West Jackson, a Tupelo redevelopment overlay along West Jackson Street, caps new houses at 2,000 square feet. ZIP 38804; Joyner and Rankin school zone.

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

West Jackson is a small residential area along West Jackson Street, just south of Joyner and northwest of downtown Tupelo. The city’s development code makes it the Jackson West Neighborhood Redevelopment Overlay District, with a stated purpose to “support improvement and investment in the neighborhood housing stock” and keep new building in character with the street.

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 map in the development code, the district takes in the lots on both sides of West Jackson Street below Woodlawn Street and the blocks south to Chapman Drive, including Shelby and Clayton avenues, with the rail line along Rankin Boulevard forming its southwest edge. The map shows Medium Density Residential zoning on the north side and Mixed Use Residential on the south side.

It is in ZIP code 38804. Most of it is in City Council Ward 4 (Nettie Davis), with a small part in Ward 2 (Lynn Bryan), on the city’s ward map and council page. Joyner borders it on the north; see our Joyner page.

The overlay rules

  • Design review: no permit for new construction or exterior renovation is issued without approval of the district’s design review committee. That covers fences, accessory buildings and other exterior changes, which need scaled drawings, a site plan, a floor plan, elevations and a list of exterior materials.
  • Who reviews: three members from the Neighborhood Development Corporation, one resident chosen by the Jackson West Neighborhood Association and one resident chosen by the Joyner Neighborhood Association, all approved by the mayor and City Council.
  • Speed: the committee returns its comments to Development Services within seven days of receiving the documents.
  • House size: no single-family house or duplex may exceed 2,000 square feet or a floor area ratio of 0.60. The committee also applies the code’s traditional housing and infill standards.

Ask the Planning Division, 662-841-6510, before you buy a lot or a house you plan to change. Our building permits and zoning guide has the permit steps.

Schools

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

Grades School Address State grade, 2025-26
K-2 Joyner Elementary 1201 Joyner Ave. B
3-5 Rankin Elementary 1908 Forrest St. B
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

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; the Tupelo figure was $216,061. The index is a modeled typical value for the middle third of homes in the whole ZIP code, not a sale price, and Zillow does not publish one for West Jackson alone. More: our home prices guide.

Parks and trails

  • Rob Leake City Park, 1107 Joyner Ave., about four-tenths of a mile north: 17 lighted tennis courts, two lighted ball fields, a splash pad, a playground and a half-mile trail, according to Tupelo Parks and Recreation.
  • Bristow Park, about seven-tenths of a mile west: a playground, swings and a 0.15-mile trail.
  • Gumtree Park, 683 N. Front St., about seven-tenths of a mile east: outdoor courts, fields, a playground and a half-mile walking trail.
  • Tupelo National Battlefield, 2083 Main St., about nine-tenths of a mile southwest.

More in 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 1.5 miles.
  • I-22: Exit 86 at U.S. 45, about 3.6 miles.
  • Tupelo Regional Airport: about 2.7 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 mile:

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

Related: Tupelo neighborhoods, Joyner and the Historic Downtown Neighborhood.

Frequently asked questions

Where is the West Jackson neighborhood in Tupelo?

Along West Jackson Street just south of the Joyner neighborhood, down to Chapman Drive and the Rankin Boulevard rail corridor, on the city’s overlay map. It is in ZIP code 38804, mostly in City Council Ward 4.

How big can a new house be in West Jackson?

No single-family house or duplex in the Jackson West Neighborhood Redevelopment Overlay District may exceed 2,000 square feet or a floor area ratio of 0.60, the city’s development code says.

Who approves building permits in West Jackson?

A five-member design review committee: three members from the Neighborhood Development Corporation, one resident chosen by the Jackson West Neighborhood Association and one Joyner resident chosen by the Joyner Neighborhood Association, approved by the mayor and City Council.

What schools serve West Jackson in Tupelo?

The Tupelo Public School District’s zone map puts West Jackson in the Joyner Elementary (K-2) and Rankin Elementary (3-5) zone, then Milam Elementary, Tupelo Middle School and Tupelo High School.