HomeMississippiSimpson County
Simpson County, Mississippi: commercial real estate data.
Simpson County, Mississippi has a population of 25,691 across 589 square miles, down 1.3 percent since the 2020 census base. County output reached $941.1 m in 2024, 444 establishments operate here, and the SBA record carries 96 7(a) approvals worth $22.4 m.
123 sourced county values · tier FULL · 11 sections
Simpson County
How many people live in Simpson County
- Population25,691
- Households9,543
- Average household size2.69
- Median household income$56,381
- Median age40.6
- Median gross rent$852 per month
- Median owner-occupied home value$122,200
- Home value to household income2.2 times
- Annual rent as a share of median income18.1 percent
- Adults 25 and over with a bachelor degree or higher16.7 percent
- Adults 25 and over with a graduate degree6.4 percent
- Adults 25 and over17,486
- Population under 185,946
- Share under 1823.1 percent
- Population 65 and over4,917
- Share 65 and over19.1 percent
- Working age population, 18 to 6414,828
- Civilian labor force11,024
- Unemployment rate4.4 percent
- Labor force participation, adults 18 and over55.8 percent
- Rank by population among Mississippi counties34th of 82
- Rank by population among US county-equivalents1629th
Simpson County is the 34th largest of 82 Mississippi counties by population. A median home costs 2.2 times median household income, which is an affordable ownership market by national standards. Residents under 18 outnumber those 65 and over, at 23.1 percent against 19.1 percent, a household formation profile rather than a retirement one.
US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Simpson County
Is Simpson County growing
- Population change since the 2020 census base-1.34 percent
- Census 2020 base population25,944
- Births, 2024313
- Deaths, 2024362
- Natural change, 2024-49
- Net domestic migration, 2024-4
- Net international migration, 2024-2
- Total net migration, 2024-6
- Cumulative net domestic migration, 2021 to 20246
- Rank by growth among US county-equivalents2307th
The county has lost 1.34 percent of its population since the 2020 census base.
US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
Simpson County
Where people moving to Simpson County come from
- Tax returns filed by households arriving481
- People arriving, from those returns972
- Adjusted gross income arriving$21.1 m
- Net adjusted gross income movement$0
- Average income of an arriving household$43,904
- Largest single originSimpson County Non-migrants (8,277 households)
- Largest single destination (8,277 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Simpson County Non-migrants | 8,277 | 17,411 | $435.6 m |
| Rankin County | 137 | 306 | $6.9 m |
| Other flows - Same State | 123 | 241 | $4.1 m |
| Other flows - Different State | 92 | 152 | $5.3 m |
| Other flows - South | 92 | 152 | $5.3 m |
| Covington County | 42 | 78 | $1.3 m |
| Hinds County | 35 | 77 | $1.3 m |
| Smith County | 30 | 62 | $1.4 m |
The largest single source of arrivals is Simpson County Non-migrants, which is the catchment a retail or multifamily study should look at first.
US Internal Revenue Service, Statistics of Income county migration flows, 2021 to 2022 filing years.
Simpson County
What the Simpson County economy runs on
- County GDP, 2024$941.1 m
- County GDP, 2023$830.2 m
- GDP change, 2023 to 202413.4 percent
- GDP change over five years50.9 percent
- Rank by GDP among Mississippi counties37th
- Rank by GDP among US county-equivalents1890th
- GDP per resident$36,631
Output grew 13.4 percent in the latest year and 50.9 percent over five, which is the trend line a lender will read behind any single year figure.
US Bureau of Economic Analysis, Regional, table CAGDP2, CAGDP2, through 2024.
Simpson County
Who employs people in Simpson County
- Covered employment, annual average7,683
- Establishments reporting504
- Average annual pay$37,183
- Average weekly wage$715
- Sector 44-45, employment1,030
- Sector 44-45, average annual pay$28,071
- Sector 23, employment588
- Sector 23, average annual pay$60,664
- Sector 52, employment287
- Sector 52, average annual pay$57,454
- Sector 31-33, employment223
- Sector 31-33, average annual pay$34,932
- Sector 54, employment203
- Sector 81, employment120
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Sector 44-45 | 1,030 | 92 | $28,071 |
| Sector 23 | 588 | 53 | $60,664 |
| Sector 52 | 287 | 35 | $57,454 |
| Sector 31-33 | 223 | 13 | $34,932 |
| Sector 54 | 203 | 38 | $52,370 |
| Sector 81 | 120 | 36 | $41,958 |
| Sector 48-49 | 60 | 16 | $61,808 |
| Sector 22 | 56 | 9 | $65,686 |
The largest sector is the biggest private employer group at 1,030 jobs, 13.4 percent of covered employment. Average pay per job sits below median household income, so households here typically need more than one earner.
US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
Simpson County
What businesses operate in Simpson County
- Establishments, all industries444
- Employment at those establishments5,608
- Annual payroll$210.5 m
- Establishments per 1,000 residents17.3
These are counts of establishments physically operating in the county, not listings, so they are the supply side a feasibility study measures demand against.
US Census Bureau, County Business Patterns, 2023.
Simpson County
What is being built in Simpson County
- Housing units authorised by permit, 20243
- Declared construction value permitted$758,600
- Single family units authorised3
- Multifamily units authorised0
- Multifamily share of units0.0 percent
- Average declared value per unit$252,867
- Units authorised per 1,000 households0.3
Multifamily is 0.0 percent of units authorised, so the pipeline is predominantly for sale product.
US Census Bureau, Building Permits Survey, 2024 annual.
Simpson County
How much SBA lending happens in Simpson County
- 7(a) approvals recorded96
- 7(a) gross approval dollars$22.4 m
- Average 7(a) approval$233,682
- Median 7(a) approval$82,600
- 10th percentile approval$25,300
- 90th percentile approval$450,000
- Largest single approval$3,191,200
- Jobs reported supported, 7(a)373
- Jobs per approval3.9
- Distinct 7(a) lenders active13
- Distinct industries receiving approvals42
- Median 7(a) term84 months
- Share of loans on real estate terms, 240 months or longer9.4 percent
- Loans on real estate terms9
- Loans on working capital terms, 120 months or shorter79
- Franchise loans2
- Franchise share of approvals2.1 percent
- Leading industry by approval countGeneral Freight Trucking, Local (12)
- Most active lenderPeoples Bank (70)
- 504 approvals recorded2
- 504 gross approval dollars$1.7 m
- Average 504 approval$862,000
- Median 504 approval$1,515,000
- Distinct CDCs active2
- 504 jobs per approval51.5
- 504 jobs per million dollars approved59.7
- Most active CDCThree Rivers Local Development Company, Inc. (1)
- 7(a) share of SBA approvals98.0 percent
- Combined SBA approval dollars$24.2 m
The average approval of $233,682 sits well above the median of $82,600, so a small number of large deals is pulling the mean up. The median is the better guide to what a typical borrower here actually gets. Only 9.4 percent of approvals run on real estate terms, so SBA credit here is mostly working capital and equipment rather than property acquisition.
US Small Business Administration, 7(a) FOIA release, FY2020 to FY2026 year to date, as of 2026-06-30. US Small Business Administration, 504 FOIA release, FY2010 to FY2026 year to date, as of 2026-06-30.
Simpson County
Do SBA loans in Simpson County get paid back
- Loans with a final outcome recorded35
- Paid in full32
- Charged off3
- Charge off rate on resolved loans8.6 percent
- Status: Cancelled6
- Status: Exempt from disclosure54
- Status: Paid in full32
- Status: Charged off3
- Status: Committed, not yet disbursed1
Of the 35 loans that have reached a final outcome, 8.6 percent were charged off. This is computed only over resolved loans, because a loan still running has not yet succeeded or failed and counting it either way would be wrong.
US Small Business Administration, 7(a) FOIA release, FY2020 to FY2026 year to date, as of 2026-06-30.
Simpson County
Which parts of Simpson County get the lending
- Places in the county with recorded lending6
- MENDENHALL, approvals49
- Magee, approvals30
- BRAXTON, approvals7
- PINOLA, approvals7
- Harrisville, approvals2
- MOUNT OLIVE, approvals1
| Place | Approvals | Gross approval dollars |
|---|---|---|
| MENDENHALL | 49 | $12,507,000 |
| Magee | 30 | $5,647,000 |
| BRAXTON | 7 | $1,177,300 |
| PINOLA | 7 | $2,845,500 |
| Harrisville | 2 | $174,600 |
| MOUNT OLIVE | 1 | $82,100 |
MENDENHALL accounts for 49 approvals against 30 in Magee. County level figures average over that gap, which is why a site decision is made at the submarket rather than the county.
US Small Business Administration, 7(a) FOIA release, FY2020 to FY2026 year to date, as of 2026-06-30.
Simpson County
How big is Simpson County
- Land area589 sq mi
- Rank by land area among Mississippi counties34th of 82
- Width, east to west33.9 mi
- Height, north to south20.5 mi
- Geographies sharing a boundary6
- Residents per square mile of land44
- Establishments per square mile0.75
US Census Bureau county boundary geometry, TIGER, adjacency computed from shared boundary vertices, TIGER county boundaries. US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year. US Census Bureau, County Business Patterns, 2023.
Coverage
What this page does not hold.
Every item below could be filled with a plausible figure. None of them is. On a page a lender may read, a number that cannot be traced is worse than an absence, so the absences are named.
- No NFIP communities are listed for this county in the FEMA Community Status Book.
- Flood zone record counts are not held. The flood coverage export has not landed, so no count is shown rather than an estimated one.
- Traffic counts resolve in the platform, not in this dataset, so no AADT figure is printed here.
- Zoning is in build. Parcel level zoning is not published on this page.
Feasibility studies
When a Simpson County site needs a document a lender will accept.
The same data layer behind this page is the one the studies are written from. A study for a Simpson County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population25,691
- Households9,543
- Average household size2.69
- Median household income$56,381
- Median age40.6
Common questions
Simpson County questions, answered from the record.
How many people live in Simpson County, Mississippi?
25,691, in 9,543 households, ranking 34th of 82 Mississippi counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Simpson County growing?
The population has fallen 1.34 percent since the 2020 census base. In 2024 there were 313 births against 362 deaths, with net migration of -6. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Simpson County?
$56,381. The median owner-occupied home is valued at $122,200, which is 2.2 times income, and median gross rent is $852 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are there in Simpson County?
444 establishments, employing 5,608 people with an annual payroll of $210.5 m. These are establishments physically operating in the county, not listings. Source: US Census Bureau, County Business Patterns, 2023.
What is the average wage in Simpson County?
Average annual pay is $37,183, or $715 a week, across 7,683 covered jobs. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in Simpson County?
96 7(a) approvals totalling $22.4 m since FY2020, across 13 lenders, with a median approval of $82,600, plus 2 504 approvals worth $1.7 m. These are approvals recorded in the release, not loans disbursed.
Do SBA loans in Simpson County get paid back?
Of the 35 loans that have reached a final outcome, 32 were paid in full and 3 charged off, a charge off rate of 8.6 percent. Loans still running are excluded, because they have not yet succeeded or failed.
What is being built in Simpson County?
3 housing units were authorised by permit in 2024, with a declared construction value of $758,600. Multifamily was 0.0 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Simpson County?
Zone 3, a predicted average indoor radon screening level less than 2 pCi/L. Source: US EPA, Map of Radon Zones, county spreadsheet, 2024-05 publication, EPA 402/A-16/001.
Where do people moving to Simpson County come from?
The largest single origin is Simpson County Non-migrants, with 8,277 households. Arriving households report an average income of $43,904 against null for those leaving. Source: US Internal Revenue Service, Statistics of Income county migration flows, 2021 to 2022 filing years.
Are traffic counts available for Simpson County on this page?
No. Annual average daily traffic resolves in the platform rather than in this dataset, so no AADT figure is printed here. It is a gap we know about rather than a figure we estimated.
Is zoning published for Simpson County?
Not yet. The zoning layer is in build. Nothing on this page presents parcel level zoning, and where a statutory framework applies it is marked as the statewide frame with confirm locally attached.