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Single Family ResidenceResidential
$401,371$121 / 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 89How 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
Last sold for $464,170 on Mar 3, 2026

2294 SIMPSON HIGHWAY 469

FLORENCE, MS 39073
2
Baths
3,326 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.
7.2 ac
Lot SizeThe size of the land the home sits on, from county records.
1981
Year BuiltThe year the home was originally built, according to county records.
1
StoriesHow many floors the home has above ground.
4
ParkingThe number of parking spaces on the property, including the garage.

Valuation

$401K
$357K low$445K high
Last SaleThe most recent sale price and date from the recorded deed. Transfers between family members or companies may not reflect market value.$464,170 · Mar 3, 2026

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$1,090 (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.$19,096 (2025)
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$17,029
Assessor Market ValueThe county assessor's own opinion of market value. It is separate from our estimate and updates on the county's schedule.$190,440

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.56
47
FloodProjected flooding risk from rivers, heavy rain, and storm surge, scored 0 to 100. Higher is riskier.
39
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.
90
StormProjected risk from heavy rainstorms, scored 0 to 100, based on how often extreme rainfall is expected. Higher is riskier.
9
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.12 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
CountySIMPSON
Lot (acres)The size of the land the home sits on, from county records.7.20
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(3)

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
Simpson Central SchoolC
Elementary · Grades KG–8 · 9.1 mi
H
Mendenhall High SchoolB
High · Grades 7–12 · 14.9 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

2294 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 more than 91% of homes in Simpson County
  • Costs less per square foot than 66% of homes in Florence 39073
  • Bigger than 94% of homes in Simpson County
  • Has a bigger lot than 88% 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
$119K$596K

This home is worth more than 86% 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$401,371
CheaperTypical $256,818Pricier

Pricier than 86% of homes nearby

Price per ft²$121
CheaperTypical $128Pricier

Pricier than 34% of homes nearby

Living area3,326 ft²
SmallerTypical 1,881 ft²Bigger

Bigger than 93% of homes nearby

Lot size7.2 ac
SmallerTypical 1.34 acBigger

Bigger than 88% of homes nearby

Year built1981
OlderTypical 1990Newer

Newer than 37% of homes nearby

How 2294 Simpson Highway 469 ranks against every home in each area.
MeasureThis homeFlorence 39073Simpson County
Estimated valuepricier than$401,37186% of homes91% of homes
Price per ft²pricier than$12134% of homes65% of homes
Living areabigger than3,326 ft²93% of homes94% of homes
Lot sizebigger than7.2 ac88% of homes73% of homes
Year builtnewer than198137% of homes49% of homes

About 2294 Simpson Highway 469

How much is 2294 Simpson Highway 469, Florence, MS worth?

The TopHap Estimate for 2294 Simpson Highway 469, Florence, MS is $401,371 as of Sep 24, 2026. The likely range is $357,274 to $445,468. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 2294 Simpson Highway 469, Florence, MS last sell?

2294 Simpson Highway 469, Florence, MS last sold on Mar 3, 2026 for $464,170, according to the county's recorded deed.

How big is 2294 Simpson Highway 469, Florence, MS?

2294 Simpson Highway 469, Florence, MS has 2 bathrooms, 3,326 square feet of living space and a 7.20-acre lot.

When was 2294 Simpson Highway 469, Florence, MS built?

2294 Simpson Highway 469, Florence, MS was built in 1981, making it 45 years old. The building has 1 story.

What schools serve 2294 Simpson Highway 469, Florence, MS?

2294 Simpson Highway 469, Florence, MS is assigned to Simpson Central School (elementary), rated C; Mendenhall High School (high), rated B. All sit in Simpson County School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 2294 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 86% of them ($401,371 against a typical $256,818), its price per square foot is higher than 34% of them ($121 against a typical $128), it is bigger than 93% of them (3,326 ft² against a typical 1,881 ft²), its lot is bigger than 88% of them (7.2 ac against a typical 1.34 ac) and it is newer than 37% of them (1981 against a typical 1990). Measured against all of Simpson County, it is worth more than 91% 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 2294 Simpson Highway 469, Florence, MS?

The 2025 property tax bill for 2294 Simpson Highway 469, Florence, MS was $1,090. The county assessed it at $19,096.

More homes on Simpson Highway 469

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More homes in Florence 39073

Assigned schools

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