Bolthole Index

Sharkey County, Mississippi

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

65Index Score / 100
#64 of 82 in Mississippi

Sharkey County, Mississippi does not publish a building-permit office or process, so we could not confirm whether a permit is required for a home in an unincorporated area1. Mississippi requires counties to enact uniform building codes unless they opted out before November 30, 2014, but Sharkey County's status is unconfirmed2. Septic permits are administered by the Mississippi State Department of Health3.

At a glance

Building permit
Unconfirmed; ask Sharkey County Government before construction14
Zoning
Sharkey County appears to have no county zoning, but no explicit no-zoning ordinance was confirmed5
Septic permit
Required through the Mississippi State Department of Health for a new onsite system67
RV or tiny-home living
Unconfirmed on private land; ask Sharkey County Government before relying on either use4
Owner-builder
A state contractor-license exemption may cover work on your own residence, but it does not waive local permits8
Septic soils
0% of mapped soils avoid severe limits for a conventional drain field9
Private well
A state groundwater-withdrawal permit applies at a surface-casing diameter of 6 inches or more, subject to exclusions10

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

[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 28, 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's uniform-code framework says counties and municipalities must enact uniform building codes unless they opted out before November 30, 2014, but that statewide rule does not establish Sharkey County's present status2. Call Sharkey County Government before buying materials or hiring a contractor and ask whether your parcel requires a building permit, inspections, or a certificate of occupancy4. An owner working on the owner's own residence may qualify for Mississippi's residential-builder licensing exemption, but that exemption does not eliminate a locally required permit or inspection8.

Who handles building permits in Sharkey County, Mississippi?

Sharkey County does not identify a building, planning, or zoning department in its published county information, so the correct building-permit issuer could not be confirmed15. Start with Sharkey County Government at 120 Locust Street, PO Box 218, Rolling Fork, MS 39159-0218, or call 662-873-27554. Ask the county to identify the office that handles residential construction for the parcel, whether plans are required, what inspections apply, and whether the county opted out of the statewide uniform-code framework42. For a project inside a municipality, ask that municipality rather than assuming the county answer applies, because Mississippi permit requirements vary by local government11.

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 parcel5. We therefore could not confirm countywide minimum lot size, minimum home size, setbacks, lot coverage, or building-height limits for unincorporated land5. Ask Sharkey County Government for a parcel-specific answer before placing a house, manufactured home, accessory dwelling, or outbuilding4. Land inside an incorporated municipality may be subject to municipal rules even when county-level zoning is absent or unconfirmed, because Mississippi locations can have different local requirements11.

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 Region37. A new onsite system requires a soil and site evaluation followed by an MSDH Permit/Recommendation, and that permit is also required for installation and a permanent water meter67. Current MSDH fees are $197.50 for a Notice of Intent plus Final Approval, $100 for a Notice of Intent plus Exemption, and $100 for an existing-residential inspection; fees can change and online payment adds a processing charge12. Sharkey County's mapped soils show 0% without severe limits for a conventional drain field, so arrange the evaluation before committing to a house site or system design9. If public sewer is unavailable, MSDH may require a rejection letter from the sewer provider before proceeding with septic paperwork13.

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. 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 questions5. Ask Sharkey County Government whether the proposed use needs approval and whether a municipality has jurisdiction over the parcel4. Any occupied structure still needs a lawful wastewater solution: MSDH requires its Permit/Recommendation for a new onsite system and for a permanent water meter6.

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

  1. Call Sharkey County Government to confirm the parcel's jurisdiction and ask who issues building permits, inspections, and occupancy approval41.
  1. Ask the same office to confirm any parcel-specific zoning, setbacks, minimum-size rules, and county-road access requirements because those local rules remain unconfirmed45.
  1. Apply to MSDH early for the soil and site evaluation and onsite-wastewater Permit/Recommendation67.
  1. Confirm the water source; a groundwater-withdrawal permit is required for a well with surface casing 6 inches or more, subject to exclusions10.
  1. If the driveway connects to a state highway, obtain the required MDOT permit for a new driveway or alteration14.
  1. If acting as your own contractor, verify that the state licensing exemption for work on your own residence fits the project, while treating any local permit as a separate requirement8.

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/Recommendation96. Check flood maps and ask Sharkey County Government to identify the local floodplain contact because a private-land floodplain development procedure could not be confirmed4. Confirm whether access is from a county road or state highway, since a new state-highway driveway requires an MDOT permit14. Sharkey County's effective property-tax rate is about 0.9%, with a median annual property-tax bill of about $1,0081516. 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 listing17.

Watch-outs

  • Sharkey County's residential building-permit requirement, inspection process, and current uniform-code status remain unconfirmed; call Sharkey County Government before construction14.
  • 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 use54.
  • Conventional septic suitability is a major constraint because 0% of Sharkey County's mapped soils avoid severe drain-field limits9.

Sources

  1. Miss. Code Ann. §19-5-9(11) (2026 county census)
  2. Mississippi Uniform Building Codes (Mississippi statewide rule), quoted and re-checked
  3. On-Site Wastewater, quoted and re-checked
  4. Sharkey County Government (sharkeycounty.net)
  5. Sharkey County, MS - County Departments (2026 county census)
  6. Notice of Intent: New Individual On-site Wastewater Disposal System, quoted and re-checked
  7. Mississippi State Department of Health, Division of On-Site Wastewater (msdh.ms.gov)
  8. Mississippi Senate Journal, March 9, 2022 (Mississippi statewide rule), quoted and re-checked
  9. Share of soils without severe limits for a conventional septic drain field (USDA SSURGO): Bolthole Index county data
  10. Guidelines for Securing the Services of a Water Well Driller (Mississippi statewide rule), quoted and re-checked
  11. Start Your Business in Mississippi — County and City Permits (Mississippi statewide rule), quoted and re-checked
  12. WasteWater FAQs, quoted and re-checked
  13. WasteWater FAQs, quoted and re-checked
  14. Mississippi Access Management Guide (Mississippi statewide rule), quoted and re-checked
  15. Effective property tax rate: Bolthole Index county data
  16. Median property tax bill: Bolthole Index county data
  17. Annual precipitation: Bolthole Index county data

Written September 28, 2026 from the rules quoted below, each taken from an official source and re-checked by an independent reviewer. This is research, not legal advice: rules change, so confirm with the office before you buy or build.

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County locator

Sharkey County in Mississippi

65
County map
Sharkey County highlighted among the Mississippi counties · colored by Index score

How Sharkey County scores

Seclusion79100% ev.
Self-Sufficiency43100% ev.
Admin Boringness7168% ev.
Durability49100% ev.
Property Autonomy39100% ev.
Carry Cost8496% ev.

Evidence strength: 94%. This reports direct-source completeness and fallback use; it is separate from the score and is not a confidence interval. How it works →

$114kTypical home
0.9%Property tax
$3,746Land / acre
56.3"Annual rain
8.8% of yrsSevere drought
23.7 / yr (+20.7)Mid-century 100°F days
18.1 daysMid-century dry spell
2.78" (+4.9%)Mid-century 1-day rain
1.49×Wildfire change factor
100%Forward climate coverage
$2,235Home insurance / yr
0.9% / yrInsurance growth
2.87%Nonrenewal rate
single ZIP shrunk to state medianInsurance basis
4,521People within 30 min
982,487People within 2 hr
6,082Radius comparison (15 mi)
7.7People / sq mi
9.2%Federal land
100%Land at 15% slope or less
0%Septic soil without severe limits
0 acWorkable land screen
39.1%Wooded land
60.6 tonsBiomass / forest ac
65.1°FAvg temp

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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 ↗Scouted from the county site, not yet independently re-checked

Mississippi rules that apply here

  • Owner-builder exemptionAvailable (with conditions)

    A person undertaking construction or improvement on the person's own residence or acting as the person's own general contractor for construction or improvement on that residence, for purposes of Mississippi residential builder and remodeler licensing requirements.

    • The exemption concerns the licensing chapter for residential builders and remodelers; it does not by itself establish exemption from a locally required building permit or inspection.
    • The same official legislative text also states that related exemptions have limits on permit applications or residences constructed within a one-year period, depending on the subsection and circumstances.
    “(1) This chapter shall not apply to: [...] (b) Any person who undertakes construction or improvement on his own residence, or who acts as his own general contractor in the performance of construction or improvement on his own residence;”
  • Building code adoptedPartial

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

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

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

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

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

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

    New individual onsite wastewater disposal systems and permanent water-meter connections in Sharkey County.

    • A Permit/Recommendation follows the soil and site evaluation.
    • A permanent water meter requires a permanent sewage-disposal solution, either sewer or septic.
    • Application documentation and fees are required.
    “The Permit is required for a water meter and the installation of an on-site wastewater disposal system.”
  • 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”
    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.”
  • 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”
    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”
  • Permit processPartial

    Mississippi local permitting for businesses and business-related construction or land development.

    • Permits may be required from city or county governments.
    • Different locations have different requirements.
    • Building permits generally come from the city or county building and planning department for constructing or modifying a place of business.
    • Zoning permits generally come from the city or county building and planning department for developing land for specific commercial use.
    “You may be required to apply for permits and licenses from your local government (e.g., city or county). Different locations have different requirements.”
  • Campground & park staysLimited

    Recreational-vehicle occupancy at campgrounds under the jurisdiction of the Pearl River Valley Water Supply District, including Coal Bluff, Goshen Springs, Leake County Water Park, Low Head Dam, and Timberlake.

    • The rules apply within all campgrounds under the District’s jurisdiction.
    • Campgrounds are not intended to be permanent domiciles for campground guests.
    • A recreational vehicle must be in operable road-worthy condition, properly registered and insured in its domicile state or province, with a current license plate affixed.
    • Campers may not stay on any pad longer than 12 consecutive months; Standard Plus campers may move to another available pad after 12 months, but the District is not responsible for making a pad available.
    • Campsites are typically designed for trailers or recreational vehicles no longer than 32 feet or wider than 8 feet, subject to the stated RVIA-seal, holding-tank, facility-capacity, and prohibited-unit conditions.
    • Primitive camping areas without water, electricity, or sewer are not intended for recreational vehicles.
    • No permanent structures may be erected on a campsite; temporary accessibility stairs, stoops, steps, or ramps require the stated approvals and size limits.
    • Camping is confined to designated campground or overflow areas, and no more than one camping unit is allowed per pad without Campground Manager approval.

    maximum stay on one pad: <= 12 consecutive months (Campers may move to a different available pad after 12 months.) · typical campsite RV length: <= 32 feet (Larger units may be accepted if they satisfy the stated RVIA seal, holding-tank, and facility-capacity conditions.) · typical campsite RV width: <= 8 feet (Larger units may be accepted if they satisfy the stated RVIA seal, holding-tank, and facility-capacity conditions.)

    “Campers shall not stay on any pad longer than 12 consecutive months”
    One more reviewed finding on this topic

Still unanswered

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

  • Building permit — Building permits in Sharkey County.
  • Local zoning — Local zoning in incorporated and unincorporated areas of Sharkey County.
  • 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.
12 more unanswered
  • Setbacks
  • Lot coverage
  • Building height
  • Living in an RV
  • Camping on your land
  • Tiny homes
  • Manufactured homes
  • Accessory dwellings
  • Off-grid sanitation
  • Agricultural exemption
  • Subdividing land
  • 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.

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

Building-permit rules for unincorporated Sharkey County are not published on an official source, and it has no county-wide 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 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.

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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How Sharkey compares in Mississippi

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