Bolthole Index

Quitman County, Mississippi

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

64Index Score / 100
#70 of 82 in Mississippi

Quitman County, Mississippi requires building permits and maintains a Permits / Code Enforcement office.1 Countywide zoning also controls land use, building location and development standards, while the Mississippi State Department of Health handles individual onsite wastewater systems.23

At a glance

Building permit
Required through Quitman County1
Zoning
Countywide zoning applies2
Septic
MSDH regulates individual onsite wastewater systems3
Owner-builder
State licensing exemption available for work on your own residence; local permits still apply4
Agricultural buildings
State builder-license exemption may apply; county rules still apply5
Private well
State withdrawal permit required at the applicable casing threshold, with exclusions6
State-highway driveway
MDOT permit required for a new or altered driveway7

Who to call

Building permits

Quitman County Permits / Code Enforcement

Building permits, code enforcement and zoning questions in Quitman County

662-326-3522

341 Pecan Street, Marks, MS 38646

Septic permits

Mississippi State Department of Health Division of On-Site Wastewater

Applications and assistance for individual onsite wastewater systems in Quitman County

1-855-220-0192

[email protected]

570 East Woodrow Wilson Drive, Jackson, MS 39216

Online permits →

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

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

Yes. Quitman County requires a building permit for construction and maintains a Permits / Code Enforcement office.1 Countywide zoning regulates the location, height and size of buildings and other structures, so a rural parcel is not outside land-use review merely because it lies beyond a town boundary.2 Mississippi's statewide framework generally requires counties and municipalities to enact uniform building codes unless they made the allowed earlier opt-out, but that statewide rule alone does not identify every locally adopted code.8 Ask county Permits / Code Enforcement what application, plans, inspections and fees apply to the exact parcel and project before site work begins.9

Who handles building permits in Quitman County?

Quitman County Permits / Code Enforcement is the first stop for building-permit and zoning questions.9 The official county page lists the office at 341 Pecan Street in Marks and gives the phone number 662-326-3522.9 Ask the office to identify the parcel's zoning district, permitted use, setbacks, required drawings, review sequence, inspections and current fees before ordering a building or clearing a site.2 The county ordinance makes the zoning administrator's official map the practical source for parcel-specific zoning, because countywide rules govern buildings, structures, land uses, yards, open space and development standards.2

Does Quitman County have zoning?

Yes. Quitman County has countywide zoning that regulates buildings, structures, land uses, districts, yards, open space and development standards.2 That makes the parcel's mapped district central to questions about a house, manufactured home, accessory structure, RV use, setbacks and minimum building dimensions.2 A distinct countywide minimum dwelling floor area has not been confirmed, so ask Quitman County Permits / Code Enforcement to read the current district standards for the parcel rather than assuming a small dwelling is allowed.9 The same office should confirm any special approval needed for a proposed use and whether a floodplain overlay or other mapped condition changes the site plan.9

How do septic permits work in Quitman County?

The Mississippi State Department of Health regulates individual onsite wastewater systems in Quitman County, which is assigned to the agency's North Region.310 Property owners can submit a new-system application online, and the Wastewater Call Center assists with applications.10 The state program provides soil and site evaluations that lead to a permit or recommendation suitable for obtaining a water meter.10 Quitman County's soil data rates none of the mapped soil share as free of severe limitations for a conventional septic drain field, so budget for careful site evaluation and the possibility of a nonconventional design.11 Where centralized wastewater becomes available, Mississippi requires connection and abandonment of the onsite system.12

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

Quitman County's countywide zoning means an RV or tiny home must fit the use and development rules for the parcel's zoning district.2 A separate countywide tiny-home occupancy rule has not been confirmed, and the available county rule does not provide a complete answer for temporary camping on private land. Ask Quitman County Permits / Code Enforcement whether the proposed unit counts as a dwelling, manufactured home, accessory use or temporary use, and whether sleeping in an RV is allowed at that address.9 Any occupied unit also needs an approved wastewater plan where onsite disposal is used, because MSDH regulates individual onsite wastewater systems and county ordinances may affect the application.3

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

  1. Ask Quitman County Permits / Code Enforcement to verify the zoning district, allowed residential use, setbacks and permit submittals for the parcel.92
  1. Apply to the Mississippi State Department of Health for the onsite wastewater evaluation and system approval before relying on a septic layout.310
  1. If the driveway connects to a state highway, obtain the required MDOT access permit before constructing or altering the entrance.7
  1. Submit the county building-permit materials and complete the inspections specified by Permits / Code Enforcement.19
  1. An owner building or improving the owner's residence may qualify for Mississippi's residential-builder licensing exemption, but the exemption does not waive county permits, zoning, codes, inspections or septic requirements.4

What should you check before buying land in Quitman County?

Confirm the parcel's zoning district and development standards with Quitman County Permits / Code Enforcement before treating vacant land as buildable.2 Have the onsite wastewater path evaluated early: mapped soils show severe limitations for conventional drain fields across the county's measured soil share.11 For a private well, Mississippi requires a groundwater-withdrawal permit when surface casing reaches 6 inches in diameter, subject to exclusions, and the rules allow a landowner licensing exception for certain single-family or farm-livestock wells that meet construction standards.6 A new or altered driveway onto a state highway needs an MDOT permit.7 The county's effective property-tax rate is about 1.2%, with a median annual bill of about $792.1314

Watch-outs

  • Do not treat the owner-builder or agricultural-building licensing exemptions as waivers of Quitman County permits, zoning, codes, inspections or septic rules.45
  • Quitman County's mapped soils rate poorly for conventional septic drain fields, so resolve the wastewater design before fixing the house site.11
  • RV occupancy, tiny-home occupancy and a countywide minimum dwelling size remain parcel-specific questions for Quitman County Permits / Code Enforcement.9

Sources

  1. Quitman County, MS - Zoning / Permits & Code Enforcement (2026 county census)
  2. Quitman County Zoning Ordinance, quoted and re-checked
  3. On-Site Wastewater - Mississippi State Department of Health, quoted and re-checked
  4. Mississippi State Board of Contractors Residential Builders Law 2022, quoted and re-checked
  5. Mississippi State Board of Contractors Residential Builders Law 2022, quoted and re-checked
  6. Guidelines for Securing the Services of a Water Well Driller (Mississippi statewide rule), quoted and re-checked
  7. Mississippi Access Management Guide (Mississippi statewide rule), quoted and re-checked
  8. Mississippi Uniform Building Codes (Mississippi statewide rule), quoted and re-checked
  9. Quitman County Permits / Code Enforcement (quitmancountyms.org)
  10. Mississippi State Department of Health Division of On-Site Wastewater (msdh.ms.gov)
  11. Share of soils without severe limits for a conventional septic drain field (USDA SSURGO): Bolthole Index county data
  12. Mississippi State Department of Health Current Regulations: On-site Wastewater (Mississippi statewide rule), quoted and re-checked
  13. Effective property tax rate: Bolthole Index county data
  14. Median property tax bill: Bolthole Index county data

Written September 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

Quitman County in Mississippi

64
County map
Quitman County highlighted among the Mississippi counties · colored by Index score

How Quitman County scores

Seclusion72100% ev.
Self-Sufficiency53100% ev.
Admin Boringness46100% ev.
Durability53100% ev.
Property Autonomy39100% ev.
Carry Cost86100% 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 →

$69kTypical home
1.2%Property tax
$2,971Land / acre
55.3"Annual rain
9.6% of yrsSevere drought
22.3 / yr (+19.4)Mid-century 100°F days
17.8 daysMid-century dry spell
2.75" (+8%)Mid-century 1-day rain
1.52×Wildfire change factor
100%Forward climate coverage
$2,088Home insurance / yr
1.3% / yrInsurance growth
1.72%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
8,241People within 30 min
1,474,578People within 2 hr
15,582Radius comparison (15 mi)
13.7People / sq mi
6.2%Federal land
100%Land at 15% slope or less
0%Septic soil without severe limits
0 acWorkable land screen
26.1%Wooded land
40.5 tonsBiomass / forest ac
63°FAvg temp

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Answers from the rulebook for Quitman County

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

Quitman County rules

  • County-wide zoningPresent

    Countywide zoning regulation under the Quitman County Zoning Ordinance.

    • The ordinance regulates buildings, structures, land uses, districts, yards, open space, and development standards throughout the county.
    “This ordinance regulates the location, height, number of stories, size of buildings and other structures”
  • Building permitRequired

    Quitman County maintains a Permits / Code Enforcement office and, as a zoned county, requires permits for construction under its zoning ordinance.

    Quitman County, MS - Zoning / Permits & Code Enforcement ↗Scouted from the county site, not yet independently re-checked

Mississippi rules that apply here

  • Owner-builder exemptionAvailable (with conditions)

    Mississippi residential-builder licensing for owners constructing or improving their own residence.

    • The exemption concerns the residential-builder licensing chapter and does not waive county zoning, building-code, permit, inspection, septic, or other requirements.
    • The statute also exempts certain owner-supervised property work when it is not for sale, rent, public use, or public assembly.
    “Any person who undertakes construction or improvement on his own residence”
    One more reviewed finding on this topic
    • Available (with conditions) — A person undertaking construction or improvement on the person's own residence or acting as the person's own general contractor for construction or improvement on that residence, for purposes of Mississippi residential builder and remodeler licensing requirements.
      “(1) This chapter shall not apply to: [...] (b) Any person who undertakes construction or improvement on his own residence, or who acts as his own general contractor in the performance of construction or improvement on his own residence;”
  • Building code adoptedPartial

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

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

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

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

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

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

    Individual onsite wastewater systems and related wastewater services in Quitman County.

    • Quitman County is listed in MSDH's North Region.
    • County ordinances may affect an application.
    “The On-site Wastewater program develops policy and regulations”
    One more reviewed finding on this topic
    • 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.”
  • 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”
  • Agricultural exemptionAvailable (with conditions)

    Mississippi residential-builder licensing exemptions for agricultural buildings and buildings used for agricultural purposes.

    • This is an exemption from the residential-builder licensing chapter, not a blanket exemption from county zoning, building permits, technical codes, floodplain, septic, or other requirements.
    “Agricultural buildings, buildings used for agricultural purposes”
  • 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.

  • Minimum dwelling size — Minimum dwelling floor area in Quitman County.
  • Camping on your land — Temporary camping on private land in Quitman County.
  • Tiny homes — Tiny-home occupancy in Quitman County.
  • Accessory dwellings — Accessory dwelling units in Quitman County.
  • Off-grid sanitation — Off-grid sanitation systems in Quitman County.
1 more unanswered
  • 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 Quitman 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 Quitman County, Mississippi

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

Quitman County scores 64/100 on the Bolthole Index, a strong county profile. Its strengths: manageable long-term carry cost and sparse surroundings — about 8,241 people within a 30-minute drive. Watch-outs: a weaker property-autonomy legal backdrop.

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

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

How much does land cost in Quitman County, Mississippi?

Land in Quitman County runs about $2,971 per acre, based on the latest county data.

What is the water situation in Quitman County?

Quitman County gets about 55.3" of rain a year, with severe drought in roughly 9.6% of years. On water rights, Quitman 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 Quitman County?

A representative private-land location has about 8,241 people within a 30-minute drive and 1,474,578 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 Quitman County means bringing your own water and power. The kit we’d start with:

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How Quitman compares in Mississippi

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