Bolthole Index

Bolivar County, Mississippi

Building permits, zoning and land rules in Bolivar County, Mississippi

65Index Score / 100
#65 of 82 in Mississippi

A building permit appears to be required in unincorporated Bolivar County, Mississippi, and the County Administrator oversees county building-code and zoning ordinances.12 Confirm the permit, plan-review and inspection requirements for your specific project before starting work because the county's public information does not spell out the full residential process. Onsite wastewater applications go through the Mississippi State Department of Health.3

At a glance

Building permit
Appears required in unincorporated areas; confirm before building1
Zoning
County land-use rules apply in unincorporated areas4
Septic
Apply through the Mississippi State Department of Health3
RV living
County rules for living in an RV on private land remain unconfirmed2
Tiny home
Ask the County Administrator about use, size and placement2
Owner-builder
State licensing exemption available for work on your own residence; local approvals still apply5
Private well
A state withdrawal permit applies at the casing-size threshold, with exclusions6

Who to call

Planning & zoning

Bolivar County Administrator

Administration of planning, zoning, and building-code ordinances adopted by the Bolivar County Board of Supervisors

662-846-5877

P.O. Box 698, Cleveland, MS 38732

Septic permits

Mississippi State Department of Health Division of On-Site Wastewater

Applications, site and soil evaluations, and technical assistance for individual onsite wastewater systems

1-855-220-0192

[email protected]

570 East Woodrow Wilson Drive, Jackson, MS 39216

Online permits →

Contact details are copied from each office’s official page and were checked against it on September 28, 2026.

Do you need a building permit in Bolivar County, Mississippi?

A building permit appears to be required for construction in unincorporated Bolivar County, but the county's public page does not state the permit trigger in a single explicit sentence.1 The County Administrator administers planning, zoning and building-code ordinances adopted by the Board of Supervisors.2

Treat the permit as required until the County Administrator confirms how the ordinance applies to your proposed house, addition, barn or other structure. Ask what drawings are needed, when review occurs, what fees apply, which inspections are required and whether a certificate of occupancy is issued. We could not confirm those details from the county's published information. Mississippi's statewide framework generally requires counties and municipalities to enact uniform building codes unless they opted out before the state deadline, but that framework alone does not identify Bolivar County's current adopted code.7

Who handles Bolivar County building permits and zoning?

The Bolivar County Administrator is the best verified first call for an unincorporated parcel because that office states that it administers planning, zoning and building-code ordinances adopted by the Board of Supervisors.2 The office lists a Cleveland mailing address and telephone contact.2

Start by giving the office the parcel number, road address if assigned, current use, proposed use and a plain description of every planned structure. Ask whether the parcel lies inside a municipality, because city requirements do not answer the question for unincorporated county land. Also ask for the applicable land-use district or map designation, the current building code, the correct application, the fee schedule and the inspection sequence. The public county material confirms administration of the ordinances but does not publish enough detail to answer those parcel-specific questions. For general county planning and code administration, use the County Administrator contact listed above.2

Does Bolivar County, Mississippi have zoning?

Bolivar County has county land-use controls for unincorporated areas, including subdivision regulations and a Land Use Development Code administered through county planning.4 The County Administrator also states that the office administers planning, zoning and building-code ordinances adopted by the Board of Supervisors.2

A county zoning system means a rural parcel should not be described as unrestricted merely because it sits outside a city. Before relying on a listing's claimed uses, ask the County Administrator to identify the parcel's designation and confirm whether the proposed dwelling, RV use, manufactured home, accessory dwelling, farm structure or business use is allowed. We could not confirm a published county zoning-district schedule, zoning map, minimum lot size, dwelling-size minimum, setback, height limit or lot-coverage standard. Those are parcel and project questions for the county office, not assumptions to make from acreage or a rural address.

How do septic permits work in Bolivar County?

The Mississippi State Department of Health administers individual onsite wastewater systems in Bolivar County.3 Property owners can apply for a new onsite wastewater system online or submit documents to the Division of On-Site Wastewater, and environmentalists perform soil and site evaluations that produce a permit or recommendation.8 The published charge for a Notice of Intent plus Final Approval is $197.50, subject to change and possible online-processing or non-online costs.9

Only about 1% of mapped Bolivar County soils avoid a “very limited” rating for a conventional septic drain field, so make the site evaluation an early contingency rather than assuming a conventional layout will work.10 Where centralized wastewater treatment is available, Mississippi requires connection and abandonment of the onsite system.11 For application help, contact the state Wastewater Call Center shown above.8

Can you live in an RV or tiny home in Bolivar County?

We could not confirm a county rule that allows or prohibits living in an RV on private land in unincorporated Bolivar County. We also could not confirm a county tiny-home occupancy rule or a minimum dwelling size. Ask the County Administrator whether the proposed use is allowed in the parcel's land-use designation, whether temporary occupancy during construction is permitted, and what utility, sewage and building approvals apply. The office administers county planning, zoning and building-code ordinances.2

Do not use Mississippi rules for campgrounds elsewhere in the state as an answer for a private Bolivar County parcel; those rules cover specific district campgrounds, not private-land residence in this county. Any dwelling plan still needs a lawful wastewater arrangement: the state onsite-wastewater program accepts applications and evaluates the site and soil.3 A public water connection also depends on state approval of the sewage treatment and disposal plan.11

Building a home in Bolivar County: steps in order

  1. Confirm that the parcel is in unincorporated Bolivar County and ask the County Administrator for its land-use designation, allowed residential use, setbacks and current application materials.42
  1. Ask the County Administrator to confirm the building permit, plan review, fees, inspections and occupancy sign-off required for the proposed home.12
  1. Apply early to the Mississippi State Department of Health for the onsite wastewater evaluation, or document an available centralized sewer connection.311
  1. Resolve access before finalizing the site plan; a new driveway connecting to a Mississippi state highway requires an MDOT permit.12
  1. If acting as your own general contractor on your residence, document the state residential-builder licensing exemption, which does not waive county permits or approvals.5
  1. Obtain the county and wastewater approvals before construction, then follow the inspection sequence each issuing office gives you.

What should you check before buying land in Bolivar County?

Make the purchase contract depend on written answers about land use, buildability, wastewater and legal access. Bolivar County has zoning, but we could not confirm its district map or dimensional standards; ask the County Administrator to verify the parcel's designation and proposed use.4 Conventional septic suitability is a major diligence item because only about 1% of mapped soils avoid a severe limitation rating for a conventional drain field.10

For a private well, Mississippi requires a groundwater-withdrawal permit when surface casing is at least 6 inches in diameter, subject to exclusions.6 A driveway onto a state highway requires an MDOT permit.12 Also obtain a parcel-specific flood determination from the County Administrator because we could not confirm Bolivar County's local floodplain-development procedure. For budgeting context, the county's effective property-tax rate is about 0.8%, and the median annual property-tax bill is $961.1314

Watch-outs

  • The public county information does not spell out building-permit fees, inspections or occupancy approval, so get the project sequence directly from the County Administrator before work begins.2
  • Only about 1% of mapped soils avoid severe limitations for a conventional septic drain field, making early site and soil evaluation especially important.10
  • The owner-builder provision is a state licensing exemption, not an exemption from Bolivar County permits, zoning or other approvals.5

Sources

  1. Bolivar County Planning Division (2026 county census)
  2. Bolivar County Administrator (co.bolivar.ms.us)
  3. On-Site Wastewater, quoted and re-checked
  4. Bolivar County Planning Division (2026 county census)
  5. Mississippi Code: Residential Builders Law, quoted and re-checked
  6. Guidelines for Securing the Services of a Water Well Driller (Mississippi statewide rule), quoted and re-checked
  7. Mississippi Uniform Building Codes (Mississippi statewide rule), quoted and re-checked
  8. Mississippi State Department of Health Division of On-Site Wastewater (msdh.ms.gov)
  9. Wastewater FAQs and Answers, quoted and re-checked
  10. Share of soils without severe limits for a conventional septic drain field (USDA SSURGO): Bolthole Index county data
  11. Mississippi State Department of Health Current Regulations: On-site Wastewater (Mississippi statewide rule), quoted and re-checked
  12. Mississippi Access Management Guide (Mississippi statewide rule), quoted and re-checked
  13. Effective property tax rate: Bolthole Index county data
  14. Median property tax bill: Bolthole Index county data

Written September 28, 2026 from the rules quoted below, each taken from an official source and re-checked by an independent reviewer. This is research, not legal advice: rules change, so confirm with the office before you buy or build.

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County locator

Bolivar County in Mississippi

65
County map
Bolivar County highlighted among the Mississippi counties · colored by Index score

How Bolivar County scores

Seclusion76100% ev.
Self-Sufficiency48100% ev.
Admin Boringness52100% ev.
Durability54100% ev.
Property Autonomy39100% ev.
Carry Cost83100% ev.

Evidence strength: 100%. This reports direct-source completeness and fallback use; it is separate from the score and is not a confidence interval. How it works →

$121kTypical home
0.8%Property tax
$4,310Land / acre
54.7"Annual rain
10.4% of yrsSevere drought
21.4 / yr (+19)Mid-century 100°F days
17.9 daysMid-century dry spell
2.78" (+8.5%)Mid-century 1-day rain
1.54×Wildfire change factor
100%Forward climate coverage
$2,232Home insurance / yr
0.7% / yrInsurance growth
1.13%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
5,597People within 30 min
919,584People within 2 hr
22,054Radius comparison (15 mi)
33People / sq mi
4.4%Federal land
100%Land at 15% slope or less
1%Septic soil without severe limits
5,378 acWorkable land screen
18.5%Wooded land
47.3 tonsBiomass / forest ac
63.3°FAvg temp

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Answers from the rulebook for Bolivar County

What the ordinances and state agencies actually say — one answer per question, each quoted from the official source and independently re-checked.

Bolivar County rules

  • Building permitRequired

    The county Planning Division administers a Land Use Development Code and building permit information for unincorporated areas, indicating permits are required, though no single explicit permit-requirement sentence was located on an official page.

    Bolivar County Planning Division ↗Scouted from the county site, not yet independently re-checked

  • County-wide zoningPresent

    Bolivar County adopted Subdivision Regulations (2001) and a Land Use Development Code (July 21, 2008) with a Land Use Map administered by its Planning Commission.

    Bolivar County Planning Division ↗Scouted from the county site, not yet independently re-checked

Mississippi rules that apply here

  • Owner-builder exemptionAvailable (with conditions)

    Mississippi residential-builder licensing for an owner constructing or acting as general contractor on the owner's residence.

    • The exemption concerns licensing under Title 73, Chapter 59.
    • The 2022 Board publication states a separate limit of no more than two applications or residences in one year for persons under subsections (b) or (c).
    • The exemption does not establish exemption from county building permits or other approvals.

    annual owner-residence applications or residences: <= 2 per year (rebuttable presumption of sale, lease, rent, or similar purpose if exceeded)

    “Any person who undertakes construction or improvement on his own residence, or who acts as his own general contractor”
    One more reviewed finding on this topic
    • Available (with conditions) — A person undertaking construction or improvement on the person's own residence or acting as the person's own general contractor for construction or improvement on that residence, for purposes of Mississippi residential builder and remodeler licensing requirements.
      “(1) This chapter shall not apply to: [...] (b) Any person who undertakes construction or improvement on his own residence, or who acts as his own general contractor in the performance of construction or improvement on his own residence;”
  • Building code adoptedPartial

    Mississippi counties and municipalities subject to the statewide uniform-building-code framework.

    • All counties and municipalities must enact uniform building codes unless they opted out prior to November 30, 2014.
    • The source describes the statewide framework but does not establish that every county or municipality currently has an adopted code.
    “Under Senate Bill 2378 of 2014, all counties and municipalities must enact uniform building codes unless they opt out prior to Nov. 30, 2014. Please complete the following information regarding your county or municipality’s building code policies.”
  • InspectionsLimited

    Pediatric skilled nursing facilities regulated by the Mississippi State Department of Health.

    • Upon completion of construction, the Licensing Agency must inspect and approve the facility before occupancy.
    • The state and county health departments may access the job site during regular business hours and conduct construction progress inspections as deemed necessary by the agency.
    “Upon completion of construction, an inspection shall be made by the Licensing Agency and approval given prior to occupying the building or any part thereof. The state and county health departments shall have access to the job site during regular business hours and shall conduct construction progress inspections as deemed necessary by the agency.”
  • Certificate of occupancyLimited

    Pediatric skilled nursing facilities regulated by the Mississippi State Department of Health at final inspection and close-out.

    • At final inspection, the State Agency must receive a Certificate of Occupancy or statement of approval from the local building official permitting occupancy for the facility's intended use.
    • If there is no local building authority, approval from the local fire authority having jurisdiction must be provided.
    • If the facility is state-owned and subject to the State Bureau of Buildings, Grounds and Real Estate Management, approval of occupancy must be coordinated between the state agencies involved.
    “A copy of the Certificate of Occupancy or statement of approval from the local building official permitting occupancy of the facility for its intended use. In the absence of a local building authority, approval of a local fire authority having jurisdiction shall be provided. If the facility is owned by the State of Mississippi and subject to the State Bureau of Buildings Grounds and Real Estate Management, approval of occupancy shall be coordinated between the state agencies involved;”
  • Who permits septicMixed

    Statewide individual onsite wastewater disposal systems; the Mississippi State Department of Health establishes the rules and the appropriate county Department of Health performs local inspections.

    • The governing regulation is promulgated under the Mississippi Individual On-site Wastewater Disposal Law.
    • Inspection scheduling and inspections are handled with the appropriate county Department of Health.
    “Notify the Department at least 48 hours before beginning construction if acting as the Certified Installer of an Individual On-site Wastewater Disposal System and, at that time, schedule a time for inspection of the system with the appropriate county Department of Health.”
    One more reviewed finding on this topic
    • State — Mississippi State Department of Health administration of onsite wastewater systems and individual water supplies, including Bolivar County.
      “The On-site Wastewater program develops policy and regulations”
  • Well permitLimited

    Groundwater withdrawal permits for water wells in Mississippi.

    • A groundwater withdrawal permit is required for water wells with surface casing diameters of 6 inches or greater.
    • Some exclusions apply.
    • A separate contractor licensing requirement generally applies, but a landowner may drill without a Water Well Contractor license for a single-family permanent residence or farm livestock use if applicable construction standards are followed.
    • Wells with surface casing diameters below 6 inches may still be regulated by the Mississippi State Department of Health when part of a public water system.

    surface casing diameter threshold: >= 6 inches (Some exclusions apply.)

    “State law requires that you obtain a groundwater withdrawal permit for water wells with surface casing diameters 6-inches or greater in diameter. Some exclusions apply to this requirement.”
  • Mandatory utility hookupConditional

    Public water connections and connection to centralized wastewater treatment systems for residences, buildings, and facilities in Mississippi.

    • A public water utility may not connect water service without prior written Department approval certifying that the sewage treatment and disposal plan complies with state law.
    • Water utility connections may be made during construction only if the Department approved the sewage plan and the owner agreed to inspection and approval before use or occupancy.
    • Where centralized wastewater treatment is constructed and becomes available, onsite systems must be abandoned and residences, buildings, or facilities connected to the centralized system.
    • Temporary onsite systems may be used only under the stated 36-month centralized-treatment conditions.

    centralized wastewater availability deadline: 36 months (The developer must sign a written agreement to connect when available and install internal sewage collection to the connection point.)

    “Where a Centralized Wastewater Treatment System is available, all places shall have a properly constructed connection to the centralized wastewater treatment system which all human excreta and other liquid waste shall be disposed”
  • Subdividing landRegulated (with conditions)

    Subdivision and commercial-development review under Mississippi's onsite wastewater program.

    • The MSDH program reviews and approves commercial developments, including subdivisions, where onsite wastewater issues are implicated.
    “Commercial Developments (Subdivisions, Manufactured, Multi-family, RV Campgrounds/Lodging Parks)”
  • Driveway accessRequired

    Driveways and specified changes of use connecting to Mississippi state highways.

    • A permit is required for new driveways.
    • A permit is required for alterations to existing drives.
    • A permit is required for a change of use causing a daily-trip increase of 10% or 100 daily trips, whichever is greater.
    • A permit is required for property-use changes from non-commercial to commercial.
    • If access is expected to exceed 100 peak-hour trips, a traffic-impact study must be submitted.
    • If the permitted land use changes, the original permit is revoked and a new permit must be applied for.
    • A denied permit may be appealed within 10 days after receipt of the denial notification.

    daily trip increase threshold: 10 percent (or 100 daily trips, whichever is greater) · traffic impact study threshold: > 100 peak-hour trips · appeal deadline: 10 days (after receipt of denial notification)

    “For State Highways a permit is required for: 1. New driveways; 2. Alterations to existing drives;”
  • Building in a floodplainRequired

    Development or improvement activity on state-owned Mississippi property or buildings located in FEMA Special Flood Hazard Area zones A, AE, V, or VE.

    • The requirement applies to state-owned property or buildings.
    • For existing structures determined to involve less than a Substantial Improvement, no additional forms or approval are required after Step One.
    • For new development or a Substantial Improvement, the applicant must complete the Step Two form, obtain a Control Code, provide all required attachments, and submit final elevation certification and complete drawings and specifications.
    • Approval produces an initial approval letter and, after final requirements are approved, a final approval letter.
    • If Step Two is not approved and the project cannot be brought into compliance, a denial letter is issued.

    covered FEMA zones: A, AE, V, VE · substantial improvement threshold: less than a Substantial Improvement (no additional forms or approval required for the development project)

    “A development or improvement activity to state-owned property or building, [...] must complete a Floodplain Management Permit Application.”
  • Permit feesPublished (with conditions)

    Mississippi Department of Transportation over-dimensional and related permits statewide.

    • The published schedule applies to MDOT permit types, not a general statewide building-permit fee schedule.
    • Blanket permits are not prorated and are issued for one year unless otherwise specified.
    • Blanket permits must have valid insurance or a valid U.S. DOT number; if insurance expires or cancels, the blanket permit becomes invalid.
    • Overweight charges apply to weight exceeding 80,000 pounds or specified axle limits.

    oversize permit fee: 10 USD · oversize blanket fee: 100 USD · 72-hour legal trip permit fee: 25 USD · harvest permit fee: 25 USD · port permit fee: 170 USD per year · pole blanket fee: 200 USD

    “Oversize permit $10.00 Oversize Blanket $100.00”
    One more reviewed finding on this topic
    • Published (with conditions) — MSDH onsite-wastewater and related applications applicable in Bolivar County.
      “Subdivision is currently $325 + $6.50/lot”
  • Permit processPartial

    Mississippi local permitting for businesses and business-related construction or land development.

    • Permits may be required from city or county governments.
    • Different locations have different requirements.
    • Building permits generally come from the city or county building and planning department for constructing or modifying a place of business.
    • Zoning permits generally come from the city or county building and planning department for developing land for specific commercial use.
    “You may be required to apply for permits and licenses from your local government (e.g., city or county). Different locations have different requirements.”
  • Campground & park staysLimited

    Recreational-vehicle occupancy at campgrounds under the jurisdiction of the Pearl River Valley Water Supply District, including Coal Bluff, Goshen Springs, Leake County Water Park, Low Head Dam, and Timberlake.

    • The rules apply within all campgrounds under the District’s jurisdiction.
    • Campgrounds are not intended to be permanent domiciles for campground guests.
    • A recreational vehicle must be in operable road-worthy condition, properly registered and insured in its domicile state or province, with a current license plate affixed.
    • Campers may not stay on any pad longer than 12 consecutive months; Standard Plus campers may move to another available pad after 12 months, but the District is not responsible for making a pad available.
    • Campsites are typically designed for trailers or recreational vehicles no longer than 32 feet or wider than 8 feet, subject to the stated RVIA-seal, holding-tank, facility-capacity, and prohibited-unit conditions.
    • Primitive camping areas without water, electricity, or sewer are not intended for recreational vehicles.
    • No permanent structures may be erected on a campsite; temporary accessibility stairs, stoops, steps, or ramps require the stated approvals and size limits.
    • Camping is confined to designated campground or overflow areas, and no more than one camping unit is allowed per pad without Campground Manager approval.

    maximum stay on one pad: <= 12 consecutive months (Campers may move to a different available pad after 12 months.) · typical campsite RV length: <= 32 feet (Larger units may be accepted if they satisfy the stated RVIA seal, holding-tank, and facility-capacity conditions.) · typical campsite RV width: <= 8 feet (Larger units may be accepted if they satisfy the stated RVIA seal, holding-tank, and facility-capacity conditions.)

    “Campers shall not stay on any pad longer than 12 consecutive months”
    One more reviewed finding on this topic

Still unanswered

We looked and could not find an official answer yet. Silence is not permission — ask the county directly.

  • Zoning districts — Published zoning districts or zoning maps for unincorporated Bolivar County.
  • Minimum dwelling size — Minimum dwelling size in unincorporated Bolivar County.
  • Minimum lot size — Minimum lot size in unincorporated Bolivar County.
  • Setbacks — Building setbacks in unincorporated Bolivar County.
  • Lot coverage — Lot coverage in unincorporated Bolivar County.
7 more unanswered
  • Building height
  • Tiny homes
  • Manufactured homes
  • Accessory dwellings
  • Off-grid sanitation
  • Agricultural exemption
  • Short-term rentals

Each answer was extracted from an official source and independently re-checked against that source by a second reviewer. That is an evidence check, not legal advice. Rules change; confirm with the authority before you buy or build.

Water rights & wells in Bolivar County

Whether a new home can legally get its own water here — the sub-state groundwater regime, from Mississippi’s water agency.

Over-appropriated / declining

The aquifer here is over-appropriated and declining. A domestic well is usually still permit-exempt, but long-term supply is a genuine risk.

Household wellExempt — no permit or water right

Even amid severe Delta aquifer decline there is NO moratorium or closure on new domestic wells; a single-household well (or <6-inch casing) is exempt regardless of volume. Non-domestic/irrigation wells need an MDEQ permit (administered in the Delta via YMD).

Limit: single-household wells exempt from the withdrawal permit

Mississippi Rule 11-7-1.4 Groundwater Withdrawals ↗
  • Mississippi Delta — MRVA alluvial aquifer (Yazoo-Mississippi Delta district)majority of county

    17-county YMD district over the shallow Mississippi River Valley alluvial aquifer; >19,000 permitted irrigation wells and chronic overdraft (governor's Delta Sustainable Water Task Force since 2011). Non-domestic wells need an MDEQ/YMD permit; domestic household wells are exempt. No formal closure. Core decline is the central/lower Delta (Bolivar, Sunflower, Leflore, Washington, Humphreys, Quitman, Tallahatchie).

    MDEQ Delta Sustainable Water Resources Task Force; YMD ↗

Regulated-riparian state (large uses permitted). Groundwater rules change and basin boundaries follow the aquifer, not the county line — confirm current well and appropriation rules with the Mississippi state water agency before you buy or drill.Groundwater governance as of Jul 2026, cited to each administering agency.

Living off-grid in Bolivar County, Mississippi

Is Bolivar County a good place to live off-grid or homestead?

Bolivar County scores 65/100 on the Bolthole Index, a strong county profile. Its strengths: manageable long-term carry cost and sparse surroundings — about 5,597 people within a 30-minute drive. Watch-outs: a weaker property-autonomy legal backdrop.

Do you need a building permit in Bolivar County, Mississippi?

Bolivar County generally requires a residential building permit, and it enforces county zoning. Onsite septic is permitted by Mississippi State Department of Health, Division of On-Site Wastewater. Owner-builders may act as their own contractor to build their home. These answers are quoted from official sources and independently re-checked. Rules change and cities within the county differ — always confirm with the county before you buy or build.

How much does land cost in Bolivar County, Mississippi?

Land in Bolivar County runs about $4,310 per acre, based on the latest county data.

What is the water situation in Bolivar County?

Bolivar County gets about 54.7" of rain a year, with severe drought in roughly 10.4% of years. On water rights, Bolivar County lies in the Mississippi Delta — MRVA alluvial aquifer (Yazoo-Mississippi Delta district) — 17-county YMD district over the shallow Mississippi River Valley alluvial aquifer; >19,000 permitted irrigation wells and chronic overdraft (governor's Delta Sustainable Water Task Force since 2011). Non-domestic wells need an MDEQ/YMD permit; domestic household wells are exempt. No formal closure. Core decline is the central/lower Delta (Bolivar, Sunflower, Leflore, Washington, Humphreys, Quitman, Tallahatchie)..

How remote is Bolivar County?

A representative private-land location has about 5,597 people within a 30-minute drive and 919,584 within two hours. The road-network catchments count population across county lines and clusters of smaller cities; straight-line radius values remain available as a comparison.

Off-grid gear

Going off-grid in Bolivar County means bringing your own water and power. The kit we’d start with:

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How Bolivar compares in Mississippi

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