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Compare towns

Webb vs Hickory Flat

80 miles apart. The biggest differences: property tax bill (+62% in Webb) and street grid (2.3× in Webb).

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Webb, MSA small town of 400Mississippi · 400 people
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Hickory Flat, MSA small town of 544Mississippi · 544 people
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Where each one shines

Two towns, two different strengths

What each town does better than most of its state (not better than each other). Tap one to see the page behind it.

WebbA small town of 400
Quiet strengthsWebb doesn’t stand out on the data we haveNeighbors can tell you what the numbers miss.
All about Webb →
Hickory FlatA small town of 544
Quiet strengthsHickory Flat doesn’t stand out on the data we haveNeighbors can tell you what the numbers miss.
All about Hickory Flat →
The biggest differences

Where they differ most

The rows below where the towns are furthest apart, beyond the Census margin of error. The full table is further down.

Property tax bill+62%
Tax bills are bigger in Webb
Webb $795Hickory Flat $490
Street grid2.3×
Webb has the more walkable street grid
Webb 116Hickory Flat 51.4
Growth since 2010+8.9 pts
Hickory Flat has grown faster since 2010
Hickory Flat -17.5%Webb -26.4%
Average commute5 min
Webb has the shorter commute
Hickory Flat 26 minWebb 21 min
★ What stands out · Monthly cost

A typical home costs $420 more a month in Hickory Flat

A typical home in each town, bought with 20% down at 6.3% for 30 years, plus property tax at the town’s own rate and insurance. Change the numbers to fit you.

Webb$520/mo
Typical home $87K (Census) · tax rate 0.91% · or rent about $646/mo · Housing →
Hickory Flat$940/mo
Typical home $168K (Zillow) · tax rate 0.45% · or rent about $733/mo · Housing →

The difference: $420 a month, about $5,000 a year, between Hickory Flat and Webb.

Estimates, not a quote: your price, rate, tax bill and insurance will differ. Tax rate = the Census median tax bill over the median home value.

Report cards

Grades and rankings, side by side

Our letter grades for safety, schools and health, then every Mississippi ranking list both towns are on. A grade is one measure; read the page behind it.

Schools
–WebbNot graded C+Hickory FlatBetter than 41% of districts in the state
Life in each

What daily life feels like in each

The weather, the land, the history and the people, row by row. None of it is a grade: more snow is a plus to a skier.

Seasons
WebbHickory Flat
Snow a year1″3″
January low36°F28°F
July high92°F90°F
Growing season (days)254d202d
Hazard risk (U.S. pctl)64th58th
Outdoors & history
WebbHickory Flat
National Register places—1
Famous people born here11
Community
WebbHickory Flat
Library hours a week—35 hrs
Posts this month00
Neighbors joined00

A dot marks the most on each row. Climate: NOAA 1991–2020 normals at the nearest station. Hazard risk: FEMA National Risk Index, expected yearly damage vs U.S. towns.

Where they are

80 miles apart

Straight-line miles between town centers.

WebbMSHickory FlatMS
Webb ↔ Hickory Flat80 miles apart
Everything, side by side

What matters to you?

Pick a few. Those rows jump to the top and the best fit on each is marked. There’s no overall score: what matters is up to you.

WebbHickory Flat
People
Population 400Lowest 544Highest
Growth since 20102010 → 2020 census -26.4%Lowest -17.5%Highest
Median age 41.3±10.3Lowest 7% above MS 43±22.5Highest 11% above MS
Hickory Flat and Webb are within the Census margin of error here, so we can’t say which is really higher.
Kids under 18 27.8%±10.7Highest MS: 23.3% 18.2%±8.9Lowest MS: 23.3%
Webb and Hickory Flat are within the Census margin of error here, so we can’t say which is really higher.
Age 65+ 17.5%±10.4Lowest MS: 17.2% 24.6%±7Highest MS: 17.2%
Hickory Flat and Webb are within the Census margin of error here, so we can’t say which is really higher.
Bachelor’s degree+adults 25+ 13.4%Highest MS: 25.1% 11.1%Lowest MS: 25.1%
Enrolled in collegeshare of residents 3.3%±6.2Highest MS: 6.1% 2%±3.2Lowest MS: 6.1%
Webb and Hickory Flat are within the Census margin of error here, so we can’t say which is really higher.
Cost of living
Household incomemedian $26,786±$10kLowest 53% below MS $34,722±$13kHighest 38% below MS
Hickory Flat and Webb are within the Census margin of error here, so we can’t say which is really higher.
Home valuemedian, owner-occupied $87,100±$27kLowest 49% below MS $109,600±$15kHighest 35% below MS
Hickory Flat and Webb are within the Census margin of error here, so we can’t say which is really higher.
Rentmedian gross, monthly $646±$225Lowest 32% below MS $733±$71Highest 23% below MS
Hickory Flat and Webb are within the Census margin of error here, so we can’t say which is really higher.
Property taxmedian, yearly $795Highest 35% below MS $490Lowest 60% below MS
Renters paying 30%+of income on rent 14.8%±42.4Lowest MS: 51.3% 86.1%±29.3Highest MS: 51.3%
Hickory Flat and Webb are within the Census margin of error here, so we can’t say which is really higher.
Below poverty line 24.5%Lowest MS: 18.9% 25.8%Highest MS: 18.9%
Housing
Homeownersof occupied homes 59.2%Highest MS: 70% 58.9%Lowest MS: 70%
Typical home builtmedian year 1976Lowest 10 yrs older than MS 1977Highest 9 yrs older than MS
Getting to work
Average commuteone way 21 minLowest 18% below MS 26 minHighest about the MS average
Work from home 3.3%±5.7Lowest MS: 5.9% 6.7%±8.4Highest MS: 5.9%
Hickory Flat and Webb are within the Census margin of error here, so we can’t say which is really higher.
Work in townworking residents 0%Lowest 2.9%Highest
Typical commute distancemedian, straight-line 40.8 miHighest 34.8 miLowest
Jobs per working residentover 1.5 = a job hub 0.66Lowest 0.70Highest
Top workplaceoutside town Clarksdale (17%)Holly Springs (8%)
Between these townsresidents who work in the others Few work in Hickory FlatFew work in Webb
Outdoors
Conserved landshare of the town 0% 0%
Trailsmapped miles 0.3 miHighest 0.0 miLowest
Trail densitymiles per sq mi 0.8 miHighest 0.0 miLowest
Parks & preservesnamed on the map 0 0
Street connectivityintersections per sq mi, a walkability measure 116Highest 51.4Lowest
Mississippi average“±” Census margin of errorACS 2020–2024
Deciding?

Ask the people who live there

The numbers stop at the town line. Neighbors can tell you about the commute at 7am, the schools, the winters and the feel of the place.

Webb neighborsTown Square →

Your question goes to Webb’s Town Square.

Hickory Flat neighborsTown Square →

Your question goes to Hickory Flat’s Town Square.

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Sources: U.S. Census Bureau American Community Survey 5-year estimates, 2010 & 2020 censuses, LEHD commute flows; Zillow Home Value Index; NCES Common Core of Data; FBI crime reporting; CDC PLACES; FEMA National Risk Index; NOAA U.S. Climate Normals 1991–2020; USGS PAD-US and OpenStreetMap. “±” is the Census margin of error; differences inside it are never called. Property tax is top-coded by the Census at $10,000+. There is no overall score: which town is better depends on what matters to you.

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