Tupelo's Historic Downtown Neighborhood has had a conservation overlay since 2018. It is in ZIP 38804, Ward 4 and the Carver and Lawhon school zone.

Last checked Oct. 16, 2026. Sources: the City of Tupelo’s development code overlay districts (PDF) and overlay and historic district map, the Tupelo Public School District’s K-5 zone map (PDF), the Mississippi Succeeds Report Card, Zillow Research and OpenStreetMap.

The Historic Downtown Neighborhood is the block of older homes on the west side of downtown Tupelo, between Main Street and East Jackson Street. The City Council gave it a conservation overlay district by an ordinance of June 19, 2018, to “protect the value of property” and keep new building in character with the neighborhood, the city’s development code says.

What this means for you

  • High school: Tupelo High School. The K-5 zone is Carver Elementary (K-1) and Lawhon Elementary (2-5).
  • Home values: $204,377 typical value in ZIP code 38804 in September 2026, by Zillow’s index.
  • Nearest I-22 exit: Exit 86 at U.S. 45, about 3.6 miles by road.

Where it is

On the city’s overlay map, the district runs from East Jackson Street on the north to Main Street on the south, with North Church Street through the middle and its east edge along North Green Street and the downtown core. Streets inside include West Jefferson, Allen, Leake and Walnut streets. The Mixed Use Downtown district borders it on the east and south; see our Downtown page.

It is all in ZIP code 38804 and in City Council Ward 4, whose council member is Nettie Davis, according to the city’s council page.

The National Park Service’s register also lists a Tupelo Downtown Neighborhood Historic District, added in 2021, covering roughly East Jackson, North Spring, Main, West Jefferson and North Gloster streets. Its listed houses and churches are in our history and landmarks guide.

The overlay rules

  • Uses: the city’s Mixed Use Residential rules apply, without that district’s list of “other uses by right,” the code says.
  • Design review: no permit for new construction or exterior renovation of a home is issued without approval of the neighborhood’s design review committee. Commercial construction and renovation are exempt.
  • Who reviews: five members: three residents chosen by the Historic Downtown Neighborhood Association, one named by the mayor and one named by the ward’s council member, confirmed by the City Council.
  • Standards: design standards for the neighborhood drafted by the Mississippi State University School of Architecture, plus the code’s infill standards.
  • Timing: the committee meets within 30 days of a complete application. Appeals go to the Planning Committee.

Applications need a site plan, floor plan, elevation drawings and a list of exterior materials. The Planning Division is at 662-841-6510; our building permits and zoning guide has the steps.

Schools

The district’s K-5 zone map (PDF) puts the neighborhood in the Carver and Lawhon zone. Grades are the state’s 2025-26 accountability grades.

Grades School Address State grade, 2025-26
K-1 Carver Elementary 910 N. Green St. A
2-5 Lawhon Elementary 140 Lake St. A
6 Milam Elementary 720 W. Jefferson St. C
7-8 Tupelo Middle School 1009 Varsity Drive B
9-12 Tupelo High School 4125 Golden Wave Drive C

The zone map is a drawing. Confirm a specific address with Student Support Services, 662-841-8955. More in our schools guide.

Home values

For ZIP code 38804, the Zillow Home Value Index was $204,377 in September 2026, up 6.3% from $192,237 in September 2025. Tupelo as a whole was $216,061. The index is a modeled typical value for the middle third of homes, not a sale price; Zillow does not publish a figure for this neighborhood alone. More: our home prices guide.

Parks and trails

  • Gumtree Park, 683 N. Front St., about a quarter mile northeast: eight outdoor courts, two fields, a playground, an amphitheater and a half-mile walking trail, according to Tupelo Parks and Recreation. It also has a 40-person storm shelter that opens when a tornado watch is issued.
  • Fairpark, 71 Troy St., about four-tenths of a mile away: a free splash pad and playground next to City Hall.

See our parks and trails guide.

Getting around

Distances are measured on the road network with OpenStreetMap data; they are not drive times.

  • City Hall: about 0.6 mile.
  • I-22: Exit 86 at U.S. 45, about 3.6 miles.
  • Tupelo Regional Airport: about 3.5 miles.
  • Memphis International Airport: about 97 miles.
  • Tupelo Transit: on-demand, curb-to-curb rides on weekdays, 5:30 a.m. to 7:30 p.m., 662-269-3735, the city says. There are no fixed bus routes.

More in our getting around guide.

Groceries and everyday stores

From OpenStreetMap, within about a quarter mile:

  • Walgreens, West Main Street and North Gloster Street
  • Walmart Neighborhood Market, South Gloster Street
  • Kroger, West Main Street

Related: Tupelo neighborhoods, Highland Circle and Downtown.

Frequently asked questions

Where is the Historic Downtown Neighborhood in Tupelo?

It is the residential area on the west side of downtown, between Main Street and East Jackson Street, with North Church Street running through it, on the city’s overlay map. It is in ZIP code 38804 and City Council Ward 4.

Do I need approval to remodel a house in Tupelo’s Historic Downtown Neighborhood?

Yes, for new construction or exterior renovation of a home. The city will not issue the permit without approval from the neighborhood’s design review committee. Commercial work is exempt, the development code says.

What schools serve the Historic Downtown Neighborhood?

The Tupelo Public School District’s zone map puts it in the Carver Elementary (K-1) and Lawhon Elementary (2-5) zone, then Milam Elementary, Tupelo Middle School and Tupelo High School.

What do homes cost near downtown Tupelo?

Zillow’s typical home value for ZIP code 38804 was $204,377 in September 2026, up 6.3% from a year earlier. That is a modeled value for the whole ZIP code, not a sale price.