Joyner, Tupelo: homes, schools, parks and commute

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

Joyner is a residential neighborhood northwest of downtown Tupelo and the largest of the city’s neighborhood conservation overlay districts: the city’s GIS counts 665 parcels in it. Rob Leake City Park and Joyner Elementary are inside its boundary. The city’s 2007 historic preservation guidelines also list a Joyner Historic District among its local historic districts.

What this means for you

• High school: Tupelo High School. The K-5 zone is Joyner Elementary (K-2) and Rankin Elementary (3-5).
• 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 overlay district map in the city’s development code, Joyner runs from McCullough Boulevard on the northeast to Woodlawn Street on the south, with the railroad curving along its western edge and Joyner Avenue running north and south through the middle. Streets inside include Pinehurst, Eugene, Kincannon, Long, Marshall, Fletcher, Callaway and Houston streets and Chester and Clayton avenues.

The smaller Belledeer overlay district, around Belledeer Drive on Joyner’s east side, has its own section of the code; the city’s GIS files it under the Joyner neighborhood.

Joyner is in ZIP code 38804 and City Council Ward 2, whose council member is Lynn Bryan, the city’s council page says. West Jackson borders it on the south; see our West Jackson page.

The overlay rules

• Uses: the city’s Medium Density Residential rules apply, with patio homes, zero lot line homes and townhouses allowed by compatibility review. Congregate Living 1 facilities are not allowed.
• Design review: the city will not issue a permit for construction, alteration, repair, demolition or relocation of a building until the Joyner Neighborhood Design Review Committee approves it under the district’s design guidelines.
• Who reviews: five members: three residents chosen by the Joyner Neighborhood Association, one named by the mayor and one named by the ward’s council member, confirmed by the City Council for 12-month terms.

Call the Planning Division, 662-841-6510, before you buy if you plan to build, add on or change the outside of a house. Our building permits and zoning guide has the permit steps.

Schools

On the district’s K-5 zone map (PDF), Joyner is in the Joyner and Rankin zone, and Joyner Elementary is inside the neighborhood. Grades are the state’s 2025-26 accountability grades.

The zone line with the Carver and Lawhon zone runs along Joyner’s east side, near Gloster Street. 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 Joyner alone. More: our home prices guide.

Parks and trails

• Rob Leake City Park, 1107 Joyner Ave., inside the neighborhood: 34 acres with 17 lighted tennis courts, an outdoor basketball court, two lighted ball fields, two pavilions, a playground, a splash pad, a half-mile trail, a recreation and meeting building and a 40-person storm shelter, according to Tupelo Parks and Recreation.
• Bristow Park, about half a mile west: a 0.6-acre park with a playground, swings and a 0.15-mile trail.
• Tupelo National Battlefield, 2083 Main St., about nine-tenths of a mile south: open sunrise to sunset, run by the National Park Service.

More in our parks and trails guide and walking and biking trails guide.

Getting around

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

• City Hall: about 2.2 miles from Joyner Elementary.
• I-22: Exit 86 at U.S. 45, about 3.6 miles.
• Tupelo Regional Airport: about 3 miles.
• Memphis International Airport: about 95 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 mile:

• Kroger, West Main Street
• Todd’s Big Star, West Main Street
• Walgreens, West Main Street and North Gloster Street
• Walmart Neighborhood Market, South Gloster Street
• Walmart Supercenter, West Main Street

Related: Tupelo neighborhoods, West Jackson and Highland Circle.

Frequently asked questions

Where is the Joyner neighborhood in Tupelo?

Northwest of downtown, from McCullough Boulevard south to Woodlawn Street, with Joyner Avenue through the middle and the railroad along its western edge, on the city’s overlay map. It is in ZIP code 38804 and City Council Ward 2.

Is Joyner a good place to live?

Joyner is a residential conservation district with Rob Leake City Park and Joyner Elementary inside it, zoned for Tupelo High School, which received a C on the state’s 2025-26 report card; the typical home value in ZIP code 38804 was $204,377 in September 2026, according to Zillow.

What elementary school is Joyner zoned for?

Joyner Elementary, 1201 Joyner Ave., for kindergarten through second grade, and Rankin Elementary, 1908 Forrest St., for grades 3-5, on the Tupelo Public School District’s zone map. Both received a B for 2025-26.

Do I need approval to build in the Joyner neighborhood?

Yes. The city does not issue a permit for new construction or exterior work in the Joyner Neighborhood Conservation Overlay District until the Joyner Neighborhood Design Review Committee approves it, the development code says.