home in each area.
MeasureThis homeNatchez 39120
Estimated valuepricier than$526,31697% of homes
Price per ft²pricier than$23096% of homes
Living areabigger than2,288 ft²86% of homes
Lot sizebigger than385.06 acalmost all homes
Year builtnewer than198782% of homes

About 172 Hutchins Landing Rd

How much is 172 Hutchins Landing Rd, Natchez, MS worth?

The TopHap Estimate for 172 Hutchins Landing Rd, Natchez, MS is $526,316 as of Sep 24, 2026. The likely range is $472,486 to $580,146. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 172 Hutchins Landing Rd, Natchez, MS last sell?

172 Hutchins Landing Rd, Natchez, MS last sold on May 12, 2008, according to the county's recorded deed.

How big is 172 Hutchins Landing Rd, Natchez, MS?

172 Hutchins Landing Rd, Natchez, MS has 1 bathrooms, 2,288 square feet of living space and a 385.06-acre lot.

When was 172 Hutchins Landing Rd, Natchez, MS built?

172 Hutchins Landing Rd, Natchez, MS was built in 1987, making it 39 years old.

What schools serve 172 Hutchins Landing Rd, Natchez, MS?

172 Hutchins Landing Rd, Natchez, MS is assigned to Natchez High School (high), rated C. All sit in Natchez-Adams School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 172 Hutchins Landing Rd, Natchez, MS compare to other homes in Natchez 39120?

Among the 12,254 homes in Natchez 39120, it is worth more than 97% of them ($526,316 against a typical $117,627), its price per square foot is higher than 96% of them ($230 against a typical $85), it is bigger than 86% of them (2,288 ft² against a typical 1,345 ft²), its lot is bigger than almost all of them (385.06 ac against a typical 0.44 ac) and it is newer than 82% of them (1987 against a typical 1965). These shares are recounted nightly from the full county assessor record for each area, not from active listings.

What are the property taxes on 172 Hutchins Landing Rd, Natchez, MS?

The 2025 property tax bill for 172 Hutchins Landing Rd, Natchez, MS was $5,532. The county assessed it at $44,893.

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