Sharkey County, MS: No Zoning, Owner-Builder Allowed

We could not confirm whether unincorporated Sharkey County, Mississippi requires a building permit for a home¹. Mississippi requires counties to enact uniform building codes unless they opted out before November 30, 2014, but Sharkey County's adoption and enforcement status remains unresolved². Inside a municipality, ask the city about building permits and zoning; Rolling Fork, for one, has its own Zoning Code³; septic permits throughout Sharkey County remain with the Mississippi State Department of Health^4,5.

At a glance

Building permit: Unconfirmed; ask Sharkey County Government before construction^1,6
Zoning: Sharkey County appears to have no county zoning, but no explicit no-zoning ordinance was confirmed⁷
Septic permit: Required through the Mississippi State Department of Health for a new onsite system^8,9
RV or tiny-home living: Unconfirmed on private land; ask Sharkey County Government before relying on either use⁶
Owner-builder: A state contractor-license exemption may cover work on your own residence, but it does not waive local permits¹⁰
Septic soils: 0% of mapped soils avoid severe limits for a conventional drain field¹¹
Private well: A state groundwater-withdrawal permit applies at a surface-casing diameter of 6 inches or more, subject to exclusions¹²

Who to call

Also useful

Sharkey County Government

General county contact for confirming building permits, land-use rules and the correct local office

662-873-2755

120 Locust Street, PO Box 218, Rolling Fork, MS 39159-0218

Septic permits

Mississippi State Department of Health, Division of On-Site Wastewater

Applications, soil and site evaluations, permits and recommendations for onsite wastewater systems in Sharkey County

601-576-7150

wastewater@msdh.ms.gov

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 October 9, 2026.

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

We could not confirm whether Sharkey County requires a residential building permit in its unincorporated areas because the county publishes neither a building-permit office nor an application process¹. Mississippi requires counties and municipalities to enact uniform building codes unless they opted out before November 30, 2014, but the statewide framework does not establish whether Sharkey County opted out, which code edition it adopted, or how it enforces the code². Call Sharkey County Government before buying materials or hiring a contractor and ask whether the parcel requires a building permit, inspections, or a certificate of occupancy⁶. Mississippi's residential-builder licensing exemption may cover someone building or improving the person's own residence or acting as the person's own general contractor, but a local building official may still require proof of a license or exemption before issuing a building permit¹⁰.

Who handles building permits in Sharkey County, Mississippi?

Sharkey County does not publish a building-permit office or application process, so start with Sharkey County Government at 120 Locust Street, PO Box 218, Rolling Fork, MS 39159-0218, or call 662-873-2755^1,6. Ask who issues the residential building permit, whether plans and inspections are required, and whether the county adopted a uniform building code or opted out under the state framework^2,6. For land inside a municipality, ask the city about its building permit and zoning approval because Mississippi requirements vary by local government⁴. Septic authority does not shift to the city: the Mississippi State Department of Health administers individual onsite wastewater permits throughout Sharkey County^5,9.

Does Sharkey County, Mississippi have zoning?

Sharkey County appears to have no county zoning, but the county has not published an explicit no-zoning statement, zoning map, or dimensional ordinance that confirms the practical rules for every parcel⁷. We could not confirm countywide minimum lot size, minimum home size, setbacks, lot coverage, or building-height limits for unincorporated land⁷. Ask Sharkey County Government for a parcel-specific answer before placing a house, manufactured home, accessory dwelling, or outbuilding⁶. The city of Rolling Fork does zone: its official ordinances page lists a Zoning Code, rezoning ordinances, residential district amendments and an ordinance allowing mobile or modular homes in R-3 residential zones, and the applicable rule depends on the parcel’s district³. Inside an incorporated municipality, ask the city for zoning approval and its building-permit rules because Mississippi requirements vary by local government; MSDH still handles onsite septic permits throughout Sharkey County^4,5.

How do septic permits work in Sharkey County, Mississippi?

The Mississippi State Department of Health administers individual onsite wastewater permitting for Sharkey County through its Central Region.

The Mississippi State Department of Health administers individual onsite wastewater permitting for Sharkey County through its Central Region^5,9. The standard process is to apply and pay, receive an MSDH soil and site evaluation, obtain the Permit/Recommendation, and have a Certified Installer schedule the inspection at least 24 hours before construction; installation and maintenance affidavits, when applicable, follow the inspection before Final Approval¹³. A permanent water meter requires a sewer or septic solution; when public sewer is unavailable, the applicant must obtain the proper MSDH paperwork, and a sewer provider may need to reject service before MSDH proceeds¹⁴. The standard Notice of Intent plus Final Approval fee is currently $197.50, while the exemption fee is $100; both are subject to change and online processing charges⁸. The exemption is limited to a first-time septic system for a new single-family residence on a qualifying single tract, and still requires an MSDH permit, Licensed Installer, and affidavit⁸. Sharkey County's mapped soils show 0% without severe limits for a conventional drain field, so settle wastewater feasibility before choosing the house site¹¹.

Can you live in an RV or tiny home in Sharkey County, Mississippi?

We could not confirm a Sharkey County rule that permits or prohibits long-term RV occupancy or tiny-home occupancy on private land in an unincorporated area.

We could not confirm a Sharkey County rule that permits or prohibits long-term RV occupancy or tiny-home occupancy on private land in an unincorporated area. Sharkey County appears to have no county zoning, but that does not establish a right to occupy an RV or tiny home or answer sanitation, setback, building-code, or utility questions⁷. Ask Sharkey County Government whether the proposed use needs approval and whether a municipality has jurisdiction over the parcel⁶. A permanent water meter requires a sewer or septic solution, and MSDH issues the paperwork used to obtain the meter when onsite wastewater is needed¹⁴.

Building a home in Sharkey County, Mississippi: what are the steps?

Call Sharkey County Government to confirm the parcel's jurisdiction and ask who issues the residential building permit, conducts inspections, and grants occupancy approval.

Call Sharkey County Government to confirm the parcel's jurisdiction and ask who issues the residential building permit, conducts inspections, and grants occupancy approval^1,6.

Ask the county about zoning approval, setbacks, minimum-size rules, and county-road access; for land inside a municipality, ask the city about building permits and zoning instead^4,6,7.

Determine whether public sewer can serve the parcel; a sewer provider may need to reject service before MSDH proceeds with a septic application¹⁴.

Apply to MSDH for the septic permit with the required documents and fee; MSDH performs the soil and site evaluation and issues the Permit/Recommendation used for installation and a permanent water meter¹³.

For the standard septic route, use a Certified Installer who contacts MSDH at least 24 hours before construction, then submit the applicable affidavits for Final Approval¹³.

Obtain an MDOT driveway permit if access connects to a state highway, and treat any owner-builder licensing exemption separately from building-permit requirements^10,15.

What should you check before buying land in Sharkey County?

Make wastewater feasibility the first contingency: 0% of Sharkey County's mapped soils avoid severe limits for a conventional drain field, and MSDH requires a soil and site evaluation before issuing its Permit/Recommendation^8,11. Check flood maps and ask Sharkey County Government to identify the local floodplain contact because a private-land floodplain development procedure could not be confirmed⁶. Confirm whether access is from a county road or state highway, since a new state-highway driveway requires an MDOT permit¹⁵. Sharkey County's effective property-tax rate is about 0.9%, with a median annual property-tax bill of about $1,008¹¹. The county receives about 56.3 inches of precipitation annually, so inspect drainage at the actual building site rather than relying only on the parcel listing¹¹.

Watch-outs

Sharkey County's residential building-permit requirement, inspection process, adopted code edition, and current uniform-code status remain unconfirmed; call Sharkey County Government before construction^1,2,6.
No explicit county ordinance was confirmed for RV living, tiny homes, minimum dwelling size, setbacks, or county-road driveway access; ask Sharkey County Government about the specific parcel and proposed use^6,7.
The acreage-based septic exemption is narrow: it does not cover commercial property or replacement systems, and it still requires an MSDH permit, a Licensed Installer, and paperwork⁸.

Sources

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

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.

Off-grid gear

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

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Compared with neighboring counties

Rule	Sharkey County	Issaquena County	Humphreys County	Washington County	Yazoo County	Warren County	Hinds County
Building permit	Not published	Required	Not published	Required	Not published	Limited	Required
County zoning	No	Not published	Not published	Yes	Not published	No	Yes
Septic permits	MS State Dept. of Health	MS State Dept. of Health	MS State Dept. of Health	MSDH	MSDH	MS State Dept. of Health	MS State Dept. of Health

Answers from the rulebook for Sharkey County

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

Sharkey County rules

County-wide zoningAbsent
The county publishes no planning or zoning department among its listed departments, consistent with rural MS counties that do not enforce county-level zoning in unincorporated areas.
Sharkey County, MS - County Departments ↗From the county’s own site, awaiting a second reviewer

Mississippi rules that apply here

Building permitRequired
Commercial places of Public Assembly subject to the Mississippi Fire Prevention Code.
- Permit/compliance inspections are required for buildings defined in Miss. Code § 45-11-101(a-f), pursuant to Miss. Code § 45-11-105(2).
- The code applies to buildings used for public assembly except where a county or municipality has adopted a fire-prevention code with standards not less stringent than the Mississippi Fire Prevention Code; the local provisions and enforcement mechanism apply instead.
- Permit fees are not less than $400 and include, but are not limited to, each on-site inspection, attorney fees, architect or engineer plan-review fees, and other fees and reasonable and necessary travel expenses.
- The regulation supersedes prior versions of Mississippi Administrative Code Title 19, Part 7, Chapter 7, and became effective January 1, 2025.
permit fee: >= 400 USD (Includes but is not limited to each on-site inspection, attorney fees, architect or engineer plan-review fees, other fees, and reasonable and necessary travel expenses.)
“Permits are required for commercial places of Public Assembly as follows: A. Permit/Compliance inspections are required for all buildings defined in Miss. Code § 45-11-101(a-f) pursuant to Miss. Code § 45-11-105(2).”
Mississippi Administrative Code, Title 19, Part 7, Chapter 7: Mississippi Fire Prevention Code ↗Re-checked Nov 4, 2026
Owner-builder exemptionConditional
Residential construction and improvement performed by owners or qualifying related persons in Mississippi, including Sharkey County.
- The exemption applies to 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 supervised by an owner-occupant, the owner must be related to the person by consanguinity or direct affinity.
- The property or improvement must not be for sale, rent, public use, or public assembly.
- Owners taking charge of construction on their property must use the property for their own use and not for sale, rent, public use, or public assembly.
- A person constructing two or fewer single residences within one year qualifies only in a county or municipality that does not require a building permit or local certification, and the residences must not be built for sale.
- A person specified in subsection (1)(b) or (c) may not make more than one application for a permit to construct a single residence or construct more than one single residence within one year; exceeding that limit creates a rebuttable presumption of an intent to sell, lease, rent, or similar purpose.
- The exemption concerns the Mississippi residential-builder licensing chapter and does not eliminate other building, permit, septic, floodplain, or applicable local requirements.
residences constructed within one year: <= 2 residences (The two-residence exemption in subsection (1)(g) applies only where the county or municipality does not require a building permit or local certification and the residences are not for sale.)
“(1) This chapter shall not apply to: [...] (b) Any person who undertakes construction or improvement on his own residence”
Mississippi State Board of Contractors Residential Builders Law ↗Re-checked Oct 4, 2026
2 more reviewed findings on this topic
- Conditional — Mississippi residential-builder licensing exemption for a person constructing or improving the person's own residence or acting as the person's own general contractor, including qualifying related-person residential construction and improvement, applicable in Sharkey County.
  “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; [...] A person specified in subsection (1)(b) or (c) shall not make more than one (1) application for a permit to construct a single residence or shall not construct more than one (1) single residences within a period of one (1) year.”
  Residential Laws and Rules ↗Re-checked Oct 7, 2026
- 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;”
  Mississippi Senate Journal, March 9, 2022 ↗Re-checked Sep 11, 2026
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”
Fire Code Enforcement ↗Re-checked Oct 1, 2026
5 more reviewed findings on this topic
- Adopted (with conditions) — Mississippi counties and municipalities, including Sharkey County, subject to any timely local opt-out.
  “Under Senate Bill 2378 of 2014, all counties and municipalities must enact uniform building codes unless they opt out prior to Nov. 30, 2014.”
  Mississippi Uniform Building Codes ↗Re-checked Oct 4, 2026
- Adopted (with conditions) — Mississippi counties and municipalities, including Sharkey County, subject to any timely local opt-out.
  “Under Senate Bill 2378 of 2014, all counties and municipalities must enact uniform building codes unless they opt out prior to Nov. 30, 2014.”
  Mississippi Uniform Building Codes ↗Re-checked Oct 6, 2026
- Partial — Mississippi counties and municipalities under the statewide uniform-building-code framework, including Sharkey County unless it timely opted out.
  “Under Senate Bill 2378 of 2014, all counties and municipalities must enact uniform building codes unless they opt out prior to Nov. 30, 2014.”
  Mississippi Uniform Building Codes ↗Re-checked Oct 7, 2026
- 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.”
  Mississippi Uniform Building Codes ↗Re-checked Sep 11, 2026
- 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.”
  Mississippi Uniform Building Codes ↗Re-checked Oct 1, 2026
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.”
Mississippi Administrative Code, facility construction and occupancy rules ↗Re-checked Sep 11, 2026
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;”
Mississippi Administrative Code, facility construction and occupancy rules ↗Re-checked Sep 11, 2026
SetbacksSpecified
Individual on-site wastewater disposal systems using aggregate disposal systems in Mississippi.
- The 50-foot measurement is the minimum distance from the water edge for all listed non-gravel soil textural classes and for slopes both less than and more than 8 percent.
- Gravel is marked "NOT APPLICABLE."
- The regulation states that these setbacks apply to all individual on-site wastewater disposal systems except spray-irrigation disposal and overland discharge.
- This is an on-site-wastewater setback, not a statewide zoning setback for the dwelling or other structures.
minimum distance from water edge: 50 feet (Aggregate systems in coarse sand, medium sand, fine sand, loamy sand, sandy loam, light loam, heavy loam, silt loam, sandy clay loam, light clay loam, heavy clay loam, light silty clay loam, heavy silty clay loam, sandy clay, silty clay, and clay; both slope categories shown in Table 1.)
“TABLE 1 - SETBACK REQUIREMENTS FROM SENSITIVE WATER (Aggregate Systems) Minimum Distance from the Water Edge [...] Coarse Sand 50 feet 50 feet”
Mississippi State Department of Health, Part 18, Division of On-Site Wastewater, Subpart 77: On-Site Wastewater Regulations ↗Re-checked Nov 4, 2026
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.”
WasteWater ↗Re-checked Nov 4, 2026
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).”
Title 19, Part 7, Chapter 3: Rules and Regulations for the Uniform Standards Code for the Factory-Built Homes Law as Related to Modular Homes ↗Re-checked Nov 4, 2026
Manufactured homesLimited
Occupation of Factory-Built homes, including manufactured homes, sited anywhere in Mississippi and installed on or after July 1, 2009.
- The home must undergo inspection under the Mississippi Inspection Program before occupation.
- The inspection is conducted by an inspector assigned by the State Fire Marshal’s Office to verify compliance with the manufacturer’s published installation instructions and Mississippi Installation Standards.
- The retailer/developer and/or installer/transporter must submit a Property Locator/Certificate of Installation Form certifying compliant installation.
- For new or used residential homes involving a retailer, the form and required photographs must be submitted within three business days after installation and before porches, decks, or skirting are installed.
- For secondary sitings without a retailer, the installer/transporter must submit the form and required photographs within three business days after installation and before porches, decks, or skirting are installed.
- All necessary state-law or local-authority-having-jurisdiction permits must be obtained before installation.
- Inspection fees are paid by the installer/transporter, developer, or retailer, not the purchaser; failure to pay an invoice within 45 days is a regulatory violation.
- Factory-Built homes designated and properly certified not to be used for human habitation, such as hunting/fishing camps or storage, are excepted from the human-habitation installation requirements.
installation inspection applicability date: 2009-07-01 · current regulation effective date: 2026-07-01 · certificate submission deadline: <= 3 business days after installation (Must also be before installation of porches, decks, or skirting; secondary sitings without a retailer follow the installer/transporter rule.) · inspection scheduling window: 7 to 10 business days after receipt of Property Locator/Certificate of Installation (May be adjusted for Division resource and manpower shortages.) · inspection invoice payment deadline: <= 45 days from invoice date (Nonpayment is a violation and numerous unpaid invoices may delay or deny license issuance.)
“Beginning July 1, 2009, every Factory-Built home that is sited within the State of Mississippi shall be subject to inspection under the MS Inspection Program prior to occupation.”
MH-5 Uniform Standards Code for Factory-Built Homes Law ↗Re-checked Oct 5, 2026
Who permits septicState (with conditions)
Individual onsite wastewater systems and related wastewater services in Sharkey County.
- The MSDH page identifies Sharkey County in the Central Region.
- Local county ordinances may affect an MSDH application.
“The On-site Wastewater program develops policy and regulations and provides technical assistance to regional environmentalists in designing and inspecting Individual On-site Wastewater Disposal Systems (IOWDS)”
On-Site Wastewater ↗Re-checked Sep 26, 2026
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.”
  Mississippi State Department of Health Current Regulations: On-site Wastewater ↗Re-checked Sep 11, 2026
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).”
Mississippi Individual On-site Wastewater Disposal System Law ↗Re-checked Nov 4, 2026
One more reviewed finding on this topic
- Required — New individual onsite wastewater disposal systems and permanent water-meter connections in Sharkey County.
  “The Permit is required for a water meter and the installation of an on-site wastewater disposal system.”
  Notice of Intent: New Individual On-site Wastewater Disposal System ↗Re-checked Sep 26, 2026
Septic inspectionLimited
The two-acre exemption process for a new single-family residence installing an individual on-site wastewater disposal system for the first time in Sharkey County.
- The exemption is limited to a new, single-family residence installing a septic system for the first time.
- Commercial property and replacement systems are not eligible.
- The exemption may apply to the first residence on a single parcel of two or more acres, or the second residence on a single parcel of five or more acres.
- The applicant must still apply to MSDH, install a system from the permit issued by MSDH, use a Licensed Installer, and submit the required paperwork.
- MSDH does not go out to approve or inspect the installation during the exemption process.
- MSDH reserves the right to inspect the installed system after it has been in use for more than 30 days.
- A later Final Approval, if required by a Board of Supervisors ordinance, water supplier or association, lending institution, utility authority, subdivision covenant, or other entity, requires prior notification and an additional fee.
- The exemption applies only to a single tract; multiple tracts must be formally combined.
minimum acreage for first residence: >= 2 acres · minimum acreage for second residence: >= 5 acres · post-use inspection threshold: > 30 days (MSDH reserves the right to inspect after the system has been in use for more than 30 days.) · Notice of Intent plus Exemption fee: 100 USD (Online payments include a processing fee; fees are subject to change.)
“The exemption application is exclusively for new, single-family residences installing a septic system for the first time. Any property that is commercial or replacing an existing system are not eligible. It may be applied for the first residence on a parcel of land of two (2) or more acres or second residence on a parcel of land of five (5) or more acres.”
WasteWater FAQs and Answers ↗Re-checked Sep 30, 2026
2 more reviewed findings on this topic
- Required — New individual on-site wastewater disposal systems in Sharkey County using the standard Soil and Site Evaluation plus Final Approval process.
  “The Certified Installer is responsible for contacting the Department 24 hours BEFORE beginning construction to schedule an inspection.”
  Notice of Intent: New Individual On-site Wastewater Disposal System, Form 908 E ↗Re-checked Sep 30, 2026
- Limited — Installation of an individual on-site wastewater disposal system in Mississippi.
  “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.”
  Notice of Intent: New Individual On-site Wastewater Disposal System, Form 908 ↗Re-checked Nov 4, 2026
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.”
Guidelines for Securing the Services of a Water Well Driller ↗Re-checked Sep 11, 2026
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”
Mississippi State Department of Health Current Regulations: On-site Wastewater ↗Re-checked Sep 11, 2026
One more reviewed finding on this topic
- Conditional — Permanent water-meter connections for property in Sharkey County.
  “Present this document to your water utility to receive a water meter.”
  WasteWater FAQs ↗Re-checked Sep 26, 2026
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;”
Mississippi State Board of Contractors, Residential Builders Law ↗Re-checked Nov 4, 2026
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.”
Subdivision Plan Review ↗Re-checked Oct 5, 2026
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;”
Mississippi Access Management Guide ↗Re-checked Sep 11, 2026
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.”
Mississippi Administrative Code — State Property Floodplain Regulations ↗Re-checked Sep 11, 2026
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”
Mississippi Department of Transportation Permit and Blanket Fees ↗Re-checked Sep 11, 2026
One more reviewed finding on this topic
- Published (with conditions) — MSDH onsite-wastewater applications applicable in Sharkey County.
  “Subdivision is currently $325 + $6.50/lot”
  WasteWater FAQs ↗Re-checked Sep 26, 2026
Permit processPublished (with conditions)
The MSDH process for obtaining a new individual on-site wastewater disposal system permit/recommendation in Sharkey County.
- Step 1: submit the application, required documentation, and the fee for the selected option; electronic payments include a processing fee.
- Step 2: MSDH performs a soil and site evaluation, also called a perk test.
- Step 3: MSDH issues a Permit/Recommendation listing recommended system options; the document is presented to the water utility to obtain a water meter.
- Step 4 for the standard Final Approval option: a Certified Installer installs the recommended system and contacts MSDH 24 hours before construction to schedule inspection.
- Step 5 for the standard Final Approval option: after inspection, submit the Certified Installer installation affidavit and, for Advanced Treatment Systems only, the applicant maintenance affidavit; MSDH then issues Final Approval.
- For the two-acre exemption option, only Steps 1-4 are followed, the current listed fee is $100, and MSDH does not go out to approve the installation; the applicant must use the MSDH permit, a Licensed Installer, and submit the exemption affidavit.
- The two-acre exemption is limited to a new single-family first-time septic installation on a single tract of two or more acres for the first residence, or five or more acres for the second residence; commercial and replacement systems are ineligible.
- The current FAQ states that a permit is required for a water meter and installation of an on-site wastewater disposal system.
- If public sewer is available, MSDH refers applications within one mile of a sewer line to connect and requires a Letter of Rejection from the sewer provider before proceeding with the septic application.
standard Notice of Intent plus Final Approval fee: 197.5 USD (Online payment processing fee may apply; fees subject to change.) · two-acre Notice of Intent plus Exemption fee: 100 USD (Online payment processing fee may apply; fees subject to change.) · sewer referral distance: <= 1 mile (A Letter of Rejection from the sewer provider is required before MSDH proceeds with the application.)
“STEP 1 – Fill out application, submit required documentation and pay fee of the option chosen (a processing fee will be included for electronic payments) STEP 2 - Soil and Site Evaluation Often referred as a “Perk Test”, this Evaluation will be performed by the environmentalist. STEP 3 - Permit/Recommendation This document is issued to you after the Soil and Site Evaluation.”
Notice of Intent: New Individual On-site Wastewater Disposal System, Form 908 E ↗Re-checked Sep 30, 2026
One more reviewed finding on this topic
- Partial — Mississippi local permitting for businesses and business-related construction or land development.
  “You may be required to apply for permits and licenses from your local government (e.g., city or county). Different locations have different requirements.”
  Start Your Business in Mississippi — County and City Permits ↗Re-checked Sep 11, 2026
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”
General Campground Rules and Policies - Ross Barnett Reservoir ↗Re-checked Sep 11, 2026
One more reviewed finding on this topic
- Limited — Temporary camping at designated campgrounds under the jurisdiction of the Pearl River Valley Water Supply District.
  “Camping shall be confined to the designated campground or designated overflow areas.”
  General Campground Rules and Policies - Ross Barnett Reservoir ↗Re-checked Sep 11, 2026
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.”
Mississippi Uniform Building Codes ↗Re-checked Oct 1, 2026

Inside cities and towns in Sharkey County

Municipal rules found while researching the county. They apply inside that city or town, not to unincorporated land.

Local zoningPresent (with conditions)
Land within the municipal limits of Rolling Fork, Mississippi, in Sharkey County.
- Rolling Fork's official ordinances page lists a Zoning Code, rezoning ordinances, residential district amendments, and an ordinance allowing mobile or modular homes in R-3 residential zones.
- The specific applicable requirements depend on the property's zoning district and the relevant municipal ordinance.
“190. Zoning Code 191. Building and Other Permit Fees 192. Rezoning Certain Parcels of Land 193. Zoning Code to Allow the Placement of Mobile or Modular Homes on Individual Lots in the R-3 Residential Zones 194. Amending Zoning Code to Provide for a New R-4 Residential District 195. Rezoning Certain Parcels of Land in Rolling Fork to the R-4 Residential District”
Ordinances | Rolling Fork, MS ↗Re-checked Oct 9, 2026

Still unanswered

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

Zoning districts — Published zoning districts in Sharkey County.
Minimum dwelling size — Minimum dwelling size in unincorporated Sharkey County
Minimum lot size — Minimum lot size in unincorporated Sharkey County
Lot coverage — Lot coverage in unincorporated Sharkey County.
Building height — Building height in unincorporated Sharkey County.

4 more unanswered

Camping on your land
Accessory dwellings
Off-grid sanitation
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 Sharkey 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 Sharkey County, Mississippi

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

Sharkey County scores 65/100 on the Bolthole Index, a strong county profile. Its strengths: manageable long-term carry cost and sparse surroundings — about 4,521 people within a 30-minute drive. Watch-outs: a weaker property-autonomy legal backdrop.

How much does land cost in Sharkey County, Mississippi?

Land in Sharkey County runs about $3,746 per acre, based on the latest county data.

What is the water situation in Sharkey County?

Sharkey County gets about 56.3" of rain a year, with severe drought in roughly 8.8% of years. On water rights, Sharkey 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 Sharkey County?

A representative private-land location has about 4,521 people within a 30-minute drive and 982,487 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.

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