Bolthole Index

Marshall County, Mississippi

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

62Index Score / 100
#72 of 82 in Mississippi

Marshall County, Mississippi requires building permits for structures, and its Building Department conducts inspections while enforcing the 2018 International Building Code12. County zoning also applies, so confirm the parcel's district and proposed use before buying or building3. Onsite wastewater approval comes through the Mississippi State Department of Health4.

At a glance

Building permit
Required for structures in Marshall County1
Zoning
County zoning ordinance administered by the Zoning, Planning & Building Department32
Septic permits
Mississippi State Department of Health On-Site Wastewater program45
RV living
Not a permanent residence; limited temporary occupancy requires a special exception and approved septic6
Tiny home
No complete tiny-home rule confirmed; a dwelling generally needs at least 800 square feet of heated area7
Owner-builder
Owner-occupants may obtain their own permit, but licensed trades are required for electrical, plumbing and mechanical work8
Private well
State withdrawal permit at the 6-inch casing threshold, subject to exclusions9

Who to call

Building permits

Marshall County Zoning, Planning & Building Department

Building permits, building inspections, county zoning, land-development standards and parcel zoning questions

662-252-3663

[email protected]

545 JM Ash Drive, Holly Springs, MS 38635

Septic permits

Mississippi State Department of Health Division of On-Site Wastewater

Onsite wastewater applications, property visits and septic-system approval for Marshall County

855-220-0192

[email protected]

Online permits →

Health department

Marshall County Health Department

Local Mississippi State Department of Health office; state onsite-wastewater inspections are coordinated with the appropriate county health department

662-252-4621

225 South Market, Holly Springs, MS 38635

Contact details are copied from each office’s official page and were checked against it on September 27, 2026.

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

Yes. Marshall County's Building Department issues building permits for structures, enforces the 2018 International Building Code and conducts inspections during construction1102. The county page specifically says permits are generally required for storage buildings and are required to enclose an existing covered patio2. Do not begin work based on a project's small size or rural location; call the department with the parcel number and a clear description of the structure and work2. The permit holder must schedule required inspections before work is covered or concealed, and revisions to approved construction documents must go back to Zoning for approval2. Marshall County's published building-permit fee amounts could not be confirmed, so ask the department for the current fee schedule and payment requirements when it reviews the project.

Who handles Marshall County building permits and inspections?

The Marshall County Zoning, Planning & Building Department is the county office for building permits, inspections, zoning administration and land-development standards2. Call 662-252-3663, email [email protected] or visit 545 JM Ash Drive, Holly Springs, MS 386352. Bring the property owner's name or parcel number when asking how the land is zoned2. An owner-occupant may obtain a building permit for work on the owner's property, but electrical, plumbing and mechanical work requires contractors licensed in Mississippi with current registration numbers, and every part of the work must comply with county-adopted codes8. Ask the department which plans, site information, trade credentials, inspections and final occupancy documents apply to the exact project; Marshall County's certificate-of-occupancy requirement could not be confirmed.

Does Marshall County, Mississippi have zoning?

Yes. Marshall County is divided into zoning districts, and the Zoning, Planning & Building Department administers the county zoning ordinance and land-development standards32. Confirm the zoning district against the parcel rather than assuming agricultural acreage allows every residential or commercial use; the department asks callers to provide the owner's name or parcel number2. Marshall County defines a dwelling as having at least 800 square feet of heated area, while the cited definition excludes manufactured homes, modular homes, tents, seasonal quarters and several lodging categories7. That rule does not by itself settle every tiny-home proposal because the county material reviewed did not establish a complete tiny-home classification. Ask the department about the proposed structure type, use, setbacks, lot coverage, utilities and any special exception before purchase2.

How do septic permits work in Marshall County?

The Mississippi State Department of Health On-Site Wastewater program handles onsite wastewater in Marshall County, with local inspections coordinated through the appropriate county health department411. Apply through the MSDH wastewater portal; the program requires the application, payment and necessary documents before scheduling a property visit5. For help, call 855-220-0192 or email [email protected]; the Marshall County Health Department is at 225 South Market in Holly Springs and lists 662-252-4621512. Only 4.2% of county soils are rated without severe limits for a conventional septic drain field, so make wastewater feasibility a purchase contingency when possible13. Where centralized sewer is unavailable, Marshall County requires at least 1.5 acres for each structure needing wastewater treatment, along with an approved onsite facility14.

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

Marshall County does not allow an RV or travel trailer as a permanent residence6. Temporary RV occupancy requires a special exception, is limited to six months, and is available only while building a home or for verified medical or financial hardship; an approved septic system must be on the property for the hookup6. The ordinance also requires an RV to be appropriately tagged and parked behind a residence6. A complete county rule for a structure marketed as a tiny home could not be confirmed. Marshall County's general dwelling definition requires at least 800 square feet of heated area but excludes listed categories including manufactured and modular homes, so ask the Zoning, Planning & Building Department how the exact unit is classified before ordering it72. A pre-manufactured storage building or shed cannot be used as a residence because it does not meet the county's adopted building codes2.

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

  1. Give the Zoning, Planning & Building Department the owner's name or parcel number and confirm the zoning district, proposed use, setbacks and required plans2.
  1. Confirm wastewater feasibility early: Marshall County requires an approved system or centralized sewer, and land without centralized sewer needs at least 1.5 acres per structure requiring treatment14.
  1. Apply to the Mississippi State Department of Health for onsite wastewater review when the parcel will use septic45.
  1. Submit the building-permit materials and use licensed electrical, plumbing and mechanical contractors even when acting as an owner-builder8.
  1. Obtain a state access permit before creating or altering a driveway onto a Mississippi state highway15.
  1. Schedule every required county inspection before concealing work, and submit plan changes for approval before building them2.
  1. Ask the department what final inspection or occupancy documentation applies because the county's certificate-of-occupancy requirement could not be confirmed.

What should you check before buying land in Marshall County?

Check zoning and sewage feasibility before treating a tract as buildable. The Zoning, Planning & Building Department can look up the parcel's zoning from the owner's name or parcel number2. Only 4.2% of Marshall County soils are rated without severe limits for a conventional septic drain field, and the county requires at least 1.5 acres per wastewater-producing structure where centralized sewer is unavailable1314. Verify flood exposure and ask the building department who performs parcel-specific floodplain review because a county floodplain-permit contact could not be confirmed. A new or altered driveway onto a state highway needs an MDOT access permit15. For a private well, Mississippi requires a groundwater-withdrawal permit when surface casing is at least 6 inches in diameter, subject to exclusions9. About 71.3% of the county is wooded and 65.1% has slopes of 15% or less, so inspect the actual tract for clearing, drainage and grading costs1617. The typical effective property-tax rate is about 0.7%, with a median annual bill near $1,2861819.

Watch-outs

  • Do not plan on permanent RV living in Marshall County; even qualifying temporary occupancy needs a special exception, approved septic and compliance with the six-month limit6.
  • Do not assume a shed can become a cabin: Marshall County says pre-manufactured storage buildings do not meet its residential building-code requirements2.
  • Conventional septic suitability is a major parcel risk because only 4.2% of county soils are rated without severe drain-field limitations13.

Sources

  1. Marshall County - Zoning, Planning & Building Department (2026 county census)
  2. Marshall County Zoning, Planning & Building Department (marshall-county.com)
  3. Zoning, Planning, & Building Department, quoted and re-checked
  4. On-Site Wastewater - Mississippi State Department of Health, quoted and re-checked
  5. Mississippi State Department of Health Division of On-Site Wastewater (apps.msdh.ms.gov)
  6. Marshall County Zoning Ordinance, quoted and re-checked
  7. Marshall County Zoning Ordinance, quoted and re-checked
  8. Zoning, Planning, & Building Department, quoted and re-checked
  9. Guidelines for Securing the Services of a Water Well Driller (Mississippi statewide rule), quoted and re-checked
  10. Zoning, Planning, & Building Department, quoted and re-checked
  11. Mississippi State Department of Health Current Regulations: On-site Wastewater (Mississippi statewide rule), quoted and re-checked
  12. Marshall County Health Department (msdh.ms.gov)
  13. Share of soils without severe limits for a conventional septic drain field (USDA SSURGO): Bolthole Index county data
  14. Marshall County Zoning Ordinance, quoted and re-checked
  15. Mississippi Access Management Guide (Mississippi statewide rule), quoted and re-checked
  16. Wooded share of land: Bolthole Index county data
  17. Share of land at 15% slope or less: Bolthole Index county data
  18. Effective property tax rate: Bolthole Index county data
  19. Median property tax bill: Bolthole Index county data

Written September 27, 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

Marshall County in Mississippi

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

How Marshall County scores

Seclusion46100% ev.
Self-Sufficiency67100% ev.
Admin Boringness47100% ev.
Durability57100% ev.
Property Autonomy39100% ev.
Carry Cost87100% 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 →

$218kTypical home
0.7%Property tax
$3,043Land / acre
57.4"Annual rain
4.1% of yrsSevere drought
13.7 / yr (+12.3)Mid-century 100°F days
16.8 daysMid-century dry spell
2.66" (+6.7%)Mid-century 1-day rain
1.5×Wildfire change factor
100%Forward climate coverage
$2,010Home insurance / yr
-0.3% / yrInsurance growth
1.06%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
25,259People within 30 min
2,315,346People within 2 hr
42,450Radius comparison (15 mi)
48.3People / sq mi
5.1%Federal land
65.1%Land at 15% slope or less
4.2%Septic soil without severe limits
18,904 acWorkable land screen
71.3%Wooded land
55.4 tonsBiomass / forest ac
61.5°FAvg temp

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Answers from the rulebook for Marshall County

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

Marshall County rules

  • Owner-builder exemptionConditional

    Owner-occupants performing work on their own property.

    • Electrical, plumbing, and mechanical contractors are required for those services.
    • Those contractors must be licensed by the Mississippi Board of Contractors and have a current registered number.
    • All work must comply with county-adopted building codes.
    “owner/occupants can obtain a building permit for their own property”
  • Building code adoptedAdopted (with conditions)

    Structures regulated by Marshall County.

    • All work must comply with building codes adopted by Marshall County.

    building code: 2018 International Building Code

    “enforcing the 2018 International Building Code”
  • County-wide zoningPresent

    Marshall County zoning ordinance and county land-development regulations.

    • The county zoning ordinance is administered by the Zoning, Planning & Building Department.
    “Marshall County is hereby divided into the following “Zoning Districts””
  • Minimum dwelling sizeSpecified

    A dwelling as defined by the Marshall County Zoning Ordinance.

    • The definition excludes tents, seasonal quarters, manufactured homes, modular homes, hotel/motel rooms, boarding houses, and bed-and-breakfast rooms.
    • A dwelling unit separately requires at least 300 square feet of habitable living space.

    minimum heated area for dwelling: >= 800 square feet (definition excludes listed categories)

    “minimum of eight hundred (800) square feet”
  • Living in an RVLimited

    Travel trailers and recreational vehicles in Marshall County.

    • RVs must be parked at the back of a residence and appropriately tagged.
    • RVs are not for permanent residence.
    • Temporary occupancy requires a special exception.
    • Temporary occupancy is limited to six months and only for building a home or verified medical or financial hardship.
    • An approved septic system must be located on the property for hookup.

    temporary occupancy maximum: 6 months (building a home or verified medical or financial hardship)

    “Travel trailers and RVs are not for permanent residence.”
  • Off-grid sanitationLimited

    Structures without centralized sewer service.

    • Every building must have an approved onsite wastewater facility or access to centralized sanitary sewer.
    • Where centralized sewer is unavailable, a minimum 1.5-acre lot is required for each structure requiring wastewater treatment.
    • State wastewater and MDEQ requirements remain applicable.

    minimum lot size without centralized sewer: 1.5 acres

    “adequate wastewater treatment facilities”
  • Building permitRequired

    The Marshall County Zoning, Planning & Building Department is "tasked with issuing building permits for structures and enforcing the 2018 International Building Code."

    Marshall County - Zoning, Planning & Building Department ↗Scouted from the county site, not yet independently re-checked

Mississippi rules that apply here

  • 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
  • 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.

  • Camping on your land — Temporary camping generally, apart from the specific RV occupancy rule.
  • Tiny homes — Tiny-home occupancy in Marshall County.
  • Accessory dwellings — Accessory dwelling units in Marshall County.
  • Short-term rentals — Short-term rentals in Marshall County.

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 Marshall County, Mississippi

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

Marshall County scores 62/100 on the Bolthole Index, a solid county profile. Its strengths: manageable long-term carry cost and strong self-sufficiency basics: 57.4″/yr rainfall plus 71.3% wooded land. Watch-outs: a weaker property-autonomy legal backdrop.

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

Marshall County generally requires a residential building permit, and it enforces county zoning. Onsite septic is permitted by Mississippi State Department of Health (On-Site Wastewater program). 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.

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

Living in an RV on your own land in Marshall County is limited to specific cases: Travel trailers and recreational vehicles in Marshall County. RVs must be parked at the back of a residence and appropriately tagged. RVs are not for permanent residence. Confirm with the county before relying on it.

How much does land cost in Marshall County, Mississippi?

Land in Marshall County runs about $3,043 per acre, based on the latest county data.

What is the water situation in Marshall County?

Marshall County gets about 57.4" of rain a year, with severe drought in roughly 4.1% of years.

How remote is Marshall County?

A representative private-land location has about 25,259 people within a 30-minute drive and 2,315,346 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 Marshall County means bringing your own water and power. The kit we’d start with:

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How Marshall compares in Mississippi

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