HomeMississippiDeSoto County
DeSoto County, Mississippi: commercial real estate data.
DeSoto County, Mississippi had an estimated 195,871 residents on July 1, 2024, up 5.7 percent since the 2020 census base of 185,312, across 476 square miles. County output reached $9.78 bn in 2024, 3,349 establishments operate here, and the SBA record carries 114 7(a) approvals worth $110.8 m since FY2020.
Underlined figures are computed by MMCG Analytics, not published by the agency.
DeSoto County
How many people live in DeSoto County
- Population, American Community Survey 2020-2024191,301
- Households70,986
- Average household size2.69
- Median household income$85,297
- Median age37.3
- Median gross rent$1,451 per month
- Median owner-occupied home value$269,600
- Home value to household income3.2 times
- Annual rent as a share of median income20.4 percent
- Adults 25 and over with a bachelor degree or higher29.0 percent
- Adults 25 and over with a graduate degree10.4 percent
- Adults 25 and over126,660
- Population under 1847,890
- Share under 1825.0 percent
- Population 65 and over25,739
- Share 65 and over13.5 percent
- Working age population, 18 to 64117,672
- Civilian labor force100,011
- Unemployment rate3.2 percent
- Labor force participation, adults 18 and over69.7 percent
- Rank by population among Mississippi counties3rd of 82
- Rank by population among US county-equivalents, Puerto Rico included364th of 3,222
DeSoto County is the 3rd largest of 82 Mississippi counties by population. A median home costs 3.2 times median household income, which is moderately unaffordable by national standards. Residents under 18 outnumber those 65 and over, at 25.0 percent against 13.5 percent, a household formation profile rather than a retirement one.
US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
DeSoto County
Is DeSoto County's population growing?
- Population, July 1, 2024195,871
- Census 2020 base population185,312
- Population change since the 2020 census base5.70 percent
- Population change, 2023 to 20241,910
- Births, 20241,659
- Deaths, 20241,825
- Natural change, 2024-166
- Net domestic migration, 20241,843
- Net international migration, 2024254
- Total net migration, 20242,097
- Cumulative net domestic migration, 2021 to 20248,477
- Rank by growth among US county-equivalents443rd of 3,144
The county has grown 5.70 percent since the 2020 census base. Deaths exceeded births in 2024 and the population still grew, so all of the growth came from people moving in. A market held up by migration is more sensitive to a change in relative cost than one growing from household formation.
US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
DeSoto County
Where are people moving to DeSoto County from?
- Tax returns filed by households arriving6,262
- People arriving, from those returns12,492
- Tax returns filed by households leaving5,507
- Net household movement755
- Adjusted gross income arriving$346.2 m
- Net adjusted gross income movement$44.0 m
- Average income of an arriving household$55,292
- Average income of a leaving household$54,891
- Largest single originShelby County (2,657 households)
- Largest single destinationShelby County (1,825 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Shelby County | 2,657 | 5,176 | $137.7 m |
| Marshall County | 285 | 600 | $14.1 m |
| Tate County | 242 | 491 | $12.7 m |
| Tunica County | 120 | 267 | $3.6 m |
| Panola County | 88 | 177 | $4.0 m |
| Lafayette County | 84 | 147 | $4.0 m |
| Bolivar County | 80 | 160 | $2.8 m |
| Coahoma County | 78 | 169 | $2.1 m |
Households arriving report $401 more average income than households leaving, so the migration is raising local spending power rather than just moving it around. The largest single source of arrivals is Shelby County, 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.
DeSoto County
What is the DeSoto County economy?
- County GDP, 2024$9.78 bn
- County GDP, 2023$9.11 bn
- GDP change, 2023 to 20247.4 percent
- GDP change over five years45.4 percent
- Rank by GDP among the Mississippi areas BEA publishes6th of 82
- Rank by GDP among the US county areas BEA publishes450th of 3,127
- GDP per resident$51,137
Output grew 7.4 percent in the latest year and 45.4 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.
DeSoto County
Employment by industry in DeSoto County
- Covered employment, annual average72,666
- Establishments reporting3,754
- Average annual pay$45,687
- Average weekly wage$879
- Transportation and warehousing, employment16,548
- Transportation and warehousing, average annual pay$48,203
- Retail trade, employment11,195
- Retail trade, average annual pay$34,864
- Accommodation and food services, employment9,304
- Accommodation and food services, average annual pay$21,787
- Health care and social assistance, employment6,982
- Health care and social assistance, average annual pay$59,521
- Administrative and support and waste management services, employment4,942
- Wholesale trade, employment3,541
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Transportation and warehousing | 16,548 | 295 | $48,203 |
| Retail trade | 11,195 | 732 | $34,864 |
| Accommodation and food services | 9,304 | 470 | $21,787 |
| Health care and social assistance | 6,982 | 369 | $59,521 |
| Administrative and support and waste management services | 4,942 | 270 | $36,809 |
| Wholesale trade | 3,541 | 160 | $60,664 |
| Manufacturing | 3,519 | 123 | $66,858 |
| Construction | 2,533 | 279 | $66,933 |
Transportation and warehousing is the largest private sector at 16,548 jobs, 22.8 percent of covered employment.
US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
DeSoto County
How many businesses are in DeSoto County?
- Establishments, all industries3,349
- Employment at those establishments63,252
- Annual payroll$2.78 bn
- Establishments per 1,000 residents17.5
These are counts of establishments physically operating in the county, not listings, so they are the supply side a feasibility study measures demand against. County Business Patterns counts private establishments with paid employees in March 2023, while the Quarterly Census of Employment and Wages above counts every unemployment-insured employer, public ones included, as a 2024 annual average, so the two establishment and employment counts differ.
US Census Bureau, County Business Patterns, 2023.
DeSoto County
Building permits in DeSoto County
- Housing units authorized by permit, 20241,159
- Declared construction value permitted$225.1 m
- Single family units authorized1,159
- Multifamily units authorized0
- Multifamily share of units0.0 percent
- Average declared value per unit$194,177
- Units authorized per 1,000 households16.3
Single-family homes are 100.0 percent of units authorized, so the pipeline is predominantly single-family.
US Census Bureau, Building Permits Survey, 2024 annual.
DeSoto County
SBA loans in DeSoto County (7(a) and 504)
- 7(a) approvals recorded114
- 7(a) gross approval dollars$110.8 m
- Average 7(a) approval$972,077
- Median 7(a) approval$348,950
- 10th percentile approval$52,100
- 90th percentile approval$3,276,350
- Largest single approval$5,000,000
- Jobs reported supported, 7(a)1,515
- Jobs per approval13.3
- Distinct 7(a) lenders active38
- Distinct industries receiving approvals64
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer26.3 percent
- Loans on real estate terms30
- Loans on working capital terms, 120 months or shorter69
- Franchise loans29
- Franchise share of approvals25.4 percent
- Leading industry by approval countFull-Service Restaurants (8)
- Most active lenderCommunity Bank of Mississippi (13)
- 504 approvals recorded16
- 504 gross approval dollars$21.4 m
- Average 504 approval$1,336,813
- Median 504 approval$894,500
- Distinct CDCs active4
- 504 jobs per approval14.6
- 504 jobs per million dollars approved10.9
- Most active CDCThree Rivers Local Development Company, Inc. (10)
- Combined SBA approval dollars, 7(a) FY2020 to FY2026 and 504 FY2010 to FY2026$132.2 m
The average approval of $972,077 sits well above the median of $348,950, pulled up by a few larger deals, so the median is the better guide to what a typical borrower here gets. Only 26.3 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.
DeSoto County
SBA loan default and charge-off rates in DeSoto County
Do SBA loans in DeSoto County get paid back?
- Loans with a final outcome recorded23
- Paid in full22
- Charged off1
- Status: Paid in full22
- Status: Exempt from disclosure72
- Status: Cancelled11
- Status: Charged off1
- Status: Committed, not yet disbursed8
Only 23 loans have reached a final outcome, fewer than the 30 a charge-off rate needs, so no rate is published.
Compare against the national and state SBA charge-off rates, computed the same way over resolved loans only.
US Small Business Administration, 7(a) FOIA release, FY2020 to FY2026 year to date, as of 2026-06-30.
DeSoto County
SBA lending by place in DeSoto County
- Borrower cities with recorded lending9
- Olive Branch, approvals43
- Southaven, approvals33
- Hernando, approvals17
- Horn Lake, approvals14
- Lake Cormorant, approvals2
- Southhaven, approvals2
| Borrower city | Approvals | Gross approval dollars |
|---|---|---|
| Olive Branch | 43 | $52,367,400 |
| Southaven | 33 | $25,104,500 |
| Hernando | 17 | $7,384,900 |
| Horn Lake | 14 | $20,350,900 |
| Lake Cormorant | 2 | $1,065,000 |
| Southhaven | 2 | $567,700 |
| Memphis | 1 | $3,034,500 |
| Nesbit | 1 | $600,000 |
| 1 other borrower city | 1 | $341,900 |
Olive Branch accounts for 43 approvals against 33 in Southaven. 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.
DeSoto County
How large is DeSoto County?
- Land area476 sq mi
- Rank by land area among Mississippi counties53rd of 82
- Width, east to west33.2 mi
- Height, north to south19.9 mi
- Geographies sharing a boundary5
- Residents per square mile of land402
- Establishments per square mile7.04
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.
DeSoto County
Flood risk in DeSoto County
- Communities in the county in the NFIP Community Status Book6
- Of those, participating in the NFIP6
- NFIP participation rate100.0 percent
- Best Community Rating System class in the county A lower CRS class is a larger flood insurance premium discount.Class 9
- Communities carrying a CRS class1
- Radon levels in DeSoto County, EPA zone predicted average indoor radon screening level less than 2 pCi/LZone 3
The EPA places DeSoto County in radon zone 3, a predicted average indoor radon screening level less than 2 pCi/L. The zone is a screening prediction for the county and does not substitute for a test at an address. The best Community Rating System class among the county's communities is 9, which carries a flood insurance premium discount for policies written in that community. 100.0 percent of the county's listed communities participate in the National Flood Insurance Program, per Federal Emergency Management Agency, NFIP Community Status Book (OpenFEMA), as of 2026-09-26.
Federal Emergency Management Agency, NFIP Community Status Book (OpenFEMA), as of 2026-09-26. US EPA, Map of Radon Zones, county spreadsheet, 2024-05 publication, EPA 402/A-16/001.
Coverage
What this page does not hold.
Traffic counts, zoning and the flood zone at an address are not on this page; they resolve at the address in the platform. How this page was built →
Feasibility studies
When a DeSoto 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 DeSoto County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population, American Community Survey 2020-2024191,301
- Households70,986
- Average household size2.69
- Median household income$85,297
- Median age37.3
Common questions
DeSoto County questions, answered from the record.
How many people live in DeSoto County, Mississippi?
The Census Bureau estimates 195,871 residents on July 1, 2024 (US Census Bureau, Population Estimates Program, Vintage 2024). The American Community Survey 2020-2024 five-year estimate is 191,301, in 70,986 households, ranking 3rd of 82 Mississippi counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is DeSoto County's population growing?
The population has grown 5.70 percent since the 2020 census base of 185,312, to 195,871 on July 1, 2024. In 2024 there were 1,659 births against 1,825 deaths, with net migration of 2,097. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in DeSoto County?
$85,297. The median owner-occupied home is valued at $269,600, which is 3.2 times income, and median gross rent is $1,451 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are in DeSoto County?
3,349 establishments, employing 63,252 people with an annual payroll of $2.78 bn. These are establishments physically operating in the county, not listings. Source: US Census Bureau, County Business Patterns, 2023.
What is employment by industry in DeSoto County?
Transportation and warehousing is the largest private sector at 16,548 jobs, 22.8 percent of covered employment. Covered employment averages 72,666 jobs at an average annual pay of $45,687, or $879 a week. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in DeSoto County?
114 7(a) approvals totaling $110.8 m since FY2020, across 38 lenders, with a median approval of $348,950, plus 16 504 approvals worth $21.4 m since FY2010. These are approvals recorded in the release, not loans disbursed.
How many building permits were issued in DeSoto County?
1,159 housing units were authorized by permit in 2024, with a declared construction value of $225.1 m. Multifamily was 0.0 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for DeSoto 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 DeSoto County come from?
The largest single origin is Shelby County, with 2,657 households. Arriving households report an average income of $55,292 against $54,891 for those leaving. Source: US Internal Revenue Service, Statistics of Income county migration flows, 2021 to 2022 filing years.
Are traffic counts available for DeSoto 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 DeSoto County?
No. Nothing on this page presents parcel level zoning, and where a statutory framework applies it is marked as the statewide frame, to be confirmed locally.
DeSoto County
Cities and places in DeSoto.
9 Census places lie wholly or partly in DeSoto County. All 9 carry enough published place level data for a page of their own and are linked.
| Place | Type | Population | SBA 7(a) approvals, projects in this county | Lies in |
|---|---|---|---|---|
| Southaven | city | 56,226 | 33 | Wholly in this county |
| Olive Branch | city | 47,019 | 43 | Wholly in this county |
| Horn Lake | city | 26,647 | 14 | Wholly in this county |
| Hernando | city | 17,949 | 17 | Wholly in this county |
| Bridgetown | CDP | 3,195 | None recorded | Wholly in this county |
| Lynchburg | CDP | 2,161 | None recorded | Wholly in this county |
| Walls | town | 1,426 | None recorded | Wholly in this county |
| Eudora | CDP | 620 | None recorded | Wholly in this county |
| Lakeview | CDP | 596 | None recorded | Wholly in this county |
A further 7 of the county's 114 SBA 7(a) approvals are to borrowers in cities that match no Census place in DeSoto County, the largest being Lake Cormorant (2), Southhaven (2), Memphis (1). Those are postal cities, unincorporated areas and cities outside the county, so no place row claims them; they are counted in the county total above.