Bolthole Index

Leake County, Mississippi

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

74Index Score / 100
#23 of 82 in Mississippi

Leake County, Mississippi has not published a county residential building-permit office or process that we could confirm, so ask the County Administrator before starting work.1 Leake County's county-hosted hazard plan says the county has no zoning ordinance, although the City of Carthage has its own zoning ordinance and building code.2 Septic applications and site evaluation go through the Mississippi State Department of Health.3

At a glance

Building permit
County residential requirement and process not confirmed1
Zoning
No Leake County zoning ordinance; municipal rules can differ2
Septic
Apply through the Mississippi State Department of Health3
RV living
Private-land occupancy rule not confirmed; ask the County Administrator4
Tiny home
County occupancy and construction rules not confirmed1
Owner-builder
State residential-builder licensing exemption is available, but permits may still apply5
Private well
Groundwater permit required at the stated casing threshold; some exclusions apply6

Who to call

Building permits

Leake County Administrator

County contact for questions about an unincorporated parcel when no building-permit office or process is published

601-267-8002

[email protected]

PO Box 595, Carthage, MS 39051

Planning & zoning

Leake County planning record

County-hosted planning record for zoning and local building-code status

Septic permits

Mississippi State Department of Health Division of On-Site Wastewater

On-site wastewater applications, water-meter wastewater approval and application assistance for Leake County

1-855-220-0192

[email protected]

570 East Woodrow Wilson Drive, Jackson, MS 39216

Online permits →

Roads & driveways

Leake County Road and Bridge

County-road access and right-of-way questions

601-267-4123

[email protected]

312 C.O. Brooks, Carthage, MS 39051

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 Leake County, Mississippi?

We could not confirm Leake County's countywide residential building-permit requirement, inspection schedule or certificate-of-occupancy process from a published county source.1 Mississippi's statewide framework says counties and municipalities must enact uniform building codes unless they opted out before the stated deadline, but that framework does not establish Leake County's current adoption status.7 The county-hosted planning record says only that the City of Carthage adopted a building code; it does not say Leake County adopted one.2

Before construction in unincorporated Leake County, give the County Administrator the parcel number, site address and project description and ask whether a permit, plan review, trade permit, inspection or occupancy approval applies. The official county directory lists the County Administrator at 601-267-8002 and PO Box 595, Carthage, MS 39051.8 A project inside Carthage should go to the city because the county-hosted plan identifies a city building code.2

Who handles building permits in Leake County, and how do you reach them?

Leake County does not publish a building department or residential permit application that we could confirm, so the practical county starting point is the County Administrator.1 The county directory lists that office at 601-267-8002, [email protected] and PO Box 595, Carthage, MS 39051.8 Ask the office to identify the authority for building, electrical, plumbing, mechanical, floodplain and occupancy review on the exact parcel before paying a contractor or ordering a structure.

Mississippi permitting can vary by location, and state guidance says city or county permits may apply to business construction and land development.9 An owner building or improving the owner's residence may qualify for Mississippi's residential-builder licensing exemption, but that licensing exemption does not remove a locally required permit or inspection.5 For land on a county road, Leake County Road and Bridge is listed at 601-267-4123 and 312 C.O. Brooks, Carthage, MS 39051.10

Does Leake County have zoning?

Leake County's county-hosted hazard plan states that Leake County does not have a zoning ordinance.2 The same record says the City of Carthage has adopted a zoning ordinance, so the no-zoning answer should not be carried into Carthage or another municipality.2 County zoning status also does not answer every question about septic approval, floodplain development, road access, utility service, private restrictions or construction permits.

For an unincorporated parcel, ask the County Administrator whether any subdivision covenant, floodplain review, road setback or other county approval affects the proposed use. For land inside a municipality, ask that municipality for its zoning map and development standards before relying on the county answer. The county-hosted record also says Leake County has not adopted a county comprehensive land-use plan or subdivision ordinance, while Carthage has municipal versions of both.2 That planning record does not confirm a minimum dwelling size or countywide residential setback, so those details remain questions for the relevant local office.

How do septic permits work in Leake County?

The Mississippi State Department of Health Division of On-Site Wastewater handles Leake County on-site wastewater review and conducts the site and soil evaluation.3 A permit is required for installation of an on-site wastewater system and for the water-meter process described by MSDH.11 Apply online through MSDH, or call the Wastewater Call Center at 1-855-220-0192 for application help.12

Start septic review before fixing the house location. Only 1% of mapped Leake County soils are rated without severe limitations for a conventional septic drain field, so a parcel-level evaluation may point to a different design.13 Mississippi requires wastewater to go to a central sewer or septic system and does not allow gray water to be discharged onto the ground, into a ditch or into a body of water.14 A permanent sewage-disposal solution must be available before a permanent water-meter connection.11

Can you live in an RV or tiny home on your land in Leake County?

We could not confirm a Leake County rule that allows or prohibits long-term RV living, temporary camping, tiny-home occupancy or manufactured-home occupancy on private land.4 The county's lack of a zoning ordinance does not by itself settle sanitation, utility, floodplain, building or occupancy requirements.2 Ask the County Administrator about the exact parcel and intended use before moving a unit onto the land.8

The published Pearl River Valley Water Supply District RV rules apply only to campgrounds under that district's jurisdiction and do not answer whether someone may occupy an RV on private land.15 Any occupied house, trailer, manufactured home or other residential structure that generates wastewater needs an acceptable sewage solution through the MSDH process.11 Mississippi also does not recognize gray water as a separate discharge category, so off-grid plans must route all wastewater to an approved sewer or septic system.14

Building a home in Leake County: the steps, in order

First, determine whether the parcel is in unincorporated Leake County or a municipality, because Carthage has its own zoning ordinance and building code.2

Second, call the County Administrator at 601-267-8002 to confirm the building-permit authority, inspections, floodplain review and any occupancy approval for an unincorporated parcel.8

Third, apply to the Mississippi State Department of Health for on-site wastewater review before locking in the house, driveway and well locations.3

Fourth, contact Leake County Road and Bridge about access from a county road; its published number is 601-267-4123.10 A new or altered driveway connecting to a Mississippi state highway requires an MDOT permit.16

Fifth, confirm whether the owner-builder licensing exemption fits the project without assuming it waives permits or inspections.5

Finally, obtain every approval the responsible offices identify before construction or occupancy.

What to check before you buy land in Leake County

Put wastewater feasibility near the top of the due-diligence list because only 1% of mapped Leake County soils are rated without severe limits for a conventional drain field.13 The county averages 58.4 inches of precipitation annually, which makes drainage, wet-season access and house-pad placement worth checking on the ground.17 About 79.4% of the land has a slope of 15% or less, but a parcel survey and site visit still matter.18

Confirm legal access and driveway approval with the road owner; Leake County Road and Bridge handles county-road questions, while MDOT requires permits for new or altered state-highway driveways.1016 Ask the County Administrator which local floodplain process applies because the available state floodplain claim covers state-owned property, not an ordinary private parcel.19 Leake County's effective property-tax rate is 0.7%, and the median property-tax bill is $775 per year.2021

Watch-outs

  • Do not treat the lack of a county zoning ordinance as proof that an RV, tiny home or any structure can be occupied without other approvals.2
  • Septic feasibility can change the usable building area because only 1% of mapped soils avoid severe conventional drain-field limitations.13
  • Carthage has its own zoning ordinance and building code, so county answers do not replace city review for property inside Carthage.2

Sources

  1. Miss. Code Ann. §19-5-9(11) (2026 county census)
  2. Leake County planning record (leakecountyms.org)
  3. Mississippi State Department of Health - On-Site Wastewater (2026 county census)
  4. (2026 county census)
  5. Mississippi Senate Journal, March 9, 2022 (Mississippi statewide rule), 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. Leake County Administrator (leakecountyms.org)
  9. Start Your Business in Mississippi — County and City Permits (Mississippi statewide rule), quoted and re-checked
  10. Leake County Road and Bridge (leakecountyms.org)
  11. Wastewater Frequently Asked Questions, quoted and re-checked
  12. Mississippi State Department of Health Division of On-Site Wastewater (msdh.ms.gov)
  13. Share of soils without severe limits for a conventional septic drain field (USDA SSURGO): Bolthole Index county data
  14. Wastewater Frequently Asked Questions, quoted and re-checked
  15. General Campground Rules and Policies - Ross Barnett Reservoir (Mississippi statewide rule), quoted and re-checked
  16. Mississippi Access Management Guide (Mississippi statewide rule), quoted and re-checked
  17. Annual precipitation: Bolthole Index county data
  18. Share of land at 15% slope or less: Bolthole Index county data
  19. Mississippi Administrative Code — State Property Floodplain Regulations (Mississippi statewide rule), quoted and re-checked
  20. Effective property tax rate: Bolthole Index county data
  21. 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

Leake County in Mississippi

74
County map
Leake County highlighted among the Mississippi counties · colored by Index score

How Leake County scores

Seclusion67100% ev.
Self-Sufficiency69100% ev.
Admin Boringness6245% ev.
Durability60100% ev.
Property Autonomy39100% ev.
Carry Cost85100% ev.

Evidence strength: 91%. This reports direct-source completeness and fallback use; it is separate from the score and is not a confidence interval. How it works →

$160kTypical home
0.7%Property tax
$3,798Land / acre
58.4"Annual rain
6.7% of yrsSevere drought
18 / yr (+16.1)Mid-century 100°F days
17.1 daysMid-century dry spell
2.64" (+6.8%)Mid-century 1-day rain
1.48×Wildfire change factor
100%Forward climate coverage
$1,671Home insurance / yr
0.1% / yrInsurance growth
1.34%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
19,101People within 30 min
1,233,219People within 2 hr
27,075Radius comparison (15 mi)
36.5People / sq mi
0.7%Federal land
79.4%Land at 15% slope or less
1%Septic soil without severe limits
3,613 acWorkable land screen
76.2%Wooded land
59.4 tonsBiomass / forest ac
63.6°FAvg temp

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Answers from the rulebook for Leake County

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

Mississippi rules that apply here

  • Owner-builder exemptionAvailable (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.

    • The exemption concerns the licensing chapter for residential builders and remodelers; it does not by itself establish exemption from a locally required building permit or inspection.
    • The same official legislative text also states that related exemptions have limits on permit applications or residences constructed within a one-year period, depending on the subsection and circumstances.
    “(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.”
  • Septic permitRequired

    Installation of an on-site wastewater disposal system and permanent water-meter service in Leake County.

    • A permit is required for a water meter and installation of an on-site wastewater disposal system.
    • A permanent sewage-disposal solution must be available before a permanent water-meter connection.
    “The Permit is required for a water meter and the installation of an on-site wastewater disposal system.”
  • Off-grid sanitationLimited

    Wastewater disposal without a public sewer connection in Leake County.

    • A septic system may provide the permanent sewage-disposal solution where public sewer is unavailable.
    • All wastewater must be piped into a central sewer system or septic system.
    • Gray water may not be discharged on the ground, into ditches, or into bodies of water.
    “Mississippi does not recognize gray 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

    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”
  • 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”
  • 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.

  • Building permit — Building-permit requirements in Leake County.
  • Living in an RV — Long-term RV occupancy on private land in unincorporated Leake County.
  • Camping on your land — Temporary camping on private land in unincorporated Leake County.
  • Tiny homes — Tiny-home occupancy in unincorporated Leake County.
  • Manufactured homes — Manufactured-home occupancy in unincorporated Leake County.
3 more unanswered
  • Accessory dwellings
  • 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.

Living off-grid in Leake County, Mississippi

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

Leake County scores 74/100 on the Bolthole Index, a strong county profile. Its strengths: manageable long-term carry cost and strong self-sufficiency basics: 58.4″/yr rainfall plus 76.2% wooded land. Watch-outs: a weaker property-autonomy legal backdrop.

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

Building-permit rules for unincorporated Leake County are not published on an official source. 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 Leake County, Mississippi?

Land in Leake County runs about $3,798 per acre, based on the latest county data.

What is the water situation in Leake County?

Leake County gets about 58.4" of rain a year, with severe drought in roughly 6.7% of years.

How remote is Leake County?

A representative private-land location has about 19,101 people within a 30-minute drive and 1,233,219 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 Leake County means bringing your own water and power. The kit we’d start with:

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How Leake compares in Mississippi

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