Inverness, MS demographics:
population, income, and more

Total population
740
-2.2% year-over-year change
Median household income
$58,250/yr
11.5% year-over-year change
Housing units
381
-1.6% year-over-year change

Inverness population

How many people live in Inverness

Inverness is home to 740 residents, according to the most recent Census data. Gender-wise, 45.8% of Inverness locals are male, and 54.2% are female.

Total population
740
-2.2% year-over-year change
Gender ratio
Male
45.8%
339
Female
54.2%
401
Value Percent YoY change
Male 339 45.8% -0.3%
Female 401 54.2% -3.8%
A higher population often means more rental variety and livelier areas. The gender balance—how many men live here compared to women—can reveal a lot about the community and the lifestyles of its residents. Use this info to get a sense of the area's pace and personality.

Age demographics

The median age in Inverness is 41, with the population distributed as follows: about 12.7% are children under 15, then 21.1% are in the 15 to 24 age group. Adults between 25 and 44 make up 29.7% of the population, while another 22.6% fall into the 45 to 64 bracket. Finally, around 13.9% are 65 or older.

Median age
40.8
Age breakdown
Under 15
12.7%
15 to 24
21.1%
25 to 44
29.7%
45 to 64
22.6%
Over 65
13.9%
Value Percent YoY change
Under 15 94 12.7% -21.0%
15 to 24 156 21.1% 52.9%
25 to 44 220 29.7% -2.2%
45 to 64 167 22.6% -19.3%
Over 65 103 13.9% -1.0%
The age composition helps you get insight into who lives in the area. A younger population might mean a more active, fast-paced vibe, while an older one could suggest a quieter, slower lifestyle. If there's a balanced makeup, you’re likely to find a variety of services, housing types, and community spaces that cater to different life stages.

Racial makeup

In Inverness, 99.5% of the population are US-born citizens, while 0.5% have gained naturalized citizenship. There’s also a share of 2.7% that includes residents with two or more races.

Citizenship
U.S.-born citizens
99.5%
Non-U.S.-born citizens
0.5%
Non-citizens
0%
Value Percent YoY change
U.S.-born citizens 736 99.5% -2.3%
Non-U.S.-born citizens 4 0.5% 0.0%
Racial breakdown
White
64.2%
Black or African American
32.4%
American Indian and Alaska Native
0%
Asian
0%
Native Hawaiian and other Pacific Islander
0%
Two or more races
2.7%
Other
0.7%
Value Percent
White 475 64.2%
Black or African American 240 32.4%
Two or more races 20 2.7%
Other 5 0.7%

Households in Inverness

A peek inside Inverness households

Inverness has 329 households, with an average of 2 members in each. Of these, 65.6% are families, while the remaining 34.4% are made up of individuals living alone or with non-relatives, such as roommates.

Households stats

Total households
329
-4.6% year-over-year change
Average people per household
2
Non-family households
113
Family households
216
Value Percent YoY change
Non-family households 113 34.4% -11.7%
Family households 216 65.6% -0.5%
The mix between family and non-family households gives a glimpse into daily life. A higher percentage of families might mean more parks and schools, while more non-family setups can mean flexible housing and diverse living styles. For renters, this can signal what kinds of homes are common and can help you figure out if the area matches your lifestyle.

Housing in Inverness

The housing landscape of Inverness

Inverness's housing consists of 381 units, with 82.9% being detached single-family homes ideal for those wanting space. Then there are the multifamily buildings in the area, and for those seeking flexibility, non-traditional options like mobile homes account for 6% of the housing landscape.

Housing units
381
-1.6% year-over-year change
Housing types
Value Percent
1 unit, detached 316 82.9%
2 units 6 1.6%
3 or 4 units 12 3.2%
5 to 9 units 17 4.5%
10 to 19 units 7 1.8%
Mobile home 23 6%
Homes built since 2020
17
325.0% year-over-year change

The age of buildings in Inverness

In Inverness, the median construction year is 1976. About 10% of homes were built before the 1940s, with another 2.4% going up by 1949. Most development happened in the second half of the 20th century. Then, 8.7% of homes were added from 2000 to 2009, 3.4% between 2010 and 2019, and 4.5% are part of the newest wave of development.

Construction year breakdown by decade
Value Percent YoY change
Built in 1939 or earlier 38 10% -26.9%
Built between 1940 and 1949 9 2.4% 0.0%
Built between 1950 and 1959 34 8.9% 88.9%
Built between 1960 and 1969 31 8.1% 19.2%
Built between 1970 and 1979 134 35.2% -15.7%
Built between 1980 and 1989 67 17.6% -10.7%
Built between 1990 and 1999 5 1.3% -61.5%
Built between 2000 and 2009 33 8.7% 73.7%
Built between 2010 and 2019 13 3.4% 8.3%
Built in 2020 or later 17 4.5% 325.0%
As a renter, knowing when homes were built helps you understand the potential condition and design of rental units. Newer builds may have more contemporary layouts, while older homes can offer character or larger lots, depending on the area.

Inverness occupancy rates

Out of the 329 occupied housing units in Inverness, 69.6% are owner-occupied, while 30.4% are lived in by tenants. Meanwhile, 13.6% of all homes on the local market sit vacant.

Occupied housing units
329
-4.6% year-over-year change
Occupancy breakdown
Renter occupied
100
Owner occupied
229
Value Percent YoY
change
Renter occupied 100 30.4% -13.0%
Owner occupied 229 69.6% -0.4%
Unoccupied housing units
13.6%
Unoccupied housing units refer to homes that are currently without residents—whether they're waiting for renters or owners, used seasonally, or simply unclaimed. A higher share of empty homes may mean more housing availability, while a low number can reflect a tighter market with more competition. This, along with the renter-vs.-owner mix, helps paint a clearer picture of what types of housing and services are likely to be available in the area.

Inverness housing costs

Housing costs in Inverness come to a median of $715 per month, while tenants specifically pay a median gross rent of $580.

Median housing costs per month
$715/month
This figure sums up typical monthly housing costs for all households in the area. If you own, it includes mortgage payments in addition to property taxes, insurance and HOA fees. If you rent, it accounts for rent plus extras like utilities. It’s useful for seeing how local living expenses stack up compared to other places.
Median gross rent in Inverness
$580/month
Gross rent gives a more complete look at what renters actually pay, including not just base rent, but also utilities and fees. It’s a key number for evaluating rental affordability in your area of interest and understanding how it compares to nearby locations.

Education in Inverness

Inverness education at a glance

About 25.6% of the population in Inverness went to high school, while 35.6% pursued college studies. Another 16.3% earned an associate degree and 15.1% hold a bachelor’s. Meanwhile, 4% went even further, earning a master’s or doctorate.

Education level
Value Percent YoY change
No high school 19 3.3% 111.1%
High school diploma 146 25.6% -18.4%
College diploma 203 35.6% -6.9%
Associate degree 93 16.3% 40.9%
Bachelor's degree 86 15.1% 8.9%
Graduate degree 23 4% 0.0%
A community’s education mix can offer insights into the local economy and housing market. Higher levels of education often align with more job opportunities and stable incomes, which can increase demand for homes and influence both rent prices and rental availability.

Income in Inverness

How much people earn in Inverness

The average annual household income in Inverness was $77,104 in 2024, the most recent annual data available, according to the U.S. Census Bureau. This marked a +14.4% change from the previous year. At the same time, the median income stood at $58,250, reflecting a +11.5% shift over the same period.

Average household income in Inverness
$77,104/year
14.4% year-over-year change
Median household income in Inverness
$58,250/year
11.5% year-over-year change

Inverness income by age

In Inverness, households led by residents aged 25 to 44 — usually in the early to mid stages of their careers — have a median income of $140,109. Those with someone between 45 and 64 in charge, often well established professionally, earn $35,278 overall. Overall, 81.8% of the locals in this community live above the poverty line.

Income breakdown by age
Value YoY change
25 - 44 $140,109 16.8%
45 - 64 $35,278 -16.3%
Over 65 $26,250 7.1%
Above poverty level
604
Below poverty level
134
Value Percent YoY
change
Above poverty level 604 81.8% 0.5%
Below poverty level 134 18.2% -11.3%

Average renter income in Inverness

To get a better sense of what renters earn on average in Inverness, their median household income was $40,938 according to 2022 Census data. In addition, the rent-to-income ratio in the area, at 17%, shows what portion of their earnings goes toward housing expenses.

Renter median household income
$40,938
Rent-to-income ratio
17%
Understanding the rent-to-income ratio can help renters gauge if local housing costs align with their earnings. A ratio under 30% usually signals affordability, while exceeding this mark means rent is taking a larger-than-recommended bite out of income. That could make it harder for you to cover other costs like transportation, healthcare, or child care.

Employment in Inverness

Workforce and job types in Inverness

The job market in Inverness is powered by 365 working residents, spread across a range of industries and roles. 69.3% of the working population are employed in professional or administrative positions, while 30.7% are in hands-on or service-based jobs. Also, 3.8% run their own businesses, 84.7% are employed by private companies, and 5.8% work in the public sector.

Workforce demographics

Working population
365
5.2% year-over-year change
White collar
253
Blue collar
112
Value Percent YoY change
White collar 253 69.3% -4.9%
Blue collar 112 30.7% 38.3%
Employer type
Self employees
3.8%
Private companies
84.7%
Governmental workers
5.8%
Not for profit companies
5.8%
Value Percent YoY change
Self employees 14 3.8% -36.4%
Private companies 309 84.7% 9.6%
Governmental workers 21 5.8% -22.2%
Not for profit companies 21 5.8% 31.2%
Unemployment rate
3.4%
-23.5% year-over-year change

Available workforce

The unemployment rate in Inverness stands at 3.4%, representing the share of the workforce currently without a job and actively looking for one.

For renters, the unemployment rate helps paint a picture of job security and financial stability in the area. Rates around 4% to 5% are considered typical. A lower-than-average rate might suggest strong job prospects and a thriving local economy, while a higher rate could hint at fewer opportunities—both useful to consider when planning a move.

Transportation in Inverness

How people get around in Inverness

Commuting methods vary: 97% of residents travel by personal vehicle and 1.9% prefer to walk, while the remaining share relies on public transit or on two wheelers to get from A to B.

Means of transportation
Value Percent YoY change
Car 356 97% 8.9%
Walk 7 1.9% 0.0%
Understanding how locals get to work can help you plan your own routine. High car usage might mean you’ll need a vehicle, while strong public transit or walkability could save you the hassle. Commute times also play a big role in quality of life—shorter trips can give you more time for the things you enjoy.

What is the median and average household income in Inverness by zipcode?

Zipcode Population Number of households Median income Average income
38753 1,165 486 $59,000 $77,158

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FAQs about Inverness demographics 

What is the total population of Inverness?

Inverness has a total population of 740 residents, according to the latest release from the U.S. Census Bureau: the 2019-2023 American Community Survey (ACS) 5-year estimates. This figure changed by -2.2% compared to a year ago.

What is the gender ratio in Inverness?

The gender ratio in Inverness is as follows:
  • 45.8% males (339 residents)
  • 54.2% females (401 residents)

What is the median age in Inverness?

The median age in Inverness is 40.8.

What is the age distribution of the population in Inverness?

The age distribution in Inverness is as follows:
  • Under 15: 12.7% (94 residents)
  • Ages 15-24: 21.1% (156 residents)
  • Ages 25-44: 29.7% (220 residents)
  • Ages 45-64: 22.6% (167 residents)
  • Over 65: 13.9% (103 residents)

What is the racial and ethnic makeup of Inverness?

The racial and ethnic makeup of Inverness is as follows:
  • White: 64.2% (475 residents)
  • Black or African American: 32.4% (240 residents)
  • American Indian and Alaska Native: 0% (0 residents)
  • Asian: 0% (0 residents)
  • Native Hawaiian and Other Pacific Islander: 0% (0 residents)
  • Two or More Races: 2.7% (20 residents)
  • Other: 0.7% (5 residents)

What percentage of the population in Inverness are U.S.-born citizens?

U.S.-born citizens represent 99.5% of the population in Inverness.

How many housing units are there in Inverness?

There are 381 housing units in Inverness, reflecting a -1.6% change compared to the previous year, according to the latest data from the U.S. Census Bureau.

How many households are in Inverness and what is the average household size?

Inverness has a total of 329 households, with an average of 2 people in each.

What is the median household income in Inverness?

Inverness has a median household income of $58,250, representing a +11.5% shift from the previous year, according to the U.S. Census Bureau.

What is the employment rate and job market overview for Inverness?

The employment rate is 96.6% in Inverness, with a workforce of 365 residents. Here’s a detailed breakdown of the local job market:

Job types:
  • White-collar workers: 69.3% (253 residents)
  • Blue-collar workers: 30.7% (112 residents)

Places of employment:
  • Self-employed: 3.8% (14 residents)
  • Private companies: 84.7% (309 residents)
  • Governmental workers: 5.8% (21 residents)
  • Not-for-profit companies: 5.8% (21 residents)

Data source & methodology

The demographic data on this page was sourced from the latest U.S. Census Bureau release—the 2019–2023 American Community Survey (ACS) 5-year estimates.

The information, issued annually, is compiled and published by the Point2Homes Research Team as soon as new data becomes available.

No representation, guarantee, or warranty is made concerning the accuracy or completeness of modified or aggregated information for particular areas.

Page last updated: September 2025