Bolthole Index

Coahoma County, Mississippi

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

62Index Score / 100
#74 of 82 in Mississippi

Unincorporated Coahoma County, Mississippi requires a building permit for construction, with plans, a tax parcel ID and zoning and setback approval before issuance1. The Mississippi State Department of Health handles onsite wastewater, and its permit or recommendation must reach the county before building-permit approval2,3. A homeowner may pull the homeowner's own permit but remains responsible for inspections and compliance4.

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

Yes.

Yes. Construction in unincorporated Coahoma County that falls under the county process requires a building permit, building plans and a county tax parcel ID1. Before issuance, obtain an address if needed, state wastewater paperwork, zoning and setback approval, and pay the electrical, gas and plumbing permits1. Payment is by check or money order rather than cash1. The homeowner or contractor must schedule county inspections at least 48 hours ahead6. A homeowner may pull the homeowner's own permit, but remains responsible for direct supervision, required inspections and compliance4.

Who handles Coahoma County building permits and inspections?

Start with the Coahoma County Planning Department at 71 Sunflower Avenue in Clarksdale, (662)624-9300 or countyplanningdepartment@gmail.com.

Start with the Coahoma County Planning Department at 71 Sunflower Avenue in Clarksdale, (662)624-9300 or countyplanningdepartment@gmail.com1. The county Building Official can be reached at (662) 645-0657 for building-plan review8. The published process requires zoning and setback approval before permit issuance, and inspections must be scheduled at least 48 hours ahead1,6. Coahoma County publishes valuation-based residential and commercial fee schedules, with plan-review and permit-issue charges added and trade-permit fees excluded9. Ask Planning for the current total because the commercial schedule carries a 2015 effective date9.

Does Coahoma County have zoning?

Yes.

Yes. Coahoma County publishes zoning regulations with district-specific controls, but incorporated municipalities may have separate zoning authorities or ordinances5. Setbacks vary by zoning district and residential use; for example, the A-1 schedule lists front, side and rear setbacks of 40 feet, 30 feet and 50 feet10. Ask Planning to identify the parcel's district and the complete dimensional rules before using those figures1. We could not confirm a county agricultural exemption, minimum dwelling size, lot-coverage limit, building-height limit or reliable countywide minimum lot size; ask Planning for the current parcel-specific rules1.

How do septic permits work in Coahoma County?

The Mississippi State Department of Health handles individual onsite wastewater permits and related inspections in Coahoma County.

The Mississippi State Department of Health handles individual onsite wastewater permits and related inspections in Coahoma County2,3. A complete application and permit are required for a new onsite system and a permanent water meter, and the county needs the state permit or recommendation before issuing the building permit3. Apply through the state wastewater program or call 1-855-220-0192 for help11. Only 6.3% of county soils are rated without severe limits for a conventional septic drain field, so make the soil and site evaluation an early purchase contingency12. A permanent water meter requires sewer or septic, and a property within one mile of a sewer line may be referred to that provider first3. Household wastewater must go to sewer or septic, and gray water cannot be discharged on the ground, into a ditch or into a body of water3.

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

Coahoma County has local zoning controls, but we could not confirm a general county rule for long-term RV living, temporary camping or tiny-home occupancy on private land.

Coahoma County has local zoning controls, but we could not confirm a general county rule for long-term RV living, temporary camping or tiny-home occupancy on private land1,5. Ask the Planning Department whether the proposed unit is allowed in the parcel's district and what building-permit, foundation, utility and occupancy conditions apply1. A new manufactured or mobile home has a clearer path: obtain the county permit before moving the home onto the lot and provide state wastewater documentation before permit issuance7. An existing wastewater system also requires a licensed installer's affidavit7. Any occupied unit needs lawful wastewater disposal because household wastewater must go to sewer or septic and gray water cannot be discharged outdoors3.

Building a home in Coahoma County: what are the steps?

Ask the Planning Department to confirm the parcel's zoning district, setbacks and whether an E911 address is needed.

  1. Ask the Planning Department to confirm the parcel's zoning district, setbacks and whether an E911 address is needed1.
  1. Apply to the Mississippi State Department of Health for the wastewater permit or recommendation and complete the soil evaluation before construction1,11.
  1. If county floodplain administration covers the project, obtain the first Elevation Certificate before construction and building-permit issuance13.
  1. Submit the wastewater paperwork, plans and tax parcel ID, then pay the required permits by check or money order1.
  1. Ask the County Road Department to determine the culvert location and size for a county-road access connection1.
  1. Schedule county building inspections at least 48 hours ahead6.
  1. For construction served by an individual wastewater system, deliver the required affidavits and state final-inspection report before the county issues the certificate of occupancy1.

What should you check before buying land in Coahoma County?

Confirm the parcel's jurisdiction and zoning district first, because incorporated municipalities may have separate rules and county setbacks vary by district.

Confirm the parcel's jurisdiction and zoning district first, because incorporated municipalities may have separate rules and county setbacks vary by district5,10. Make the purchase contingent on a workable wastewater plan: only 6.3% of county soils are rated without severe limits for a conventional drain field12. Ask whether county floodplain administration applies, because covered development requires an Elevation Certificate before construction and permit issuance, another after the bottom floor is placed, and a final certificate after completion13. Check culvert needs with the County Road Department, which determines location and size for county-road access connections1. A new or altered driveway connecting to a Mississippi state highway requires a state access permit14. Coahoma County's effective property-tax rate is about 1.2%, and the median annual property-tax bill is about $1,07112.

Watch-outs

  • Coahoma County's commercial fee schedule carries a 2015 effective date, so ask Planning to confirm the current charges before filing1,9.
  • The county materials do not confirm private-land RV occupancy, temporary camping or a special tiny-home rule; get a parcel-specific answer from Planning before buying or placing a unit1,5.
  • A county certificate of occupancy involving an individual wastewater system depends on installer affidavits and the state final-inspection report1.
  • Development subject to county floodplain administration needs staged Elevation Certificates and may require flood venting below the required base-flood elevation plus 18 inches13.

Sources

14 official pages, each quoted and re-checked · written October 9, 2026

  1. Building Permit Steps
  2. On-Site Wastewater
  3. Wastewater Frequently Asked Questions
  4. Coahoma County Building Permit Application
  5. Planning – Coahoma County, Mississippi
  6. Residential Building Permit Fees
  7. New Manufactured or Mobile Home Permit Steps
  8. Coahoma County Building Official (coahomacounty.net)
  9. Residential Building Permit Fees
  10. Coahoma County Zoning Regulations, Section 310
  11. Mississippi State Department of Health, Division of On-Site Wastewater (msdh.ms.gov)
  12. Share of soils USDA rates "not limited" for a conventional septic drain field (SSURGO). A strict rating: the median county is about 6% and a tenth of counties are 0%, so a low figure means most lots need a site evaluation or an engineered system, not that septic is impossible. Cite it only with that caveat: Bolthole Index county data
  13. Floodplain Building Permit Steps
  14. Mississippi Access Management Guide (Mississippi statewide rule)

Written October 9, 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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Compared with neighboring counties

Like all 4 of the neighbors with published rules, Coahoma County requires a building permit for a home.

RuleCoahoma CountyQuitman CountyBolivar CountyTunica CountyTallahatchie CountySunflower CountyPanola County
Building permitRequiredRequiredRequiredRequiredNot publishedNot publishedRequired
County zoningYesYesYesYesNot publishedNoYes
Septic permitsMS State Dept. of HealthMS State Dept. of HealthMS State Dept. of HealthMS State Dept. of HealthMSDHMS State Dept. of HealthMS State Dept. of Health

County locator

Coahoma County in Mississippi

62
County map
Coahoma County highlighted among the Mississippi counties · colored by Index score

How Coahoma County scores

62 / 100 · #74 of 82 in Mississippi · six factors, land price, tax, rain and climate

Seclusion62100% ev.
Self-Sufficiency50100% ev.
Admin Boringness47100% ev.
Durability55100% ev.
Property Autonomy39100% ev.
Carry Cost84100% 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 →

$50kTypical home
1.2%Property tax
$3,910Land / acre
53.7"Annual rain
9.6% of yrsSevere drought
22.7 / yr (+19.7)Mid-century 100°F days
17.7 daysMid-century dry spell
2.73" (+6%)Mid-century 1-day rain
1.55×Wildfire change factor
100%Forward climate coverage
$2,110Home insurance / yr
0.8% / yrInsurance growth
1.7%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
25,697Radius comparison (15 mi)
36.3People / sq mi
1.4%Federal land
100%Land at 15% slope or less
6.3%Soils rated "not limited" for septic (strict USDA rating)
20,128 acWorkable land screen
25%Wooded land
59.9 tonsBiomass / forest ac
62.9°FAvg temp

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Cities and towns in Coahoma County

Inside a city or town, that city usually issues building permits and sets zoning; the county’s rules above cover unincorporated land. Septic, wells and floodplain rules usually stay with the county or state everywhere.

Not yet covered: Town of Coahoma

Answers from the rulebook for Coahoma County

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

Coahoma County rules

  • Building permitRequired

    Construction requiring a Coahoma County building permit in unincorporated areas.

    • Building plans must accompany the application.
    • The county tax parcel ID is required for issuance.
    • All electrical, gas, and plumbing permits must be paid in full before issuance.
    • Building contractors must carry a valid Mississippi state license; plumbers and electricians must carry certification.
    • The permit becomes void if work does not start within 180 days or more than 180 days elapses between required-inspection approvals.
    “The Homeowner/Contractor must give a copy of the Permit/Recommendations from the State Dept of Health to the Planning Dept. BEFORE a building permit can be issued.”
    One more reviewed finding on this topic
    • Required — Building construction requiring a Coahoma County building permit, including new manufactured or mobile homes placed on a lot.
      “Where work for which a permit is required by this code is started or proceeded prior to obtaining said permit, the fee herein specified shall be punished by a fine not exceeding One Thousand Dollars ($1,000.00).”
  • Owner-builder exemptionAvailable (with conditions)

    An owner may submit or obtain a county building-permit approval for the owner's property, subject to county and state requirements.

    • The county application permits the owner to act on behalf of the owner for obtaining approval.
    • The Mississippi State Board of Contractors document recommends owner-permit pulling only for homeowners with significant experience and skill, current building-code knowledge, and direct onsite supervision.
    • The owner remains responsible for required inspections and compliance.
    “The Mississippi State Board of Contractors recommends that ONLY homeowners with significant experience and skill renovating or building homes and up to date knowledge of building codes pull their own permits.”
    One more reviewed finding on this topic
    • Available (with conditions) — A homeowner pulling the homeowner's own building permit.
      “The Mississippi State Board of Contractors recommends that ONLY homeowners with significant experience and skill renovating or building homes and up to date knowledge of building codes pull their own permits. Otherwise, hire a licensed contractor.”
  • InspectionsRequired

    County building inspections for permitted construction.

    • The permit recipient or contractor/homeowner must schedule inspections at least 48 hours in advance.
    • Failed inspections may incur a reinspection fee.

    inspection notice: >= 48 hours · reinspection fee: 95 USD (for each failed inspection)

    “The Contractor or Homeowner is responsible for scheduling all inspections with the County Building Inspector 48 hours in advance”
    2 more reviewed findings on this topic
    • Required — County building inspections for permitted work in unincorporated Coahoma County.
      “responsible for scheduling all inspections with the County Building Inspector 48 hours in advance”
    • Required — County building inspections for permitted construction.
      “WHERE NO WORK HAS BEEN STARTED WITHIN 180 DAYS AFTER THE ISSUANCE OF A PERMIT OR WHEN MORE THAN 180 DAYS LAPSES BETWEEN APPROVAL OF REQUIRED INSPECTIONS, SUCH PERMIT SHALL BE VOID.”
  • Certificate of occupancyRequired

    Certificate of occupancy issuance for county-permitted construction in unincorporated Coahoma County where an individual wastewater system is involved.

    • The Planning Department must receive the installer maintenance-agreement affidavit, installer affidavit, and Mississippi State Department of Health final inspection report before issuing the certificate of occupancy.
    • The opened county guide does not establish whether every project type requires a certificate of occupancy.
    “BEFORE a Certificate of Occupancy is issued.”
    One more reviewed finding on this topic
    • Required — Construction served by an individual wastewater system before a Coahoma County certificate of occupancy is issued.
      “The Planning Dept. has to receive a copy of the installer’s maintenance agreement affidavit, installer affidavit, and the final inspection report from the State Dept of Health BEFORE a Certificate of Occupancy is issued.”
  • County-wide zoningPresent (with conditions)

    County zoning regulations administered through the Coahoma County Planning Department, including designated zoning districts in the county and city areas covered by the regulation.

    • The regulation is district-based; the cited provision creates the R-1 district for certain areas within the city and county.
    • Incorporated municipalities may have separate local rules or administrative authority.
    “Coahoma County, City of Clarksdale, Town of Friars Point, and Town of Jonestown have each adopted a zoning ordinance.”
  • Local zoningPresent (with conditions)

    Local zoning exists through the county's published zoning regulations and Planning Department; the claim concerns the presence of local zoning controls, not a conclusion that the county administers every incorporated-municipality ordinance.

    • The county planning page separately publishes Zoning Regulations and identifies a County Building Official.
    • The zoning regulation creates district-specific controls for certain areas within the city and county.
    • Incorporated municipalities may have separate zoning authorities or ordinances.
    “Coahoma County, City of Clarksdale, Town of Friars Point, and Town of Jonestown have each adopted a zoning ordinance.”
  • Minimum lot sizeDistrict specific (with conditions)

    Development in the A-1 Agricultural zoning district in unincorporated Coahoma County.

    • The A-1 table applies to all uses.
    • Minimum lot frontage at the building setback line is 150 feet.
    • Front yard setback is 40 feet.
    • Minimum side yard width is 30 feet on each side.
    • Rear yard depth is 50 feet.
    • The zoning regulation's county jurisdiction is limited to the unincorporated portions of Coahoma County; incorporated municipalities may administer separate rules.

    minimum lot area: 43560 sq. ft. (all uses) · minimum lot frontage at building setback line: 150 ft. (all uses) · front yard setback: 40 ft. · minimum side yard width each side yard: 30 ft. · rear yard depth: 50 ft.

    “A-1 Agricultural None 150 (all uses) 43,560 (all uses) 40 30 50”
  • SetbacksSpecified

    Buildings and uses in the Coahoma County zoning districts covered by Section 310.

    • Requirements vary by zoning district and residential use type.
    • The A-1 table specifies 40-foot front, 30-foot side, and 50-foot rear setbacks.
    • R-1 specifies 35-foot front, 10-foot side, and 35-foot rear setbacks.
    • R-2 specifies 30-foot front, 8-foot side, and 35-foot rear setbacks.
    • R-3 specifies 25-foot front, 8-foot side for single- and two-family uses, 12-foot side for multi-family uses, and 25-foot rear setbacks.
    • R-4 specifies 25-foot front, 8-foot side for single- and two-family uses, 12-foot side for multi-family uses, and 25-foot rear setbacks.

    R-1 front setback: 35 feet · R-1 side setback: 10 feet · R-1 rear setback: 35 feet · R-2 front setback: 30 feet · R-2 side setback: 8 feet · R-2 rear setback: 35 feet · R-3 front setback: 25 feet · R-3 rear setback: 25 feet · R-4 front setback: 25 feet · R-4 rear setback: 25 feet · A-1 front setback: 40 feet (all uses) · A-1 side setback: 30 feet (all uses) · A-1 rear setback: 50 feet (all uses)

    “310. Area, Height, and Setback Requirements”
    One more reviewed finding on this topic
    • District specific (with conditions) — Lots and buildings regulated by the Coahoma County zoning districts.
      “310. Area, Height, and Setback Requirements [...] R-1 Single-Family Residential [...] 35 10 35 [...] R-2 Single- and Two-family Residential [...] 30 8 35”
  • Manufactured homesAllowed (with conditions)

    New manufactured or mobile homes moved onto a Coahoma County lot.

    • A permit is required before moving the home onto the lot.
    • The MSDH individual onsite-wastewater Permit/Recommendation must be provided before the county permit is issued.
    • A licensed installer affidavit is required for an existing system.
    • The permit fee is $100; no cash is accepted; electric, plumbing, and gas fees are excluded.
    • A Certificate of Occupancy requires MSDH affidavits and the final inspection report.

    permit fee: 100 USD (electric, plumbing, and gas fees excluded)

    “You need to get a permit first before you move your home onto your lot.”
    One more reviewed finding on this topic
    • Limited — Placement and occupancy of a new manufactured or mobile home in unincorporated Coahoma County.
      “You need to get a permit first before you move your home onto your lot.”
  • Driveway accessRequired

    Culvert placement associated with development or construction in unincorporated Coahoma County.

    • The applicant must contact the Coahoma County Road Department for culvert placement.
    • The Road Department determines the required culvert location and size.
    • The source does not establish a general driveway-permit requirement for every access point.
    “They will determine the location and size required.”
    2 more reviewed findings on this topic
    • Required — Culvert placement and access associated with building-permit projects in unincorporated Coahoma County.
      “Call the Coahoma County Road Department (662)624-3024 for culvert placement. They will determine the location and size required.”
    • Limited — Culvert placement and access connections involving Coahoma County roads.
      “Call the Coahoma County Road Department (662)624-3024 for culvert placement. They will determine the location and size required.”
  • Building in a floodplainRequired

    Development subject to the Coahoma County Floodplain Management Office.

    • A first Elevation Certificate is required before construction starts and before the building permit is issued.
    • A second Elevation Certificate is required after the top of the bottom floor is placed to verify BFE plus 18 inches of freeboard.
    • A final Elevation Certificate is required after completion.
    • Flood venting applies to all structures built below the required BFE plus 18 inches, including detached garages, carports, storage sheds, pole barns, and hay sheds.
    • Flood vents must provide at least 1 square inch of net opening per square foot of enclosed area, be no higher than 1 foot above interior grade, permit passage of a 3-inch sphere, allow automatic two-way floodwater flow, and equalize hydrostatic loads.
    • All permit applications must be paid at one time; inspections must be scheduled at least 48 hours in advance.

    freeboard: 18 inches above BFE · flood vent area: per 1 square inch per square foot of enclosed area · maximum vent height: <= 1 foot above interior grade · minimum sphere passage: >= 3 inches · inspection scheduling: >= 48 hours

    “Elevation Certificates–1st Elevation Certificate is required before construction starts and must be submitted before building permit is issued.”
    One more reviewed finding on this topic
    • Required — Development and construction subject to Coahoma County floodplain administration.
      “Final Elevation Certificate- required after structure is completed.”
  • Permit feesPublished (with conditions)

    Published Coahoma County residential and commercial building-permit fees.

    • Residential fees vary by total valuation.
    • Residential schedules add permit-issue and plan-review fees in stated valuation ranges.
    • Electrical, plumbing, and gas fees are excluded.
    • Commercial fee schedule states an effective date of April 6, 2015.
    • A $95 re-inspection fee applies for each failed inspection.
    • Fees may be outdated; the county page did not state a newer schedule in the opened source.

    residential valuation tier: $0-$50,000 USD ($175 fee) · residential plan review: $100-$275 USD (depends on valuation tier) · re-inspection fee: 95 USD (each failed inspection)

    “RESIDENTIAL BUILDING PERMIT FEES TOTAL VALUATION FEE $0 - $50,000 $175”
    2 more reviewed findings on this topic
    • Published (with conditions) — County building-permit fees for residential, commercial, industrial, temporary, demolition, fence, pool, and reinspection work.
      “An additional fee of $95 shall be applied as a re-inspection fee, for each failed inspection.”
    • Published (with conditions) — County residential and commercial building permits.
      “RESIDENTIAL BUILDING PERMIT FEES TOTAL VALUATION FEE $0 - $50,000 $175”
  • Permit processPublished (with conditions)

    County building-permit process for construction in unincorporated Coahoma County.

    • Obtain an E911 address if needed.
    • Obtain MSDH wastewater permit/recommendation and soil evaluation before construction.
    • Submit wastewater documentation before county building-permit issuance.
    • Obtain zoning/setback review and submit scaled drawings or stamped architectural plans as applicable.
    • Obtain a tax parcel ID.
    • Pay electrical, gas, and plumbing permits in full before building-permit issuance.
    • Checks or money orders only; no cash.
    • Schedule county inspections 48 hours in advance.

    architectural-plan threshold: > 5000 sq ft (one stamped architectural-plan copy; otherwise two scaled drawings)

    “NO CASH. Checks or money orders only. Paid to Coahoma County.”
    2 more reviewed findings on this topic
    • Published (with conditions) — County building-permit application and issuance process.
      “All permits including electrical, gas, and plumbing permits must be paid in full BEFORE issuance of a Building permit.”
    • Published (with conditions) — County building-permit process.
      “The Homeowner/Contractor must give a copy of the Permit/Recommendations from the State Dept of Health to the Planning Dept. BEFORE a building permit can be issued.”

Mississippi rules that apply here

  • Building code adoptedPartial

    The Mississippi Fire Prevention Code and State Fire Marshal enforcement for state-owned or state-agency buildings, public-assembly buildings, and buildings at least 75 feet high, subject to local fire-prevention-code exceptions stated in the statute.

    • The State Fire Marshal's Office adopted the 2024 editions of the International Fire Code and International Building Code effective July 1, 2024.
    • The Mississippi Fire Prevention Code applies to all buildings owned by the State or State Agencies.
    • It applies to all buildings utilized for public assembly except in a county or municipality that has adopted a fire-prevention code with standards not less stringent than the Mississippi Fire Prevention Code.
    • It applies to buildings whose construction permits were issued after the statutory effective date and that are not less than 75 feet in height, unless the county or municipality has adopted a fire-prevention code with standards not less stringent than the Mississippi Fire Prevention Code.

    International Fire Code edition: 2024 edition · International Building Code edition: 2024 edition · effective date: 2024-07-01 · height threshold: >= 75 feet (Local fire-prevention code exception applies where stated.)

    “AS OF JULY 1, 2024, THE STATE OF MISSISSIPPI – OFFICE OF THE STATE FIRE MARSHAL HAS ADOPTED THE 2024 ADDITION”
    2 more reviewed findings on this topic
    • Partial — Mississippi counties and municipalities subject to the statewide uniform-building-code framework.
      “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.”
    • Partial — Mississippi counties and municipalities, including residential building-code adoption subject to the statewide uniform-building-code framework.
      “Under Senate Bill 2378 of 2014, all counties and municipalities must enact uniform building codes unless they opt out prior to Nov. 30, 2014.”
  • Living in an RVLimited

    RVs at a hunting camp where the camp uses the Mississippi Department of Health on-site wastewater application process.

    • The camp is treated by MSDH as a residential application.
    • Three or more trailers, cabins, or RVs on the property must be applied for as a commercial development.
    • For a permanent water meter, state law requires a permanent sewage-disposal solution; it may be a sewer line or septic system. If public sewer is unavailable, the applicant must apply to MSDH for the required paperwork.
    • Local jurisdictions have separate land ordinances; this claim does not establish a statewide land-use permission for RV occupancy.

    trailers/cabins/RVs triggering commercial-development application: >= 3 units (On the hunting-camp property.)

    “Yes. This is considered a residential application with us. If there will be three (3) or more trailers/cabins/RVs on the property, this will need to be applied for as a commercial development.”
  • Tiny homesLimited

    A tiny house or home intended for use as a residential dwelling that is within the State Fire Marshal's factory-built-home regulation.

    • The defined tiny house or home ranges from 80 to less than 400 square feet and may or may not be constructed on a chassis with or without axles or wheels.
    • If intended as a residential dwelling, it is treated as a modular home for design and construction requirements and must comply with the most current residential building code adopted by the Mississippi Building Codes Council.
    • When designed for permanent installation at its final destination, it must be installed on an approved foundation complying with the manufacturer's installation guidelines concerning manufacturing-facility and retail-entity licensure and occupant-safety installation standards.
    • The amended regulation superseded prior versions and became effective July 1, 2026.
    • Counties and municipalities may regulate zoning, utility connections, foundations, and permits for modular homes; local land-use controls may therefore add requirements.

    tiny-home floor area: 80 to less than 400 square feet (Definition in Rule 3.01.3(42).)

    ““Tiny House or Home”: Any closed structure, building assembly or systems of assemblies designed for use as a residential dwelling and ranging from 80 to less than 400 square feet in size, which may or may not be constructed on a chassis (with or without axels or wheels).”
  • Who permits septicState (with conditions)

    Individual onsite wastewater systems in Coahoma County.

    • The Mississippi State Department of Health administers onsite wastewater policy, regulations, permitting recommendations, and inspections.
    • County building-permit materials require coordination with MSDH.
    “The Mississippi State Department of Health, Division of On-site Wastewater offers certification for the following on-site wastewater related professions:”
    3 more reviewed findings on this topic
    • State — Individual on-site wastewater disposal systems serving property in Coahoma County.
      “The On-site Wastewater program develops policy and regulations”
    • State — Individual onsite wastewater systems and related inspections in Coahoma County.
      “The Mississippi State Department of Health, Division of On-site Wastewater offers certification for the following on-site wastewater related professions:”
    • Mixed — 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.
      “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.”
  • Septic permitRequired

    Design, construction, or installation of an individual on-site wastewater disposal system in Mississippi.

    • MSDH approval is required except for the statutory exemption in Mississippi Code Section 41-67-6(7).
    • For a two-acre-or-larger lot or tract, approval requirements are exempt only if all wastewater is contained on the lot or tract, no Mississippi or United States watercourse is impacted, and the installer submits a signed affidavit attesting to those conditions.
    • An individual on-site wastewater disposal system is acceptable only where centralized treatment is unavailable or infeasible, existing area disposal systems function satisfactorily, site conditions are satisfactory for underground absorption, private-water-supply separation/protection requirements are met, and applicable water-quality requirements are met.
    • Construction or installation designed by a certified professional evaluator or licensed professional engineer may not begin before Department authorization.

    statutory approval-exemption lot size: >= 2 acres (All wastewater must be contained on the tract, no covered watercourse may be impacted, and an installer affidavit is required.) · private water supply separation from IOWDS: >= 50 feet (Private supply must be at a higher elevation or properly protected.) · private water supply separation from disposal field: >= 100 feet

    “Approval of the design, construction or installation of an individual on-site wastewater disposal system by the department is required, except as otherwise provided in Section 41-67-6(7).”
    2 more reviewed findings on this topic
    • Required — New individual on-site wastewater systems and permanent water-meter applications in Coahoma County.
      “The Permit is required for a water meter and the installation of an on-site wastewater disposal system.”
    • Required — Installation of an individual onsite wastewater disposal system and obtaining a permanent water meter in Coahoma County.
      “The Permit is required for a water meter and the installation of an on-site wastewater disposal system.”
  • Septic inspectionLimited

    Installation of an individual on-site wastewater disposal system in Mississippi.

    • For the ordinary Notice-of-Intent and Final-Approval process, the certified installer must contact MSDH 24 hours before construction to schedule an inspection.
    • A two-acre exemption applicant receives a site evaluation and disposal-system recommendation, but MSDH does not inspect during installation.
    • For the two-acre exemption, the Department reserves the right to inspect an installed system after it has been in use for more than 30 days.
    • Final approval requires the installer affidavit; advanced treatment systems also require the property owner's maintenance affidavit.

    advance notice before construction: >= 24 hours (Certified installer must contact the Department to schedule inspection.) · two-acre-exemption post-use inspection threshold: > 30 days (MSDH reserves the right to inspect systems on properties that filed a two-acre exemption.)

    “The Department reserves the right to inspect installed systems after they have been in use for more than thirty (30) days on properties that have filed a two-acre exemption.”
    One more reviewed finding on this topic
    • Limited — State inspection and approval of onsite wastewater systems in Coahoma County.
      “Just because we do not inspect the installation does not mean anything can be installed.”
  • Off-grid sanitationLimited

    Off-grid wastewater disposal and graywater discharge in Coahoma County.

    • Wastewater must be piped to a central sewer or septic system.
    • Graywater may not be discharged on the ground, in ditches, or bodies of water.
    • A local authority may allow temporary port-a-potty use until septic installation.
    “All wastewater is required to pipe into a central sewer system or a septic system for proper disposal. No “gray water” can be discharged on the ground, ditches, or bodies of water.”
    One more reviewed finding on this topic
    • Prohibited — Discharge of household wastewater or gray water onto ground, ditches, or bodies of water in Coahoma County.
      “No “gray water” can be discharged on the ground, ditches, or bodies of water.”
  • 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

    Permanent water-meter connection for property in Coahoma County.

    • A permanent sewage-disposal solution must be available before a permanent water meter can be issued.
    • The solution may be a sewer line or septic system.
    • If public sewer is unavailable, the applicant must apply for the required MSDH paperwork.
    • A sewer provider may have first right to serve and MSDH may refer properties within one mile of a sewer line to connect.

    sewer referral distance: <= 1 mile (distance from sewer line)

    “State law requires you have permanent sewage disposal solution available to receive a permanent water meter.”
    3 more reviewed findings on this topic
    • Conditional — Permanent water-meter and utility connection eligibility for property using onsite wastewater in Coahoma County.
      “State law requires you have permanent sewage disposal solution available to receive a permanent water meter.”
    • Water (with conditions) — Obtaining a public water meter for property using an individual onsite wastewater system.
      “Environmentalists offer Soil and Site Evaluations that provide property owners with a Permit/Recommendation (required to obtain a water meter) and suitable for installation.”
    • Conditional — Public water connections and connection to centralized wastewater treatment systems for residences, buildings, and facilities in Mississippi.
      “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”
  • Agricultural exemptionAvailable

    Applicability of Mississippi Code Title 73, Chapter 59 residential-builder and remodeler licensing requirements.

    • The cited exemption applies to the Residential Builders and Remodelers chapter.
    • It covers agricultural buildings, buildings used for agricultural purposes, buildings constructed as a community effort, and tenant houses.
    • The source does not establish an exemption from independently applicable local permits, zoning, floodplain rules, or wastewater requirements.
    “This chapter shall not apply to: (a) Agricultural buildings, buildings used for agricultural purposes, buildings constructed as a community effort, or tenant houses;”
  • Subdividing landRegulated (with conditions)

    Mississippi State Department of Health review of subdivision land divisions for onsite-wastewater suitability; this does not establish that MSDH approves the general land-use plat or replaces county or municipal plat review.

    • A subdivision is defined for this review as land divided into ten (10) or more lots, tracts, sites, or parcels for residential development.
    • Local or county ordinances may reduce the ten-lot threshold.
    • If public water will be used, the Bureau of Public Water Supply may require subdivision review regardless of lot count.
    • Developments of 35 or more lots and additional phases by the same owner require a feasibility study; developments under 35 lots may be required to obtain one case-by-case.
    • No lots may be sold or construction started before evaluation.
    • The subdivision plan-review fee is $325 plus $6.50 per lot; online payment is subject to a processing fee and fees may change.
    • The plan review is voided if the developer alters the plat without notifying MSDH; MSDH determines whether a new review is required.
    • MSDH reviews lots for general suitability of onsite wastewater treatment and disposal for one residence per lot; septic, soil, wetland, water-supply, and other health requirements remain applicable.

    residential subdivision threshold: >= 10 lots (Local ordinances may reduce the minimum below ten lots.) · feasibility-study threshold: >= 35 lots (Additional phases by the same owner also require a feasibility study; smaller developments may be required case-by-case.) · subdivision plan-review fee: 325 USD (Plus $6.50 per lot; online payment processing fee and possible additional costs may apply.)

    “All lots are reviewed for general suitability of on-site wastewater treatment and disposal for a single residence per lot.”
  • 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
  • county building authorityGeneral

    Mississippi county boards of supervisors' authority and obligation to adopt uniform building codes, including in unincorporated county territory, subject to the statutory opt-out framework.

    • All counties and municipalities must enact uniform building codes unless they opted out before November 30, 2014.
    • A county board of supervisors adopting building codes after July 1, 2008 must adopt as minimum codes codes established and promulgated by the Mississippi Building Codes Council.
    • The statewide source does not identify current county-by-county residential permit enforcement or opt-out status.

    opt-out deadline: 2014-11-30 · minimum-code requirement for codes adopted after: >= 2008-07-01

    “Under Senate Bill 2378 of 2014, all counties and municipalities must enact uniform building codes unless they opt out prior to Nov. 30, 2014.”

Still unanswered

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

  • Zoning districts — Whether Coahoma County publishes an operative zoning-district schedule or map and the geographic area covered.
  • Minimum dwelling size — Minimum dwelling size in unincorporated Coahoma County.
  • Lot coverage — Lot coverage in unincorporated Coahoma County.
  • Building height — Building height in unincorporated Coahoma County.
  • Camping on your land — Temporary camping on private land in unincorporated Coahoma County.
2 more unanswered
  • Accessory dwellings
  • 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 Coahoma 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 Coahoma County, Mississippi

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

Coahoma County scores 62/100 on the Bolthole Index, a solid county profile. Its strengths: manageable long-term carry cost and about 25,697 people within 15 miles. Watch-outs: a weaker property-autonomy legal backdrop.

How much does land cost in Coahoma County, Mississippi?

Land in Coahoma County runs about $3,910 per acre, based on the latest county data.

What is the water situation in Coahoma County?

Coahoma County gets about 53.7" of rain a year, with severe drought in roughly 9.6% of years. On water rights, Coahoma 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 Coahoma County?

A typical private-land location has about 25,697 people within 15 miles and 2,525,050 within 100 miles. These radius catchments are the published fallback where road routing is unavailable.

How Coahoma compares in Mississippi

Compare side-by-side →See all 82 Mississippi counties ranked →