Hancock vs. Harrison vs. Jackson County: Taxes, Insurance and Commute

By Randy Richardson, Broker Associate, The 4th Right Team

Quick Answer: The three coastal counties of Mississippi differ most on home values, commute and how property taxes are set. Jackson County had the lowest median owner-occupied home value at $193,100, then Harrison at $212,200 and Hancock at $224,200, per the Census Bureau's 2020 to 2024 survey. Hancock residents had the longest average commute at 32.5 minutes, compared to 24.3 in Harrison and 25.2 in Jackson. Property tax depends on the city and school district inside each county, not just the county itself. Insurance depends far more on distance to water and elevation than on which county line you're behind.

Most people shopping the Coast start with a city. That makes sense. But the county you land in sets your tax rates, your assessor's office and a lot of your daily drive. Here's how the three coastal counties compare on the things that show up in your monthly payment.

What's the difference between Hancock, Harrison and Jackson counties?

Size, mostly. Harrison County is the biggest, with an estimated 217,136 people as of July 2025, per the Census Bureau. It holds Gulfport and Biloxi, plus Long Beach, Pass Christian, D'Iberville and Saucier.

Jackson County is next at 147,666. It runs east from Ocean Springs through Gautier, Moss Point and Pascagoula, with Vancleave to the north.

Hancock County is the smallest at 46,873. It covers Bay St. Louis, Waveland, Diamondhead and Kiln, and it's the county closest to New Orleans.

The housing mix differs too. About 79% of occupied homes in Hancock County are owner-occupied, compared to about 73% in Jackson and 62% in Harrison, per the Census Bureau's 2020 to 2024 survey. Harrison simply has more rental housing in the mix.

Which Mississippi Gulf Coast county has the cheapest homes?

Jackson County, by median value. The Census Bureau's 2020 to 2024 survey puts the median owner-occupied home value at $193,100 in Jackson, $212,200 in Harrison and $224,200 in Hancock. Those are owner estimates, not sale prices, so treat them as a snapshot of the housing stock, not today's market.

The city matters more than the county line. Pascagoula is the most affordable city on the Coast, and Moss Point, Gautier and D'Iberville follow. Waterfront and historic areas in any county run far higher. For current sale prices by city, check the market snapshot.

One warning about smaller markets. In places like Waveland, Kiln, Saucier and Vancleave, monthly medians swing hard because only a handful of homes sell. Price those areas off comparable acreage and square footage, not one month's median.

How do property taxes compare across the three counties?

It depends on your exact address. In Mississippi, your tax bill is built from three layers: the county levy, the city levy if you're inside city limits, and the school district levy. Two homes in the same county can have very different rates if one sits inside a city and the other doesn't.

The math works the same everywhere. Your assessed value is 10% of the home's true value if you live there, or 15% if it's a rental or second home. Multiply that by the total millage, then divide by 1,000. Then subtract your homestead credit, if you file for one.

That's why the homestead exemption matters as much as the county you pick. It's also why your first tax bill usually looks different from the seller's. Here's why taxes jump after you buy on the Coast.

Before you make an offer, ask for the current tax bill on that exact parcel. Then ask the county tax assessor what it will look like with your homestead filed.

Is home insurance cheaper in one county than another?

Not because of the county itself. All three are coastal counties, and all three sit inside the Mississippi Windstorm Underwriting Association's coverage area. Here's how the Wind Pool works if a private carrier won't write your wind coverage.

What really moves your premium is distance to water, elevation, roof age and construction. A home north of I-10 in Saucier and a beachfront home in Long Beach are both in Harrison County, but they're completely different insurance stories. The same goes for Kiln versus Waveland in Hancock, or Vancleave versus the Pascagoula waterfront in Jackson.

So compare houses, not counties. Here's what home insurance really costs down here, and how north of I-10, south of the tracks and on the water compare.

Which county has the shortest commute?

Harrison, on average. Workers there averaged 24.3 minutes to work, compared to 25.2 minutes in Jackson and 32.5 in Hancock, per the Census Bureau's 2020 to 2024 survey.

Where you work is the real question. Harrison County is home to Keesler Air Force Base in Biloxi and the Naval Construction Battalion Center in Gulfport. Here's our Keesler PCS guide for military families. Jackson County has Ingalls Shipbuilding in Pascagoula. Hancock County has NASA's Stennis Space Center, and many Hancock residents drive to the New Orleans area, which likely helps explain the longer average commute.

If you work on one end of the Coast, living on the other end means crossing it twice a day. Map the drive at rush hour before you fall in love with a house.

By the Numbers

217,136 / 147,666 / 46,873: population of Harrison, Jackson and Hancock counties, July 2025 estimate (Census Bureau)
$212,200 / $193,100 / $224,200: median owner-occupied home value, Harrison, Jackson and Hancock, 2020 to 2024 (Census Bureau)
24.3 / 25.2 / 32.5 minutes: average commute, Harrison, Jackson and Hancock, 2020 to 2024 (Census Bureau)
62% / 73% / 79%: owner-occupied housing rate, Harrison, Jackson and Hancock, 2020 to 2024 (Census Bureau)
10% vs. 15%: Mississippi assessment ratio for owner-occupied homes vs. rentals and second homes
3 layers: county, city and school district millage that make up your tax rate

The Bottom Line

Jackson County usually costs less, Hancock gives you more space and a longer drive, and Harrison puts you closest to the most jobs. But your tax rate comes from your exact address, and your insurance comes from your exact house. Pick the county that fits your commute, then compare specific homes. Start with our buyer's guide, and a local agent can pull the tax bill and an insurance quote on any address you're serious about.

Frequently Asked Questions

Which Mississippi Gulf Coast county has the lowest home prices?
Jackson County, by median value. The Census Bureau's 2020 to 2024 survey puts the median owner-occupied home value at $193,100 in Jackson, compared to $212,200 in Harrison and $224,200 in Hancock.

Which Gulf Coast county has the lowest property taxes?
It depends on the address, not just the county. Mississippi property tax combines county, city and school district millage, so rates vary inside each county. Ask for the current tax bill on the specific parcel.

Is home insurance cheaper in Hancock, Harrison or Jackson County?
Not by county. All three are coastal counties in the Wind Pool's coverage area. Distance to water, elevation, roof age and construction drive the premium, so get a quote on the specific house.

Which Gulf Coast county has the shortest commute?
Harrison County averaged 24.3 minutes, Jackson 25.2 and Hancock 32.5, per the Census Bureau's 2020 to 2024 survey. Your own commute depends on where you work.

Sources

U.S. Census Bureau QuickFacts, Harrison County, Mississippi: July 2025 population estimate, 2020 to 2024 median owner-occupied value, commute and owner-occupied rate
U.S. Census Bureau QuickFacts, Jackson County, Mississippi: same measures
U.S. Census Bureau QuickFacts, Hancock County, Mississippi: same measures
Mississippi Department of Revenue, Property Tax FAQ: 10% and 15% assessment ratios
Mississippi Department of Revenue, Property Tax Data: county and city millage rate schedules
Mississippi Windstorm Underwriting Association: coastal counties in the Wind Pool coverage area

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About the Author
Randy Richardson is a Broker Associate and Team Leader of The 4th Right Team at CENTURY 21 J. Carter & Company. He serves buyers and sellers across the Mississippi Gulf Coast.

Randy Richardson | Broker Associate
The 4th Right Team | Century 21 J. Carter & Company
📞 Office: (228) 731-3881 | Cell: (228) 547-9999
📧 realtorrandyrichardson@gmail.com
🌐 www.The4thRightTeam.com

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