Saucier, MS 39574: High Ground, Acreage, and 2026 Prices

By Randy Richardson, Broker Associate, The 4th Right Team at Century 21 J. Carter & Company. 

Quick Answer: Saucier is an unincorporated community in Harrison County, Mississippi, about 20 miles north of Gulfport on Highway 49. Redfin reported a median sale price of $281,828 in the 39574 zip for the three months ending August 2026, up 5.6% from a year earlier, with homes selling in about 34 days. Saucier sits at about 161 feet of elevation, far above the towns along the water. Saucier Elementary ranks in the top 10% of Mississippi schools for test scores. De Soto National Forest wraps around much of the area, and acreage is the main reason people buy here.

Why does Saucier's elevation matter so much?

Saucier sits at about 161 feet. The beach towns sit close to sea level, so that's a completely different starting point. Only a few spots in the six coastal counties sit higher, like Wiggins up the road at about 260 feet.

That height changes your risk profile. Storm surge isn't the concern here that it is on the beach, and that usually helps on an insurance quote. Buyers moving up from the water often see a lower premium when they move twenty minutes north.

Don't confuse that with zero flood risk, though. Saucier is threaded with creeks and sits in the watersheds that drain toward the Wolf and Biloxi rivers. The risk here is river and rainfall flooding, not surge. That's a different animal, and it's very lot-specific. Pull the FEMA flood zone for the exact parcel, because "high ground" describes the area, not your particular piece of it. Here's what that flood zone letter actually costs.

Wind is a separate question. Harrison County is one of the six counties in Mississippi's statutory coast area, so moving north doesn't get you out of coastal wind coverage. Here's how insurance changes north of I-10.

What is Saucier, MS actually like?

Rural, piney, and quiet. The community sits inside and alongside De Soto National Forest, which covers more than 518,000 acres of longleaf pine and flatwoods across south Mississippi. The Harrison Experimental Forest, a research forest run within De Soto, sits off Old Highway 67.

Saucier had a population of 200 in 1906, and it hasn't lost its small-town feel since. The census-designated area counts just 1,077 people across about seven square miles. The broader 39574 zip holds roughly 12,000 residents spread over a much bigger rural footprint.

There's history out here most people don't know. During World War II, Axis prisoners were held at a POW camp in Saucier. The camp closed after the war and became a recreation area, now known as P.O.W. Lake. Only the ruins of an ammunition bunker are left standing.

What you won't find is retail. Gulfport is where you shop, eat out, and see a movie. That's a 20 to 30 minute drive down Highway 49.

How much do homes and land cost in Saucier in 2026?

Redfin put the median sale price at $281,828 for the three months ending August 2026, up 5.6% from a year earlier. Price per square foot slipped 2.9% to $152. RealtyTrac shows a median of about $265,900, with 138 sales over the past twelve months and prices from $19,500 to $799,900. That low end is land, not houses. Zillow's average home value is $251,464, up 5.1% over the past year.

Those sources measure different things, so they won't match. What they agree on is direction and level. Prices are holding steady to rising, somewhere in the $250,000s to low $280,000s.

Here's what makes Saucier different from other rural markets on this coast. It has real volume. Redfin counted 27 sales in August 2026 alone, up about 16% from a year earlier. In thin markets like Vancleave and Kiln, a handful of sales can swing the monthly median. Saucier's comps are more usable.

Homes move at a decent clip, too. Redfin showed a median of 34 days on market, about the same as a year ago, with homes selling at about 97.5% of list price. Redfin rates 39574 as somewhat competitive. For context, homes across the whole Gulf Coast averaged 71 days on market in August, according to the Gulf Coast Association of REALTORS®. That's a different measure, but the gap is wide enough to mean something.

The range tells you the variety. You'll see smaller older homes, three-bedroom houses in subdivisions, manufactured homes on land, and bigger homes on five acres or more.

If you're buying land or a home on acreage, confirm road frontage and legal access. Confirm whether the property is on a well and septic or has utility service, and test the well water before closing. Also check the fire protection class rating for the address. It affects your insurance premium more out here than in Gulfport, since it depends on your distance from a responding fire station. It's one more reason to get the insurance quote before you make an offer.

What schools serve Saucier, MS?

Saucier is part of the Harrison County School District, which enrolls about 14,780 students across the county and dates back to 1957.

Saucier Elementary serves kindergarten through sixth grade. Public School Review ranks it in the top 10% of Mississippi schools for test scores, with math proficiency around 70% to 74% and reading around 64%. The state averages it compares against are 52% and 42%. West Wortham Elementary and Middle School, also in Saucier, serves kindergarten through eighth grade.

Confirm the school assignment for your exact address with the district. The county district covers a big area, and feeder patterns aren't obvious from a Saucier mailing address.

How far is Saucier from Gulfport, D'Iberville, and the beach?

Highway 49 runs straight through Saucier and gets you into Gulfport in about 20 to 30 minutes, depending on where you start. Highway 67 gives you a direct shot southeast to D'Iberville and I-10 in roughly 25 minutes. The beach is about half an hour, and Gulfport-Biloxi International Airport runs about 25 minutes. These are rough off-peak estimates. Wiggins and Stone County sit just north.

For a household where one person works in Gulfport and one in Biloxi or D'Iberville, Saucier splits the drive reasonably well. It also gives you land neither city can offer.

By the Numbers

Median sale price, 39574: $281,828, three months ending August 2026, up 5.6% (Redfin)

Median sale price per square foot: $152, down 2.9% (Redfin)

Median days on market: 34 (Redfin, August 2026)

Sale-to-list ratio: about 97.5% (Redfin, August 2026)

Homes sold over the past twelve months: 138 (RealtyTrac)

Zillow average home value: $251,464, up 5.1% (August 2026)

Elevation: about 161 feet

CDP population, 2020 Census: 1,077

The Bottom Line

Saucier is where Harrison County keeps its elbow room. You get acreage, pine forest, a high-scoring elementary school, and 161 feet of elevation, all within half an hour of Gulfport. Unlike the thinner rural markets on this coast, it has enough sales that the comps actually mean something. The trade-offs are no retail, wells and septic on many properties, and river flood exposure that varies parcel by parcel despite the high ground. Verify the flood zone, the utilities, the fire protection class, and the school assignment for the specific address. Do that, and this is one of the more sensible buys on the Coast. When you're ready to look, start with homes for sale in Saucier.

Keep reading: North of I-10, Near the Tracks, or On the Water: Comparing the Gulf Coast's Three Bands and Vancleave, MS 39565: A 2026 Guide to Buying Land and Homes

Frequently Asked Questions

Is Saucier, MS a good place to live?
For buyers who want land and quiet within commuting distance of Gulfport, yes. Saucier offers acreage, high elevation, De Soto National Forest access, and a high-scoring elementary school. It's a poor fit if you want walkable shopping, restaurants, or beach access.

How much does a house cost in Saucier, MS?
Prices depend heavily on acreage. A home in a subdivision and a home on five acres can be far apart. Saucier sells enough homes each month that recent comparable sales with similar land and square footage give you a reliable read, which beats relying on any published median.

Is Saucier, MS a city?
No. Saucier is an unincorporated community in Harrison County, Mississippi. There's no city government or city limits, so there's no city property tax. Services come from Harrison County instead of a city.

What schools serve Saucier, MS?
Saucier is part of the Harrison County School District. Saucier Elementary serves kindergarten through sixth grade and ranks in the top 10% of Mississippi schools for test scores. West Wortham Elementary and Middle School serves kindergarten through eighth grade. Confirm the assignment for your exact address with the district.

Does Saucier, MS flood?
Storm surge isn't a real concern at about 161 feet of elevation. But the area is threaded with creeks that drain toward the Wolf and Biloxi rivers, so rainfall and river flooding can affect specific parcels. Check the FEMA flood zone for the exact address.

Sources

Redfin, 39574 Housing Market: Median sale price, price per square foot, days on market, homes sold, sale-to-list ratio, and competitiveness, three months ending August 2026 (checked September 2026)

RealtyTrac, 39574 Market Trends: Twelve-month median, sales count, and price range (checked September 2026)

Zillow Home Values: Average home value and one-year change, updated August 31, 2026

Gulf Coast Association of REALTORS®, Gulf Coast Market Stats, August 2026: Average days on market across the Coast

Wikipedia, Saucier, Mississippi: Elevation, 2020 Census population, land area, 1906 population, WWII POW camp, schools

Wikipedia, Wiggins, Mississippi: Wiggins elevation

U.S. Forest Service, P.O.W. Lake Recreation Area: Former POW camp site

Public School Review, Saucier Elementary: Grades, statewide test score ranking, and proficiency rates

Wikipedia, Harrison County School District: District enrollment and founding

Wikipedia, De Soto National Forest: Forest acreage and Harrison Experimental Forest

Rate, Saucier MS 39574: Zip code population

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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