Hattiesburg Multifamily Buyer
Sell Your Commercial Property In Hattiesburg, MS
Own a commercial apartment building of five or more units in Hattiesburg? We purchase multifamily properties around Downtown Hattiesburg, Petal, and the rest of Forrest County, and we review every deal against a clear buy box.
- Clear feedback on your deal, typically within 48 hours
- 5 to 100+ units, stabilized or distressed, listed or off-market
- Owners, agents, and brokers welcome — every conversation is confidential
We buy:Tired landlordsEstate & trust sales1031 exchangesDeferred maintenanceHigh vacancyPartnership splits
Areas We Target: Downtown Hattiesburg · Petal · Oak Grove · Midtown — Forrest County, MS
Why Hattiesburg
Why We Buy Multifamily In Hattiesburg
Hattiesburg is a renter-majority college and medical town. Renters occupy 62.8% of Hattiesburg's occupied homes, per Census ACS 2020-2024 estimates. Some 36.3% of housing units sit in buildings of five or more units, almost four times Mississippi's 9.2% share. Some 2,621 renter households live in the Lamar County part of Hattiesburg.
Median gross rent in Hattiesburg was $1,005, below HUD's FY2027 two-bedroom fair market rent of $1,316 for the Hattiesburg, MS MSA. Rental vacancy was 7.3% over the same ACS period. Hattiesburg's median household income was $46,342. Demand comes from the University of Southern Mississippi, Forrest General Hospital, Hattiesburg Clinic and Camp Shelby.
This profile covers who rents, how rents compare with HUD benchmarks, the apartment stock, Forrest County property taxes with a worked example, and Mississippi landlord rules. It is written for owners who want to sell commercial property in Hattiesburg, MS and need the local facts a buyer will check first.
University of Southern Mississippi
The University of Southern Mississippi enrolled 13,191 students in fall 2025, per the Mississippi Institutions of Higher Learning, up from 13,170 a year earlier.Forrest General and Hattiesburg Clinic
Forrest General is a 547-bed Level II trauma center serving a 19-county area, per Forrest Health. Hattiesburg Clinic reports over 450 physicians and providers and about 2,000 professional staff employees.Camp Shelby training center
Camp Shelby Joint Forces Training Center covers more than 134,000 acres in Forrest, Perry and Greene counties, per the Mississippi National Guard. It hosts as many as 100,000 personnel annually.Our Buy Box
What We Buy In Hattiesburg
Asset Type
Multifamily, 5+ Units
Apartment buildings and income-producing residential.
Size
5 – 100+ Units
Sweet spot: 15–25 units.
Condition
Stabilized To Distressed
Value-add, mismanaged, and high-vacancy properties welcome.
Deal Types
Listed Or Off-Market
Direct-to-owner, pocket listings, portfolios.
Local Market Data
Hattiesburg Apartment Market
Figures gathered October 2026 from public market data.
Who rents in Hattiesburg
Renters occupy 62.8% of Hattiesburg's 20,659 occupied homes, per Census ACS 2020-2024 tenure estimates. Forrest County's renter share is 42.8%, and Mississippi's is 30.0%. That makes Hattiesburg a renter-majority city in a state of homeowners.
Hattiesburg crosses a county line. Some 2,621 of Hattiesburg's 12,971 renter households live in its Lamar County part, per Census place-by-county tenure estimates. The Lamar County part is 76.5% renters, against 60.1% in the Forrest County part.
Hattiesburg had 48,619 residents in the ACS 2020-2024 population estimate. Median household income was $46,342 in Hattiesburg, per ACS table B19013. Forrest County's median was $53,640, or $7,298 higher. Some 6,695 of Hattiesburg's residents live in its Lamar County part, per the same Census place-by-county estimates.
Rents and affordability against HUD fair market rents
Median gross rent in Hattiesburg was $1,005 in ACS 2020-2024, per table B25064. Forrest County's median was $972, and Mississippi's was $954. Hattiesburg's median sits $311 below HUD's FY2027 two-bedroom fair market rent.
HUD publishes one schedule for the Hattiesburg, MS MSA, effective October 1, 2026. These figures come from the HUD fair market rent program.
| Unit size | HUD FY2027 FMR (monthly) |
|---|---|
| Efficiency | $916 |
| One-bedroom | $1,117 |
| Two-bedroom | $1,316 |
| Three-bedroom | $1,676 |
| Four-bedroom | $1,730 |
Some 46.1% of Hattiesburg renter households paid 30% or more of income on rent, per ACS table B25070. Severe burden, at 50% or more of income, reached 24.1%. Forrest County's 30%-plus share was 44.7%.
Rental vacancy was 7.3% in Hattiesburg, per ACS profile table DP04. Forrest County's rate was 7.4%, and Mississippi's was 8.2%. Owners who sell commercial real estate in Hattiesburg, MS are pricing a market where rents trail the HUD benchmark and many tenants already stretch to pay.
Apartment stock in Hattiesburg
Hattiesburg is an apartment town by Mississippi standards. Some 8,447 of Hattiesburg's 23,300 housing units, or 36.3%, sit in buildings of five or more units, per ACS table B25024. Statewide, that share is 9.2%.
Large complexes are a real part of the stock. Hattiesburg counts 1,728 units in buildings of 50 or more units, and 1,888 in buildings of 20 to 49 units. Together, those two size bands hold 3,616 units, a deep pool of institutional-scale apartments for a city this size.
Age matters for underwriting. Some 49.4% of Hattiesburg's housing units were built before 1980, per ACS table B25034. Median year built is 1981, per ACS table B25035. Buyers will price in roofs, plumbing, HVAC and electrical work on older buildings. For anyone selling commercial property in Hattiesburg, a recent capital-needs list answers many of those questions early.
Property taxes in Forrest County, with a $2 million example
Apartment buildings in Forrest County are assessed at 15% of true value. The Mississippi Department of Revenue places all real property other than owner-occupied single-family homes in Class II at that ratio. Owner-occupied homes are assessed at 10%.
Each taxing body sets its own levy. The City of Hattiesburg's FY2025 budget kept city millage at 53.13 mills. The Forrest County Tax Collector bills taxes under levies set by the Board of Supervisors and the Hattiesburg and Petal governing boards.
Here is the math for a $2,000,000 apartment building inside Hattiesburg's Forrest County part:
- True value: $2,000,000
- Assessed value at the 15% Class II ratio: $300,000
- Tax for each mill levied: $300 a year
- City share at 53.13 mills: $15,939 a year
The full bill adds the Forrest County levy and any other levy on the parcel, at $300 per mill. Anyone planning to sell commercial property in Hattiesburg, MS should share the actual tax bill, since buyers underwrite from it.
Assessment appeals go to the Forrest County Board of Supervisors. The Department of Revenue says an appeal is normally due by the first Monday in August before taxes come due. Assessors must revalue real property at least once every four years.
Landlord rules in Mississippi and Hattiesburg
Mississippi sets no cap on security deposits. Miss. Code § 89-8-21 requires return of the remaining deposit within 45 days after the tenancy ends. Deductions must be itemized in writing.
Nonpayment notices are short. Under Miss. Code § 89-8-13, a lease can end if rent stays unpaid three days after written notice. Other material breaches need at least 14 days' written notice.
Month-to-month tenancies end on 30 days' written notice, per Miss. Code § 89-8-19. Hattiesburg cannot cap rents on its own. Miss. Code § 21-17-5(2)(h) bars municipalities from regulating rent on private residential property without prior legislative approval.
Hattiesburg does regulate stays under 30 days. Its short-term rental registration requires a permit under Ordinance No. 3376 before renting. New applicants pay a $130 license fee plus a $50 fire inspection.
What it means for an owner
Demand in Hattiesburg rests on three anchors. The University of Southern Mississippi enrolled 13,191 students in fall 2025, per Mississippi IHL. Forrest General is a 547-bed hospital, and Hattiesburg Clinic reports about 2,000 professional staff employees.
That base keeps occupancy steady, but income growth is the limit. Median rent trails HUD's FY2027 benchmark by $311, and 46.1% of renters are cost-burdened. Older buildings and a 53.13-mill city levy press on net income.
If you plan to sell commercial property in Hattiesburg, MS, start with your own numbers. Run your rent roll through our cap rate calculator and compare it with the trailing 12 months of expenses.
When you are ready to sell your apartment building in Hattiesburg, Skyline Capital Investments buys 5+ unit buildings in Hattiesburg and Petal. You can see how our purchase process works and request an offer.
Before You Sell
Hattiesburg Seller Checklist
More about selling in Mississippi →Investing in Hattiesburg? See apartment syndications in Hattiesburg →
- Hattiesburg crosses into Lamar County, where 2,621 of the city's 12,971 renter households live, so owners who sell multifamily property in Hattiesburg should confirm the parcel's county first.
- Apartment property falls in Mississippi's Class II at 15% of true value, so a $2,000,000 building carries $300 of tax for each mill levied.
- Owners who sell commercial real estate in Hattiesburg, MS should expect buyers to price older stock, since 49.4% of housing units predate 1980.
- Mississippi caps neither rents nor deposits, but deposits must be returned within 45 days, and Hattiesburg requires permits for rentals under 30 days.
Seller Guides
Hattiesburg Seller Situations
Learn More
Taxes & Rules For Hattiesburg Property
The Mississippi rules that shape any deal in Hattiesburg: what a sale costs in tax, how buildings are taxed, what landlords must follow, and how to defer gains.
Hattiesburg Seller FAQ
What do buyers look at when I sell commercial property in Hattiesburg, MS?
Buyers start with the rent roll, trailing expenses and the Forrest County tax bill. They compare rents with HUD's FY2027 fair market rents for the Hattiesburg, MS MSA, where a two-bedroom is $1,316. They also check building age, since 49.4% of Hattiesburg housing units were built before 1980. Clean records and a current tax bill shorten due diligence and support a firmer price.
How are apartment buildings taxed in Forrest County?
Mississippi assesses apartment buildings in Class II at 15% of true value, so a $2,000,000 building has a $300,000 assessed value. Each mill then costs $300 a year. The City of Hattiesburg kept its millage at 53.13 mills in the FY2025 budget, which works out to $15,939 a year on that building. The Forrest County levy and any other levies come on top.
Can Hattiesburg pass rent control on my building?
No, not without the Legislature. Mississippi Code section 21-17-5(2)(h) bars municipalities from regulating the rent charged for private residential property without prior legislative approval. Hattiesburg does regulate short-term rentals of under 30 days through permits under Ordinance No. 3376. Standard leases of 30 days or longer fall under the state's landlord and tenant statutes.
Is it a good time to sell commercial real estate in Hattiesburg, MS?
Demand looks steady. Renters occupy 62.8% of Hattiesburg's occupied homes, and rental vacancy was 7.3% in ACS 2020-2024. The University of Southern Mississippi enrolled 13,191 students in fall 2025. The constraint is rent growth, since median gross rent of $1,005 sits $311 below HUD's FY2027 two-bedroom benchmark and 46.1% of renters are cost-burdened.
How fast must I return a tenant's security deposit in Mississippi?
Mississippi Code section 89-8-21 gives landlords 45 days after the tenancy ends, possession is delivered and the tenant makes a demand. Any deductions must be itemized in writing. The statute sets no cap on the deposit amount. Owners who sell multifamily property in Hattiesburg should expect buyers to request a current deposit ledger for every unit at closing.
What if my Hattiesburg building has vacancies or deferred maintenance?
That is often where we add the most value. We buy buildings that need renovation, new management, or lease-up, and we account for that in our offer.
Do you work with Hattiesburg brokers and agents?
We do. Agents can bring us listed or pocket-listing deals in Hattiesburg, and we keep every conversation confidential.
Who buys occupied rental property in Hattiesburg?
We do. Skyline Capital Investments is a commercial real estate buyer of 5+ unit multifamily, and we buy apartment buildings with tenants in place, including properties with below-market rents.
What do I need to sell my apartment building in Hattiesburg?
An address and unit count are enough to start. A current rent roll and trailing twelve-month statement let us move to a written offer faster.
Submit A Deal
Have A Property In Hattiesburg?
A few details are enough to start. We respond to every Hattiesburg submission, including off-market and pocket listings.
