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Single Family ResidenceResidential
$115,314$90 / 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 86How well the pricing models agreed with each other on this home. Higher means the estimate rests on stronger, more consistent data.· as of Oct 21, 2026

1872 SIMPSON HIGHWAY 469

FLORENCE, MS 39073
1
Baths
1,287 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.
1.1 ac
Lot SizeThe size of the land the home sits on, from county records.
1972
Year BuiltThe year the home was originally built, according to county records.
1
StoriesHow many floors the home has above ground.

Valuation

$115K
$99K low$131K high

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$334 (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.$4,493 (2025)
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$4,116
Assessor Market ValueThe county assessor's own opinion of market value. It is separate from our estimate and updates on the county's schedule.$44,930

Property Facts

Property TypeThe broad category the county puts this property in, such as residential or commercial.Single Family Residence
CountySIMPSON
Lot (acres)The size of the land the home sits on, from county records.1.10
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.Metal
HeatingThe type of heating system in the home.Gravity
FireplaceWhether the home has a fireplace, and what kind.Yes
PoolWhether the property has a pool, and what kind, such as in-ground.No

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

E
Simpson Central SchoolC+
Elementary · Grades KG–8 · 7.5 mi
H
Mendenhall High SchoolD
High · Grades 7–12 · 13.3 mi

District: Simpson County School District

Neighborhood · ZIP 39073These 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.115
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.85
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.36

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.10%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.0.7%
PopulationHow many people live in this area.23,280
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.133 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$72,949
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$85,353
Average tempThe average temperature here across a full year.65°F
Annual precipHow much rain and melted snow falls here in a typical year.59 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

1872 Simpson Highway 469 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 98% of homes in Florence 39073
  • Costs less per square foot than 96% of homes in Florence 39073
  • Smaller than 80% of homes in Florence 39073
  • Older than 80% of homes in Florence 39073

What homes are worth in Florence 39073

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

This home
$115K$588K

This home is worth more than 2% of homes in Florence 39073.

How it measures up in Florence 39073

The dot is this home. The mark in the middle is the typical home in Florence 39073.

Estimated value$115,314
CheaperTypical $253,066Pricier

Pricier than 2% of homes nearby

Price per ft²$90
CheaperTypical $126Pricier

Pricier than 4% of homes nearby

Living area1,287 ft²
SmallerTypical 1,882 ft²Bigger

Bigger than 20% of homes nearby

Lot size1.1 ac
SmallerTypical 1.33 acBigger

Bigger than 46% of homes nearby

Year built1972
OlderTypical 1990Newer

Newer than 20% of homes nearby

How 1872 Simpson Highway 469 ranks against every home in each area.
MeasureThis homeFlorence 39073Simpson County
Estimated valuepricier than$115,3142% of homes14% of homes
Price per ft²pricier than$904% of homes26% of homes
Living areabigger than1,287 ft²20% of homes30% of homes
Lot sizebigger than1.1 ac46% of homes39% of homes
Year builtnewer than197220% of homes36% of homes

About 1872 Simpson Highway 469

How much is 1872 Simpson Highway 469, Florence, MS worth?

The TopHap Estimate for 1872 Simpson Highway 469, Florence, MS is $115,314 as of Oct 21, 2026. The likely range is $99,140 to $131,488. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 1872 Simpson Highway 469, Florence, MS last sell?

1872 Simpson Highway 469, Florence, MS last sold on Jan 1, 1900, according to the county's recorded deed.

How big is 1872 Simpson Highway 469, Florence, MS?

1872 Simpson Highway 469, Florence, MS has 1 bathrooms, 1,287 square feet of living space and a 1.10-acre lot.

When was 1872 Simpson Highway 469, Florence, MS built?

1872 Simpson Highway 469, Florence, MS was built in 1972, making it 54 years old. The building has 1 story.

What schools serve 1872 Simpson Highway 469, Florence, MS?

1872 Simpson Highway 469, Florence, MS is assigned to Simpson Central School (elementary), rated C+; Mendenhall High School (high), rated D. All sit in Simpson County School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 1872 Simpson Highway 469, Florence, MS compare to other homes in Florence 39073?

Among the 7,451 homes in Florence 39073, it is worth more than 2% of them ($115,314 against a typical $253,066), its price per square foot is higher than 4% of them ($90 against a typical $126), it is bigger than 20% of them (1,287 ft² against a typical 1,882 ft²), its lot is bigger than 46% of them (1.1 ac against a typical 1.33 ac) and it is newer than 20% of them (1972 against a typical 1990). Measured against all of Simpson County, it is worth more than 14% 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 1872 Simpson Highway 469, Florence, MS?

The 2025 property tax bill for 1872 Simpson Highway 469, Florence, MS was $334. The county assessed it at $4,493.

More homes on Simpson Highway 469

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Assigned schools

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