Best Places38654, MS Best Neighborhoods
2026–2027 edition · Data updated July 2026
Every neighborhood inside ZIP code 38654, scored on 40 measures of daily life and ranked to fit what matters to you. Local pay runs high here, and housing takes the biggest bite out of it. To work out which city fits you best, start with the best places to live tool.
38654 ranks 4,663rd of 33,110 U.S. zip codes on the BestNeighborhood index. It scores highest on fast internet by a wide margin, and state infrastructure ranks lowest.
The best neighborhoods in 38654
BestNeighborhood is the only ranking that scores 40 measures of daily life neighborhood by neighborhood and lets you re-weight every one of them yourself.
38654's strengths and weaknesses
Where 38654 ranks high
- Internet speedBetter than 98% of zip codes
- Cost of living vs incomeBetter than 92% of zip codes
- Low vacancyBetter than 92% of zip codes
- Local economyBetter than 89% of zip codes
- Household income$107,373 median, better than 84% of zip codes
Where 38654 ranks low
- State infrastructureBetter than only 4% of zip codes
- State fiscal healthBetter than only 13% of zip codes
- QuietBetter than only 19% of zip codes
- Air qualityBetter than only 24% of zip codes
- Disaster safetyBetter than only 25% of zip codes
What it costs to buy a home in 38654
A household needs to earn about $79,000 a year to comfortably buy the median 38654 home, at 20% down and today's 30-year rate. That is below the area's own median income of $107,373, so a typical household can afford the median home outright.
Where the monthly payment goes
Assumes a 20% down payment, a 6.6% 30-year fixed rate, and a 28% share of income going to the payment. The rate is the 2026-07-23 30-year fixed average, series MORTGAGE30US from the St. Louis Fed, which publishes Freddie Mac's weekly survey. Against the median home value, property tax uses 38654's effective rate of 0.58%, and insurance is estimated at 0.4% of home value a year.
Renting versus buying
At today's prices, buying tends to cost more than renting for about the first 5 years, then pulls ahead as rent keeps rising and the mortgage builds equity. The chart tracks the running cost of each.
Who lives in 38654
38654's age mix sits close to the national median.
Residents by age
Racial and ethnic makeup has its own map. See the race and diversity map for 38654.
Who works in 38654, and how
Work in 38654 centers on transportation & warehousing and manufacturing. Unemployment is low, and jobs are growing.
Largest industries
How people get to work
- Drive or carpool 89%
- Work from home 9%
- Transit, walk, or bike 2%
Life in 38654
38654 has more restaurants and bars per resident than 90% of zip codes and more parkland per resident than 68% of zip codes. Dining, parks, and nightlife concentrates in some parts of 38654 and thins out in others, which the map shows.
What the weather is like in 38654, month by month
38654 sees roughly 72 pleasant days a year. July highs average about 91 degrees. January highs sit near 50, with lows near 33. The comfortable stretch runs March through May, September, and October.
Show the monthly temperatures
| Month | Avg high | Avg | Avg low |
|---|---|---|---|
| January | 50° | 40° | 33° |
| April | 72° | 61° | 52° |
| July | 91° | 81° | 72° |
| October | 75° | 64° | 54° |
Flying in and out of 38654
Memphis International sits about 10 miles away. It is a medium hub and boarded 2.4 million passengers in 2025, with 78 nonstop destinations.
The best schools in and around 38654
Schools across 38654 average a B+, better than 75% of zip codes.
Top elementary schools
- Lewisburg Elementary SchoolA · 71% proficient
- Pleasant Hill ElementaryA · 67% proficient
- Sycamore Elementary SchoolA · 65% proficient
Top middle schools
- Lewisburg MiddleA+ · 74% proficient
- Desoto Central Middle SchoolA · 60% proficient
- Center Hill MiddleA− · 57% proficient
Top high schools
- Lewisburg High SchoolA · 70% proficient
- Center Hill High SchoolA− · 59% proficient
- Desoto Central High SchoolB · 47% proficient
Grades come from K-12 test scores, with scores projected for schools missing data. See every 38654 school and its grade on SchoolGrade.
38654 measure by measure
Cards are ordered by how much each measure matters to you, so the ones you weighted highest come first. Expand to see every measure. Percentages compare 38654 against the other 33,109 zip codes.
Who 38654 suits
Remote workers
Cost of living against local pay beats 92% of zip codes, internet is fast and widely advertised, and 9% already work from home.
Retirees
Set weather, quiet, and health care weights on the map to test the fit.
Common questions about living in 38654
Is 38654 a good place to live?
Using BestNeighborhood's default rankings, 38654 ranks 4,663rd of 33,110 zip codes. It scores highest on fast internet, what local pay buys, and few empty homes, and lowest on state infrastructure and state finances. How good it is for you depends on which of those you weight most, which the map lets you set.
Is 38654 expensive to live in?
The median home is worth $311,311. The overall cost of living runs about 16% below the national average. Set against a $107,373 median income, cost of living beats 92% of zip codes.
Is 38654 safe?
Yes, 38654 is safer than 83% of zip codes. Safety varies a lot by neighborhood. Crime costs an estimated $128 per resident a year.
What is the weather like in 38654?
July highs average about 91 degrees, and January highs near 50 with lows near 33. That works out to about 72 pleasant days a year, more than 29% of zip codes.
Is 38654 good for families?
Schools beat 75% of zip codes, crime safety beats 83%, and childcare runs $651 a month.
Compare 38654 with other zip codes
Sources and methodology
Every measure on this page is scored for each neighborhood, then rolled up to 38654. Scores are absolute rather than ranked, which means a 60 in 38654 represents the same real quantity as a 60 anywhere else, and the ranking is a weighted average of those absolutes. The map colors come from a national scale calibrated against a population weighted random sample of 5,000 neighborhoods. That absolute scoring is what no other places-to-live ranking does: it puts a single neighborhood, a town, a metro, and a state on one scale, so the same 40 measures answer both which metro to move to and which street inside it to buy on. Read the full methodology.
38654 detail on BestNeighborhood maps:
- Walk Grade for 38654: walkability, transit, and biking, measured on the real street network rather than by straight line distance.
- Noise in 38654: road, rail, and aviation sound modeling calibrated against federal ground truth measurements.
- Conservative vs liberal map of 38654: precinct level election results apportioned to neighborhoods.
- Mobile and cell coverage in 38654: carrier by carrier coverage behind the cell score.
38654 detail on related sites:
- CrimeGrade: neighborhood crime rates behind the crime safety score.
- ISPreports.org: provider by provider internet availability and advertised speeds.
- CoverageWatch: the car insurance premiums behind the cheap car insurance score.
Federal and public data:
- U.S. Census Bureau American Community Survey: income, home value, rent, vacancy, commute time and mode, educational attainment, home age, age structure, household type, industry, and race.
- NOAA Global Surface Summary of the Day: the daily station record behind the monthly temperatures and the pleasant-day count.
- FAA Passenger Boarding Data: airport size and annual passenger counts.
- Freddie Mac Primary Mortgage Market Survey: the 30-year fixed rate used in the cost-to-buy estimate.
- FBI Crime Data Explorer: reported offenses behind the tangible crime cost estimate.
- U.S. EPA Air Quality System: five year average air quality index.
- FEMA National Risk Index: expected annual loss from natural hazards.
- CDC PLACES: disease burden, preventable risk, and barriers to care.
- National Center for Education Statistics: school enrollment and assessment inputs behind the school grade.
- FCC National Broadband Map: internet and wireless availability.
- U.S. Bureau of Labor Statistics: employment and job growth behind the local economy score.
- Religious activity uses a proprietary religious signal measurement.
Your priorities
Move a slider to say how much a measure matters. Zero turns it off.