Bolthole Index

Stone County, Mississippi

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

69Index Score / 100
#43 of 82 in Mississippi

Stone County, Mississippi requires a permit for any structure over 200 square feet, including a prefabricated building placed on your property1. Unincorporated Stone County currently has no land-use zoning, but the county enforces adopted building codes2. Septic applications and site evaluations go through the Mississippi State Department of Health3.

At a glance

Building permit
Required for any structure over 200 square feet in Stone County1
Zoning
No land-use zoning in unincorporated Stone County; the City of Wiggins has zoning2
Building codes
County Planning and Building handles permitting and inspection under the adopted codes4
Septic permit
Apply through the Mississippi State Department of Health3
Owner-builder
State licensing exemption available for work on your own residence; local permits still apply5
RV or tiny-home living
Not confirmed for private land; ask Planning and Building before relying on a parcel for occupancy4
Septic soils
About 33% of county soils lack severe limits for a conventional drain field6

Who to call

Planning & zoning

Stone County Planning & Building Department

Building permits and inspections, E-911 addresses, commercial site plans, subdivisions and flood-damage-prevention requirements

601-928-2810

[email protected]

311 Court Street, Suite C, Wiggins, MS 39577

Building permits

Stone County Planning & Building Department

Permits for structures in Stone County

601-9282810

[email protected]

Zoning

Stone County Planning & Building Department

Current zoning-status questions for unincorporated Stone County

601-928-2810

[email protected]

311 Court St, Suite C; Wiggins, MS 39577

Septic permits

Stone County Health Department

Local Mississippi State Department of Health contact for Stone County

601-928-5293

1510 Central Avenue East, Wiggins, MS 39577

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 Stone County, Mississippi?

Yes. Stone County requires a permit for any structure over 200 square feet, regardless of its purpose1. The same requirement covers a prefabricated building that you purchase and place on your property1. Stone County warns that permit fees double when work begins before the permits are approved, so contact Planning and Building before site work or delivery1. The department says it permits and inspects structures under the 2003 International Building and Residential Codes4. Mississippi's statewide code framework separately says counties and municipalities had to enact uniform building codes unless they opted out before November 30, 20147. For a parcel inside Wiggins, ask the city rather than assuming the county process controls, because the county's own notice says the city has zoning2.

Who issues Stone County building permits, and how do you reach them?

The Stone County Planning & Building Department is the first stop for building permits and inspections4. The office is at 311 Court Street, Suite C, Wiggins, MS 39577; call 601-928-2810 or email [email protected]4. The department also assigns E-911 addresses, reviews commercial site plans and new subdivisions for Board of Supervisors approval, and enforces the county flood-damage-prevention ordinance4. Ask the department which application packet fits the project and whether separate electrical, plumbing, mechanical, mobile-home or floodplain paperwork is needed, because the county's permit application lists those permit types8. Stone County has a published fee schedule, but confirm the current charge with the office before budgeting; the county expressly directs applicants to call for clarification1.

Does Stone County, Mississippi have zoning?

Unincorporated Stone County currently has no zoning as it pertains to land use2. That does not make rural land rule-free: Stone County still enforces adopted building codes, and construction, alterations or installations may need permits2. Commercial and industrial sites must receive approval from the Stone County Board of Supervisors2. The City of Wiggins has zoning, so confirm whether a parcel lies inside city limits before relying on the county's no-zoning statement2. We could not confirm countywide rules for setbacks, minimum dwelling size, lot coverage, building height or accessory dwellings; ask Planning and Building about the specific parcel and proposed use4. County records also do not establish a general private-land rule for long-term RV or tiny-home occupancy, so treat those uses as unanswered until the department responds4.

How do septic permits work in Stone County?

The Mississippi State Department of Health administers Stone County's on-site wastewater program, including technical work for individual septic systems and individual water supplies3. Start with the state's online wastewater application; the county Planning and Building page likewise directs applicants online for a percolation-test permit or recommendation4. For local contact information, the Stone County Health Department is at 1510 Central Avenue East in Wiggins and can be reached at 601-928-52939. The residential application lets an applicant request an installation inspection, and MSDH advises selecting an inspection when financing is involved10. Only about 33% of Stone County soils are rated without severe limitations for a conventional septic drain field, so make the site evaluation an early contingency rather than designing the house first6. Mississippi does not recognize gray water as a separate waste stream; wastewater must go to a central sewer or septic system rather than onto the ground, into a ditch or into water11.

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

We could not confirm a Stone County rule that generally allows or prohibits living in an RV on private land, temporary camping on private land, or occupancy of a tiny home. Ask the Stone County Planning & Building Department about the parcel, the proposed duration and the required utility setup before buying or moving a unit4. No land-use zoning in unincorporated Stone County does not remove the county's adopted building-code and permit requirements2. A tiny structure over 200 square feet requires a county permit, and a prefabricated building placed on the property is subject to the same rule1. Sanitation remains a separate constraint: Mississippi requires wastewater to enter a central sewer or septic system, and gray water cannot be discharged onto the ground, into ditches or into bodies of water11. A permanent water connection also requires an available permanent sewage-disposal solution12.

What are the steps to build a home in Stone County?

  1. Confirm whether the parcel is in unincorporated Stone County or inside Wiggins, because the city has zoning while unincorporated county land currently does not2.
  1. Call Stone County Planning & Building before work begins to identify the building, trade, floodplain and address paperwork for the project4.
  1. Apply to the Mississippi State Department of Health for the on-site wastewater evaluation and septic paperwork when public sewer is unavailable3.
  1. Finalize the building location and plans after the wastewater site evaluation, especially because only about 33% of county soils lack severe limits for a conventional drain field6.
  1. Obtain the county permit before construction or delivery of a qualifying prefabricated building; fees double if work starts before approval1.
  1. If access connects to a state highway, obtain the state driveway permit required for a new driveway or alteration13.

What should you check before buying land in Stone County?

Confirm jurisdiction first: unincorporated Stone County currently lacks land-use zoning, while Wiggins has zoning2. Check the permit path with Planning and Building, including floodplain review and the E-911 address process that the department handles4. Make a septic evaluation part of the purchase contingency because only about 33% of county soils are rated without severe limitations for a conventional drain field6. If a well is planned, Mississippi requires a groundwater-withdrawal permit for wells with a surface casing diameter of 6 inches or more, subject to exclusions14. Verify legal road access and determine whether the entrance meets a county road or a state highway; new or altered driveways on state highways require a state permit13. Stone County is about 81% wooded and roughly 17% federally owned, useful context when checking timber, boundaries and neighboring public land1516. The countywide effective property-tax rate is about 0.6%, with a median annual bill near $9911718.

Watch-outs

  • No land-use zoning in unincorporated Stone County does not mean no permits: structures over 200 square feet require county approval, and adopted building codes still apply12.
  • Stone County doubles permit fees when work begins before approval, so secure the permit before construction or delivery1.
  • Private-land RV living, temporary camping and tiny-home occupancy remain unconfirmed; ask Planning and Building about the exact parcel and sanitation plan4.

Sources

  1. Stone County Planning & Building Department (stonecountyms.gov)
  2. Stone County Planning & Building Department (stonecountyms.gov)
  3. On-Site Wastewater - Mississippi State Department of Health, quoted and re-checked
  4. Stone County Planning & Building Department (stonecountyms.gov)
  5. Mississippi Senate Journal, March 9, 2022 (Mississippi statewide rule), quoted and re-checked
  6. Share of soils without severe limits for a conventional septic drain field (USDA SSURGO): Bolthole Index county data
  7. Mississippi Uniform Building Codes (Mississippi statewide rule), quoted and re-checked
  8. Stone County Planning & Building Department (2026 county census)
  9. Stone County Health Department (msdh.ms.gov)
  10. Residential Wastewater Application, quoted and re-checked
  11. Wastewater Application FAQ, quoted and re-checked
  12. Wastewater Application FAQ, quoted and re-checked
  13. Mississippi Access Management Guide (Mississippi statewide rule), quoted and re-checked
  14. Guidelines for Securing the Services of a Water Well Driller (Mississippi statewide rule), quoted and re-checked
  15. Wooded share of land: Bolthole Index county data
  16. Federal land share: Bolthole Index county data
  17. Effective property tax rate: Bolthole Index county data
  18. 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

Stone County in Mississippi

69
County map
Stone County highlighted among the Mississippi counties · colored by Index score

How Stone County scores

Seclusion53100% ev.
Self-Sufficiency74100% ev.
Admin Boringness64100% ev.
Durability51100% ev.
Property Autonomy39100% ev.
Carry Cost84100% 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 →

$210kTypical home
0.6%Property tax
$3,998Land / acre
65"Annual rain
6.2% of yrsSevere drought
10.3 / yr (+9.4)Mid-century 100°F days
16.2 daysMid-century dry spell
3.17" (+3.5%)Mid-century 1-day rain
1.34×Wildfire change factor
100%Forward climate coverage
$2,298Home insurance / yr
-0.9% / yrInsurance growth
1.49%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
16,645People within 30 min
2,701,012People within 2 hr
26,841Radius comparison (15 mi)
42.1People / sq mi
16.5%Federal land
96.7%Land at 15% slope or less
32.5%Septic soil without severe limits
91,795 acWorkable land screen
80.8%Wooded land
39.7 tonsBiomass / forest ac
66.4°FAvg temp

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Answers from the rulebook for Stone County

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

Stone County rules

  • Building permitRequired

    The Planning & Building Department enforces the 2003 International Building and Residential Codes; 'Structures Over 200 Sq Ft Must Have Permits' and the department notes 'MS LAW Requires Residential Construction Permits.'

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

  • County-wide zoningAbsent

    The department publishes a 'No Zoning in the County' document; unincorporated Stone County has no zoning.

    Stone County Planning & Building Department ↗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 septicMixed

    Statewide individual onsite wastewater disposal systems; the Mississippi State Department of Health establishes the rules and the appropriate county Department of Health performs local inspections.

    • The governing regulation is promulgated under the Mississippi Individual On-site Wastewater Disposal Law.
    • Inspection scheduling and inspections are handled with the appropriate county Department of Health.
    “Notify the Department at least 48 hours before beginning construction if acting as the Certified Installer of an Individual On-site Wastewater Disposal System and, at that time, schedule a time for inspection of the system with the appropriate county Department of Health.”
    One more reviewed finding on this topic
    • State — On-site wastewater regulation and technical administration affecting Stone County, including individual onsite systems and individual water supplies.
      “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), recreational vehicle campgrounds/lodging parks, septage pumpers/haulers and individual water supplies.”
  • Septic inspectionLimited

    Inspection of onsite wastewater installation or existing systems in Stone County.

    • The residential application allows the applicant to request an inspection.
    • If financing is involved, MSDH advises selecting inspection.
    • MSDH may not approve the system after installation if a mortgage company, utility, municipality, or other entity requires inspection.
    “Do you wish for the Department to inspect the installation of your on-site wastewater disposal system. NOTE: If home financing is involved, we advise you to select Yes. We will not approve the system after installation if the mortgage company, utilities, local municipalities, or other entities require it.”
  • Off-grid sanitationLimited

    Disposal of wastewater without public sewer in Stone County.

    • A septic system or other approved permanent sewage-disposal solution is required where public sewer is unavailable.
    • Wastewater may not leave the property without the required permit.
    “Mississippi does not recognize gray water. Anything that could be considered gray water in other states is classified as wastewater in Mississippi. All wastewater is required to pipe into a central sewer system or a septic system for proper disposal. No “gray water” can be discharged on the ground, ditches, or bodies of water.”
  • Well permitLimited

    Groundwater withdrawal permits for water wells in Mississippi.

    • A groundwater withdrawal permit is required for water wells with surface casing diameters of 6 inches or greater.
    • Some exclusions apply.
    • A separate contractor licensing requirement generally applies, but a landowner may drill without a Water Well Contractor license for a single-family permanent residence or farm livestock use if applicable construction standards are followed.
    • Wells with surface casing diameters below 6 inches may still be regulated by the Mississippi State Department of Health when part of a public water system.

    surface casing diameter threshold: >= 6 inches (Some exclusions apply.)

    “State law requires that you obtain a groundwater withdrawal permit for water wells with surface casing diameters 6-inches or greater in diameter. Some exclusions apply to this requirement.”
  • Mandatory utility hookupConditional

    Public water connections and connection to centralized wastewater treatment systems for residences, buildings, and facilities in Mississippi.

    • A public water utility may not connect water service without prior written Department approval certifying that the sewage treatment and disposal plan complies with state law.
    • Water utility connections may be made during construction only if the Department approved the sewage plan and the owner agreed to inspection and approval before use or occupancy.
    • Where centralized wastewater treatment is constructed and becomes available, onsite systems must be abandoned and residences, buildings, or facilities connected to the centralized system.
    • Temporary onsite systems may be used only under the stated 36-month centralized-treatment conditions.

    centralized wastewater availability deadline: 36 months (The developer must sign a written agreement to connect when available and install internal sewage collection to the connection point.)

    “Where a Centralized Wastewater Treatment System is available, all places shall have a properly constructed connection to the centralized wastewater treatment system which all human excreta and other liquid waste shall be disposed”
    One more reviewed finding on this topic
    • Conditional — Permanent water-utility connection in Stone County.
      “State law requires you have permanent sewage disposal solution available to receive a permanent water meter. Permanent sewage disposal solutions can be a sewer line or septic system. You must have a sewer option before a water utility can make a connection to your property. If public sewer is not available in your area, you will have to apply to us for the proper paperwork.”
  • 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.

  • Local zoning — Aggregate local zoning in Stone County, including incorporated municipalities.
  • Zoning districts — Published zoning districts in Stone County.
  • Minimum dwelling size — Minimum dwelling size in Stone County.
  • Lot coverage — Lot coverage in Stone County.
  • Building height — Building height in Stone County.
6 more unanswered
  • Living in an RV
  • Camping on your land
  • Tiny homes
  • Manufactured homes
  • Accessory dwellings
  • Short-term rentals

Each answer was extracted from an official source and independently re-checked against that source by a second reviewer. That is an evidence check, not legal advice. Rules change; confirm with the authority before you buy or build.

Living off-grid in Stone County, Mississippi

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

Stone County scores 69/100 on the Bolthole Index, a strong county profile. Its strengths: manageable long-term carry cost and strong self-sufficiency basics: 65″/yr rainfall plus 80.8% wooded land. Watch-outs: a weaker property-autonomy legal backdrop.

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

Stone County generally requires a residential building permit, 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 Stone County, Mississippi?

Land in Stone County runs about $3,998 per acre, based on the latest county data.

What is the water situation in Stone County?

Stone County gets about 65" of rain a year, with severe drought in roughly 6.2% of years.

How remote is Stone County?

A representative private-land location has about 16,645 people within a 30-minute drive and 2,701,012 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 Stone County means bringing your own water and power. The kit we’d start with:

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How Stone compares in Mississippi

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