Issaquena County, MS: mortgages, home buyers & loan limits
What buyers in Issaquena County actually borrowed, earned and paid in 2025, from the official Home Mortgage Disclosure Act records — plus the 2026 conforming and FHA loan limits.
HMDA 2025 data released June 23, 2026 · Loan limits for calendar year 2026
In 2025, lenders reported 1 home-purchase mortgages for owner-occupied, single-family homes in Issaquena County, MS.
2026 loan limits in Issaquena County
| Property | Conforming 2026 | vs 2025 | FHA 2026 | vs 2025 |
|---|---|---|---|---|
| 1 unit | $832,750 | +$26,250 | $541,287 | +$17,062 |
| 2 units | $1,066,250 | +$33,600 | $693,050 | +$21,850 |
| 3 units | $1,288,800 | +$40,650 | $837,700 | +$26,425 |
| 4 units | $1,601,750 | +$50,500 | $1,041,125 | +$32,825 |
2026 limits for Issaquena County, MS: conforming (Fannie Mae / Freddie Mac) from FHFA; FHA forward-mortgage limits from HUD. FHA limit is at the national floor for low-cost areas. Loans above the conforming limit are "jumbo" loans.
All Mississippi counties: Mississippi 2026 loan limits. FHFA and HUD normally announce the next year's limits in late November.
Who bought homes in Issaquena County
Home-purchase mortgages for owner-occupied, single-family (1–4 unit) site-built homes, first liens, originated in 2025.
Values are medians; "middle half" is the 25th to 75th percentile.
Loan type
What the homes were for
All first-lien, closed-end purchase mortgages, including second homes and investors.
What borrowing cost in Issaquena County
Medians for 2025 home-purchase loans. Total loan costs are section D of the Loan Estimate/Closing Disclosure (lender and third-party loan charges, excluding taxes, prepaids and escrow). FHA and VA costs include the upfront mortgage insurance premium or VA funding fee, so compare like with like.
| Measure | Issaquena County | Mississippi | U.S. |
|---|---|---|---|
| 30-year fixed rate · conventional | — | 6.625% | 6.625% |
| 30-year fixed rate · FHA | — | 6.250% | 6.250% |
| 30-year fixed rate · VA | — | 6.250% | 6.125% |
| 15-year fixed rate · conventional | — | 5.875% | 5.875% |
| Rate spread vs. APOR · conventional | — | +0.26 pts | +0.13 pts |
| Total loan costs · conventional | — | $4,460 | $5,570 |
| Total loan costs · FHA | — | $8,720 | $11,310 |
| Total loan costs · VA | — | $5,000 | $6,490 |
| Origination charges (all loan types) | — | $1,600 | $1,860 |
| Borrowers paying discount points | — | 47.8% | 51.3% |
| Points paid, when paid (% of loan) | — | 0.74% | 0.87% |
| Borrowers receiving lender credits | — | 27.4% | 33.1% |
| Adjustable-rate mortgages | — | 3.2% | 7.4% |
| Jumbo loans (above conforming limit) | — | 0.8% | 3.8% |
Medians are shown only when at least 30 loans report the field. Rates are those reported at closing; market rates changed during 2025, which the rate spread (APR minus the average prime offer rate on the lock date) adjusts for.
Approvals and denials
Issaquena County: 0 of 1 completed home-purchase applications were denied (—).
Denial rate
| Application | Issaquena County | Mississippi | U.S. |
|---|---|---|---|
| Home purchase | — | 11.3% | 8.5% |
| Conventional | — | 10.3% | 7.1% |
| FHA | — | 13.4% | 12.5% |
| VA | — | 9.4% | 8.0% |
| USDA | — | 12.0% | 12.5% |
| Refinance | — | 19.3% | 17.9% |
| Cash-out refinance | — | 43.6% | 33.6% |
Denial rate = denied ÷ (originated + approved but not accepted + denied). Withdrawn and incomplete applications are excluded. Differences between places reflect who applies, not only lender behavior.
Refinancing in Issaquena County
Top mortgage lenders in Issaquena County
1 lenders originated at least one home-purchase or refinance loan here in 2025. The table ranks them by loan count; pricing columns compare conventional purchase loans only.
| # | Lender | Loans | Share | Denial rate | 30-yr rate* | Spread* | Costs* |
|---|---|---|---|---|---|---|---|
| 1 | Planters Bank & Trust Company | 2 | 100.0% | — | — | — | — |
Lenders in Issaquena County, MS. Loans = home-purchase, refinance and cash-out originations (2025); share = share of those loans here; denial rate = home-purchase applications. *Medians for conventional home-purchase loans, shown with at least 20 loans; spread = APR minus the average prime offer rate at rate lock (percentage points); costs = total loan costs (section D).
Check a quote for Issaquena County
Nearby counties
| County | Distance | Purchase loans | Median loan | Buyer income | Conforming limit | FHA limit |
|---|---|---|---|---|---|---|
| East Carroll Parish, LA | 14 mi | 9 | — | — | $832,750 | $541,287 |
| Sharkey County, MS | 14 mi | 5 | — | — | $832,750 | $541,287 |
| West Carroll Parish, LA | 26 mi | 30 | $175,000 | $76,000 | $832,750 | $541,287 |
| Warren County, MS | 29 mi | 231 | $195,000 | $81,000 | $832,750 | $541,287 |
| Madison Parish, LA | 31 mi | 16 | — | — | $832,750 | $541,287 |
| Yazoo County, MS | 36 mi | 76 | $185,000 | $78,000 | $832,750 | $541,287 |
Frequently asked questions
What is the 2026 conforming loan limit in Issaquena County?
$832,750 for a one-unit home (FHFA). Two- to four-unit limits are $1,066,250, $1,288,800, $1,601,750. Loans above the limit are jumbo loans and are not eligible for purchase by Fannie Mae or Freddie Mac.
What is the 2026 FHA loan limit in Issaquena County?
$541,287 for a one-unit home (HUD). This is the national floor for low-cost areas.
Sources: FFIEC/CFPB HMDA 2025 public loan/application register (Snapshot as of June 1, 2026); FHFA 2026 conforming loan limits; HUD 2026 FHA forward-mortgage limits; U.S. Census Bureau. Figures describe typical 2025 loans, not your offer. Methodology