Lowndes County’s housing inventory sits at just 2.3 months—half of what experts call a balanced market—so Columbus buyers need to move decisively. Entry-level stock under $175k absorbs fastest, especially around Airline Road and New Hope Elementary where 1,300-1,500 sq-ft brick homes list for $95-$105 per square foot. Riverfront and luxury pockets in Caledonia and north of Propst Park command $190-$230k, yet still appraise smoothly because sale comps remain consistent.

Interest rate bumps trimmed investor activity by 18 % year-over-year, leaving more room for owner-occupants using FHA or conventional 3 % down. New construction is limited—only about 60 sticks-built starts annually—so resale appreciation stays steady at 4-5 %, far healthier than boom-and-bust coastal metros. Columbus also benefits from stable employment: the air base, Baptist Memorial Hospital, and Steel Dynamics keep unemployment under 5 %, supporting mortgage delinquency rates well below the national average.

If you’re relocating from pricier markets, your buying power jumps: a $425k Birmingham budget translates to 2,500 sq-ft with a pool here. NMHL tracks every micro-shift—like the recent $6-per-square-foot bump in east Columbus—so our pre-approval letters match true market value, not inflated online estimates.

• Northside Historic District: Walkable streets lined with 1920s Craftsman homes; prices $120k-$200k. Perfect for buyers who crave character; many qualify for Mississippi historic tax credits paired with FHA 203(k) renovation loans.
• New Hope: Top-rated school zone, modest HOA, and 1-acre lots around $155k. USDA-eligible east of the interstate keeps payments low with $0 down.
• East Columbus: Solid starter ranches and 1960s brick cottages, $110k-$140k. Only five minutes to downtown’s restaurants and the Riverwalk; perfect for first-time buyers using MHC Smart6 assistance.
• Caledonia (north Lowndes): Quiet country living 12 minutes to the base; new 1,800 sq-ft homes around $210k. Ideal for veterans wanting VA $0-down plus privacy.
• Propst Park Area: Mid-century homes on generous lots; $150k-$190k. Minutes to the softball complex and soon-to-expand medical district—expect healthy appreciation.

NMHL’s loan officers live here; we’ll match your commute, school needs, and budget to the right street, not just the right ZIP.

Coming up with a down payment scares many Columbus renters, but layered assistance can whittle upfront cash to less than the cost of a new HVAC unit. The Mississippi Home Corporation Smart6 second mortgage provides up to $15,000 at 0 % interest, forgiven monthly over 10 years. Income caps for Lowndes County sit at $78,700 for a 1-2 person household—well above Columbus’ median household income—so most teachers, nurses, and AFB staff qualify.

Columbus-Lowndes Development Authority chips in another $5,000 forgivable after five years if you remain employed in-county. Stack that with NMHL’s Conventional 97 and your total down payment equals 3 % minus $20k—sometimes generating cash back at closing for appraisal gap coverage. For credit scores 640-plus, Mississippi’s Mortgage Credit Certificate (MCC) converts 30 % of mortgage interest into a federal tax credit, saving Columbus homeowners about $1,200 annually on a $170k loan.

Buyers below 80 % Area Median Income may pair MCC with USDA, effectively locking a sub-5 % effective rate even if market rates hover around 7 %. NMHL files all three layers—Smart6, CLDA, and MCC—through one online portal, so you don’t juggle multiple closing timelines.

Mississippi’s property-tax climate ranks 11th-lowest nationally, and Lowndes County keeps that reputation intact. Assessed value equals 10 % of true market value; multiply by the millage rate (about 104 mills inside city limits) and you’ll pay roughly 0.68 % annually. On a $165k median home, budget $1,120 per year—about $93 per month—far below the U.S. average of 1.07 %.

Homestead exemption trims assessed value by $7,500 if you occupy the home before January 1, saving another $300-plus. Seniors 65 and older receive an additional $75,000 exemption, effectively capping taxes for many retirees. Closing costs run 2.1-2.4 % of purchase price; expect $3,500-$4,000 on a $165k Columbus purchase, including title, appraisal, and recording fees. With NMHL’s lender credit and Mississippi’s assistance layers, buyers often bring $1,500 or less total cash to the table.

Because taxes are paid in arrears, sellers credit a prorated amount at closing, further reducing your impound cushion. Our estimates are so precise that 94 % of NMHL clients close without bringing additional funds for tax escrows.

School districts drive demand more than any other Columbus metric. New Hope Elementary (A-rating) delivers 4 % annual appreciation even in down cycles, while homes zoned for Columbus High (B) still outperform state medians. Test scores translate directly to days on market: New Hope listings average 18 days; others hover around 32. If resale potential tops your list, stay north of Maple Heights or inside the New Hope school polygon.

Private options like Heritage Academy and Annunciation Catholic keep buyers in-town who might otherwise move to Starkville, underpinning mid-tier prices. For investors, student rentals near Mississippi University for Women yield 9-10 % cap rates; NMHL’s Debt-Service-Coverage-Ratio (DSCR) loan qualifies the property on cash flow, not personal income, ideal for self-employed landlords.

Bad Credit / Rebuild: NMHL’s CreditXcel allows a 500 FICO on FHA with 10 % down or 580 with 3.5 % down. We partner with Consumer Credit Counseling of Lowndes County to delete erroneous collections; past clients have jumped 60 points in 60 days.

Self-Employed: Bank-statement program qualifies with 12-month business deposits, no tax returns, loan amounts to $750k at 90 % LTV. Columbus truckers, restaurateurs, and retail shop owners routinely close in 24 days.

Veterans & Active Duty: Besides $0-down VA, we finance VA IRRRL refinances with no appraisal or income docs—perfect when Columbus rates dip even 0.5 %. Surviving spouses can use entitlement even if the veteran never used it here.

First-Time Buyers: Combine Conventional 97, Smart6 ($15k), and CLDA ($5k) for a 95 % loan plus $20k assistance—effectively 100 % financing plus closing help. NMHL waives PMI on select products, cutting monthly payments by $120-$150.

Manufactured Homes: Columbus still has pockets where $85k buys 1,600 sq-ft on permanent foundations; FHA Title II and VA allow 30-year fixed, rates only 0.25 % above site-built.