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Towns / Mississippi

Fayette, Mississippi

Fayette is a small town of about 1,300 people in Jefferson County, Mississippi. It's the county seat. It has lost about 9% of its people since 2020. A typical home costs about 3.3 years of the typical household's income, compared with 4.1 across the U.S. The nearest metro area of about a million people or more, New Orleans, is about 133 miles away as the crow flies.

County seat

Population
1,315
down 8.9% since 2020
Typical home, 2020-24
$95,000
U.S.: $332,700
Household income
$28,567
U.S.: $80,734
Prices, rural Mississippi
83.6
U.S. average = 100
Emergency room
In town
Jefferson County Hospital
To New Orleans
133 mi
straight line

The book's checklist

  • Lower cost of livingEveryday prices run 16.4% below the U.S. average in the parts of Mississippi outside metro areas.
  • More house for the moneyA typical home costs 3.3 years of the typical household's income here. Across the U.S. it's 4.1.
  • A safer neighborhoodThe FBI has no 2025 figures for Fayette itself. Many small towns are patrolled by the county sheriff, so call the sheriff's office and ask what calls they get most.
  • Schools in town3 public schools: 1 elementary, 1 middle and 1 high school.
  • A hospital close byJefferson County Hospital is in town and has an emergency room.
  • Within reach of a big cityNew Orleans is about 133 miles away as the crow flies. The book suggests staying within about 60 miles if you'll miss big-city sports, concerts and theater.

A check means Fayette meets the rule of thumb from Frank and Dave's book. An empty box isn't a deal breaker: it's something to weigh for your family. A question mark means there isn't enough data.

What kind of town

Worth a closer look

Fayette has lost about 9% of its people since 2020, and about 1 in 9 homes stands empty (not counting vacation homes or homes for sale or rent). A shrinking town can mean bargains, but visit Main Street on a weekday and ask what's closed lately.

The book sorts small towns into six types. These labels come only from the numbers; take the quiz to see which type fits your family.

For a lifetime

Homes and money

Typical home value, as owners valued them in 2020-2024
$95,000U.S.: $332,700
Typical rent, with utilities
$425 a monthU.S.: $1,413
Typical household income
$28,567U.S.: $80,734
Typical property tax bill
$770 a yearMississippi: $1,215
Homes built before 1940
0%U.S.: 12%
Homes built since 2010
13%U.S.: 11%
Vacation and seasonal homes
6%U.S.: 3%
Everyday prices
83.6U.S. average = 100 (the parts of Mississippi outside metro areas)

Home values and rents are what households told the Census Bureau across 2020 to 2024, so they trail today's market. Everyday prices are the government's average for the parts of Mississippi outside metro areas, not Fayette alone. Check current listings before you budget.

Sources: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates; Federal Housing Finance Agency, House Price Index for counties (all transactions); U.S. Bureau of Economic Analysis, Regional Price Parities, 2024.

The people

Population, 2025 estimate
1,3152020: 1,443
Median age
33.7 yearsU.S.: 38.9
Age 65 and older
12%U.S.: 17%
Under 18
33%U.S.: 22%
Adults with a bachelor's degree or more
8%U.S.: 36%
Moved here from another county or state in the past year
0%U.S.: 6%

Sources: U.S. Census Bureau, Population Estimates (Vintage 2025); U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates.

Work

Biggest lines of work
Transportation, warehousing and utilities (24%); retail (14%)
Unemployment rate
1%U.S.: 5%
Below the poverty line
38%U.S.: 12%

Sources: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates.

Health care

Nearest emergency room: Jefferson County Hospital, Fayette, MS, in town. It's a rural emergency hospital (24-hour emergency care and outpatient services, no overnight stays). Medicare hasn't given it a star rating.

Nearest general hospital: Merit Health Natchez, Natchez, MS, about 23 miles away. Medicare gives it 2 of 5 stars.

Look up doctors, clinics and the hospitals themselves on Medicare's Care Compare. Ask where the most serious cases are sent.

Sources: Centers for Medicare & Medicaid Services, Hospital General Information.

Schools

3 public schools in Fayette, run by Jefferson Co School Dist.

See each school on the federal school search, then check test scores and graduation rates on Mississippi's school report card.

Sources: National Center for Education Statistics, Common Core of Data, 2023-24 (via the Urban Institute Education Data Portal); National Center for Education Statistics, IPEDS institution directory, 2024.

Internet

Homes with cable, fiber or DSL internet
61%U.S.: 76%
Homes with any internet subscription
97%U.S.: 91%

Before you buy, look up the address on the FCC's National Broadband Map to see which providers serve it.

Sources: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates.

Weather

January average low
36°F
July average high
90°F
Days 90°F or hotter
67 a year
Nights at or below freezing
40 a year
Rain and melted snow
61.3 inches a year
Snow
0 inches a year
Elevation
267 feet

Weather stations: Natchez (18 miles away) and Union Church (17 miles away, rain and snow). Averages for 1991 to 2020.

Sources: NOAA National Centers for Environmental Information, U.S. Climate Normals 1991-2020; U.S. Geological Survey, 3D Elevation Program.

Getting around

Straight-line miles. The road is always longer, and as the book says, an interstate at 70 is a different trip from a farm road at 45. Check the real drive: Jackson, New Orleans.

Jefferson County is outside any metro area, with fewer than 5,000 people in its towns, not next to a metro area (USDA rural-urban code 9, on a scale where 1 is the biggest metro areas and 9 the most rural counties).

For a day

6 places on the National Register of Historic Places.

National Park Service sites within about an hour:

  • Natchez Trace Parkway6 miles
  • Vicksburg National Military Park16 miles
  • Natchez National Historical Park22 miles

Read about Fayette's history on Wikipedia.

Know Fayette?

Tell us what a visitor shouldn't miss, and what living there is really like. Write to Main Street at mainstreet@smalltownguide.com. The best notes from people who know the town will be added here.

Nearby

Straight-line miles.

Small towns

Smaller places

  • Alcorn State University, MS (unincorporated)972 people, 12 miles
  • Roxie, MS462 people, 14 miles

Sources

  1. U.S. Census Bureau, Population Estimates (Vintage 2025)
  2. U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates
  3. Federal Housing Finance Agency, House Price Index for counties (all transactions)
  4. U.S. Bureau of Economic Analysis, Regional Price Parities, 2024
  5. FBI, Crime in the United States, Table 8 (offenses known to law enforcement by city)
  6. Centers for Medicare & Medicaid Services, Hospital General Information
  7. National Center for Education Statistics, Common Core of Data, 2023-24 (via the Urban Institute Education Data Portal)
  8. National Center for Education Statistics, IPEDS institution directory, 2024
  9. NOAA National Centers for Environmental Information, U.S. Climate Normals 1991-2020
  10. U.S. Geological Survey, 3D Elevation Program
  11. National Park Service, National Register of Historic Places listings
  12. National Park Service, park unit boundaries
  13. USDA Economic Research Service, Rural-Urban Continuum Codes, 2023
  14. U.S. Census Bureau, 2025 Gazetteer files and 2020 urban areas

Census survey figures are estimates with a margin of error; we leave out any figure whose margin is too wide to be useful. Data last gathered October 5, 2026. See something wrong? Write to mainstreet@smalltownguide.com.