Best PlacesTocowa, MS Best Neighborhoods
2026–2027 edition · Data updated July 2026
Every neighborhood in and around Tocowa, scored on 40 measures of daily life and ranked to fit what matters to you. This page is for people who live here or already know they want to. To work out which city fits you best, start with the best places to live tool.
Tocowa ranks 34,175th of 50,333 U.S. towns on the BestNeighborhood index. It scores highest on a stable housing market by a wide margin, and state infrastructure ranks lowest.
The best neighborhoods in Tocowa
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.
Tocowa's strengths and weaknesses
Where Tocowa ranks high
- Housing crash safetyBetter than 91% of towns
- Cheap childcare$526 a month, better than 90% of towns
- Low vacancyBetter than 88% of towns
- QuietBetter than 73% of towns
- Short commute23.6 minutes each way, better than 71% of towns
Where Tocowa ranks low
- State infrastructureBetter than only 6% of towns
- Educational attainmentBetter than only 10% of towns
- State fiscal healthBetter than only 13% of towns
- Healthcare accessBetter than only 18% of towns
- WalkabilityBetter than only 19% of towns
What it costs to buy a home in Tocowa
A household needs to earn about $30,000 a year to comfortably buy the median Tocowa home, at 20% down and today's 30-year rate. That is below the area's own median income of $59,445, 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 Tocowa's effective rate of 0.61%, 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 3 years, then pulls ahead as rent keeps rising and the mortgage builds equity. The chart tracks the running cost of each.
Who lives in Tocowa
Tocowa runs older than the country, and households here run smaller than average.
Residents by age
Racial and ethnic makeup has its own map. See the race and diversity map for Tocowa.
Who works in Tocowa, and how
Work in Tocowa centers on health care & social and education. Unemployment is low, and the job base is shrinking.
Largest industries
How people get to work
- Drive or carpool 95%
- Work from home 4%
- Transit, walk, or bike 1%
Life in Tocowa
The map and measures below break down dining, culture, and green space by neighborhood across Tocowa.
What the weather is like in Tocowa, month by month
Tocowa sees roughly 74 pleasant days a year. July highs average about 92 degrees. January highs sit near 52, with lows near 36. The comfortable stretch runs March through May and October.
Show the monthly temperatures
| Month | Avg high | Avg | Avg low |
|---|---|---|---|
| January | 52° | 43° | 36° |
| April | 74° | 63° | 54° |
| July | 92° | 82° | 74° |
| October | 79° | 66° | 55° |
Flying in and out of Tocowa
Memphis International sits about 56 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 Tocowa
Schools across Tocowa average a C+, better than 48% of towns.
Top elementary schools
- Pope Elementary SchoolB− · 42% proficient
- Batesville Middle SchoolB− · 41% proficient
- Batesville Intermediate SchoolC · 32% proficient
Top high schools
- South Panola High SchoolC · 34% proficient
Grades come from K-12 test scores, with scores projected for schools missing data. See every Tocowa school and its grade on SchoolGrade.
Tocowa 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 Tocowa against the other 50,332 towns.
Common questions about living in Tocowa
Is Tocowa a good place to live?
Using BestNeighborhood's default rankings, Tocowa ranks 34,175th of 50,333 towns. It scores highest on a stable housing market, affordable childcare, and few empty homes, and lowest on state infrastructure and education levels. How good it is for you depends on which of those you weight most, which the map lets you set.
Is Tocowa expensive to live in?
The median home is worth $117,941. The overall cost of living runs about 18% below the national average. Set against a $59,445 median income, cost of living beats 31% of towns.
Is Tocowa safe?
Tocowa is safer than 33% of towns. Safety varies a lot by neighborhood. Crime costs an estimated $214 per resident a year.
Compare Tocowa with other towns
Sources and methodology
Every measure on this page is scored for each neighborhood, then rolled up to Tocowa. Scores are absolute rather than ranked, which means a 60 in Tocowa 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.
Tocowa detail on BestNeighborhood maps:
- Walk Grade for Tocowa: walkability, transit, and biking, measured on the real street network rather than by straight line distance.
- Noise in Tocowa: road, rail, and aviation sound modeling calibrated against federal ground truth measurements.
- Conservative vs liberal map of Tocowa: precinct level election results apportioned to neighborhoods.
- Mobile and cell coverage in Tocowa: carrier by carrier coverage behind the cell score.
Tocowa 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.