Bolthole Index

Humphreys County, Mississippi

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

68Index Score / 100
#49 of 82 in Mississippi

Humphreys County, Mississippi does not publish enough information to confirm the building-permit process for a home in an unincorporated area, so contact the County Inspector before starting work12. Countywide zoning also remains unconfirmed3. Septic permits for every address in the county, town or rural, come from the Mississippi State Department of Health's On-Site Wastewater program45.

At a glance

Building permit
Requirement and process not confirmed; ask the County Inspector before work12
Zoning
Countywide status not confirmed; ask the county administrator about the parcel36
Septic permits
Mississippi State Department of Health On-Site Wastewater program75
RV living
Private-land occupancy rule not confirmed3
Tiny homes
Occupancy and minimum-size rules not confirmed3
Owner-builder
State residential-builder licensing exemption available for work on the owner's residence8
Private wells
State withdrawal permit at the 6-inch casing threshold, subject to exclusions9
Septic soil suitability
Only 0.2% of soils avoid severe limits for a conventional drain field10

Who to call

Building permits

Humphreys County Inspector

First county contact for questions about inspection and the unconfirmed home-building permit process

(662) 836-9403

Planning & zoning

Humphreys County Administrator / Chancery Clerk Office

County administration contact for routing zoning, floodplain, road-access and other land-use questions when no dedicated office is published

(662) 247-1740

mliddell@humphreyscounty.org

102 Castleman St. Belzoni, MS 39038

Septic permits

Mississippi State Department of Health Division of On-Site Wastewater

On-site wastewater applications, soil and site evaluations, permits or recommendations, inspections and private-well sampling in Humphreys County

1-855-220-0192

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 10, 2026.

Off-grid gear

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

Humphreys County has not published enough information to confirm whether a building permit is required for a home in an unincorporated area or how an application would work1. Mississippi's statewide framework says counties and municipalities had to enact uniform building codes unless they opted out before November 30, 2014, but the available material does not establish whether Humphreys County opted out11. Do not read the missing local process as a permit exemption. Call the Humphreys County Inspector at (662) 836-9403 with the parcel location and a description of the work before ordering materials or breaking ground2. Ask specifically about the required application, adopted code, plan review, inspections, fees and any final occupancy approval because none of those county procedures could be confirmed1.

Who handles Humphreys County building permits and inspections?

Humphreys County's official directory lists a County Inspector at (662) 836-9403, but the county page does not describe the office's authority or publish a building-permit application21. The County Inspector is therefore the best first call, not proof that a particular permit or inspection is required. If the inspector cannot answer a zoning, floodplain, driveway or administrative question, contact the Humphreys County Administrator / Chancery Clerk Office at 102 Castleman St. in Belzoni, phone (662) 247-1740 or email mliddell@humphreyscounty.org6. Tell either office whether the parcel is inside a municipality or in unincorporated Humphreys County because city requirements do not answer the question for rural county land3. Request the current form and fee schedule directly; no county building-permit form, inspection sequence or fee schedule could be confirmed1.

Does Humphreys County, Mississippi have zoning?

Humphreys County's countywide zoning status remains unconfirmed because no county planning department, zoning ordinance or zoning map was located3. That gap does not mean a parcel is unrestricted. Before buying, ask the county administrator whether an unincorporated parcel has a zoning district or is subject to subdivision, floodplain or other land-development rules36. For land inside Belzoni, Isola, Louise or Silver City, ask the relevant municipal government rather than assuming the county answer controls3. The same unresolved status applies to minimum lot size, dwelling size, setbacks, building height, lot coverage and accessory dwellings3. Give the office the parcel number, street or road location, proposed building type and intended use, and ask for the ordinance or written determination that supports the answer6.

How do septic permits work in Humphreys County?

The Mississippi State Department of Health Division of On-Site Wastewater handles septic applications and inspections in Humphreys County, which MSDH places in its Central Region125. Apply online and obtain the permit or recommendation from the soil and site evaluation before installing the system; the permit is also required for a permanent water meter45. The installer must contact MSDH 24 hours before construction to schedule an inspection, and MSDH lists a $197.50 fee for a Notice of Intent plus Final Approval and $100 for a Notice of Intent plus Exemption1314. When a sewer line is available within 1 mile, MSDH refers the application to the sewer provider and requires a rejection letter before proceeding with septic15. Wastewater feasibility deserves early attention because only 0.2% of Humphreys County soils are rated without severe limitations for a conventional drain field10. Call 1-855-220-0192 or email wastewater@msdh.ms.gov for application help5.

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

Humphreys County's rules for living in an RV on private land could not be confirmed, and neither could county rules specifically governing tiny-home occupancy3. Do not use campground rules from elsewhere in Mississippi as an answer for a private parcel in Humphreys County. Ask the county administrator and County Inspector how the proposed unit is classified, whether residential occupancy is allowed, and what permits, setbacks, foundation, utility and sanitation requirements apply62. The county's minimum dwelling size and rules for manufactured homes, accessory dwellings and temporary camping also remain unconfirmed3. Whatever the structure type, household wastewater cannot be discharged on the ground or into a ditch or body of water; Mississippi requires wastewater to go to a central sewer or septic system16.

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

  1. Confirm whether the land is municipal or unincorporated, then ask the county administrator for any zoning, subdivision, floodplain and dimensional rules tied to the parcel36.
  1. Call the County Inspector before design or construction and request the current building-permit, code, fee and inspection requirements in writing12.
  1. Apply to MSDH for the wastewater evaluation and permit or recommendation before installing septic or seeking a permanent water meter155.
  1. If acting as your own general contractor on your own residence, use the state licensing exemption only for that purpose; it does not waive a locally required permit8.
  1. Obtain an MDOT permit before creating or altering a driveway onto a state highway17.
  1. For a well with a surface casing diameter of 6 inches or more, obtain the state groundwater-withdrawal permit, subject to exclusions, and file the state water-use permit form before the well is drilled918.

What should you check before buying land in Humphreys County?

Make septic feasibility a purchase contingency when possible because only 0.2% of Humphreys County soils are rated without severe limitations for a conventional drain field10. The county receives about 55.1 inches of precipitation annually, and all county land is mapped at a slope of 15% or less, so inspect the specific tract for drainage and flood exposure rather than assuming flat land is dry land1920. Ask the county administrator who performs the parcel's floodplain review because a current county floodplain-permit process could not be confirmed6. Confirm legal access and determine whether the entrance meets state-highway or county-road requirements; new or altered state-highway driveways require an MDOT permit17. Mississippi does not require a septic inspection when an existing home is sold, but MSDH recommends one, so order it before closing on a house with an existing system21. Farmland value averages about $3,509 per acre, while the effective property-tax rate is about 1.1% and the median annual tax bill is about $980222324.

Watch-outs

  • Do not treat the absence of a published county permit process as permission to build without approval; call the County Inspector first12.
  • Conventional septic suitability is a major parcel risk because only 0.2% of Humphreys County soils are rated without severe drain-field limitations10.
  • A septic application within 1 mile of a sewer line is referred to the sewer provider, and MSDH requires a rejection letter before continuing with septic15.

Sources

  1. Miss. Code Ann. §19-5-9(11) (2026 county census)
  2. Humphreys County Inspector (humphreyscountyms.com)
  3. (2026 county census)
  4. On-Site Wastewater - Mississippi State Department of Health, quoted and re-checked
  5. Mississippi State Department of Health Division of On-Site Wastewater (msdh.ms.gov)
  6. Humphreys County Administrator / Chancery Clerk Office (humphreyscountyms.com)
  7. Mississippi State Department of Health - On-Site Wastewater (2026 county census)
  8. Mississippi Senate Journal, March 9, 2022 (Mississippi statewide rule), quoted and re-checked
  9. Guidelines for Securing the Services of a Water Well Driller (Mississippi statewide rule), quoted and re-checked
  10. Share of soils USDA rates "not limited" for a conventional septic drain field (SSURGO). A strict rating: the median county is about 6% and a tenth of counties are 0%, so a low figure means most lots need a site evaluation or an engineered system, not that septic is impossible. Cite it only with that caveat: Bolthole Index county data
  11. Mississippi Uniform Building Codes, quoted and re-checked
  12. On-Site Wastewater - Mississippi State Department of Health, quoted and re-checked
  13. Notice of Intent - New Individual On-site Wastewater Disposal System, quoted and re-checked
  14. WasteWater FAQs and Answers, quoted and re-checked
  15. WasteWater Frequently Asked Questions, quoted and re-checked
  16. WasteWater Frequently Asked Questions, quoted and re-checked
  17. Mississippi Access Management Guide (Mississippi statewide rule), quoted and re-checked
  18. Groundwater Permit Guidance, quoted and re-checked
  19. Annual precipitation: Bolthole Index county data
  20. Share of land at 15% slope or less: Bolthole Index county data
  21. WasteWater FAQ, quoted and re-checked
  22. Farmland value per acre (USDA census): Bolthole Index county data
  23. Effective property tax rate: Bolthole Index county data
  24. Median property tax bill: Bolthole Index county data

Written October 10, 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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Compared with neighboring counties

RuleHumphreys CountyWashington CountySharkey CountyHolmes CountyYazoo CountyLeflore CountyCarroll County
Building permitNot publishedRequiredNot publishedNot publishedNot publishedNot publishedNot published
County zoningNot publishedYesNoNot publishedNot publishedNot publishedNo
Septic permitsMS State Dept. of HealthMSDHMS State Dept. of HealthMS State Dept. of HealthMSDHMSDHMS State Dept. of Health

County locator

Humphreys County in Mississippi

68
County map
Humphreys County highlighted among the Mississippi counties · colored by Index score

How Humphreys County scores

Seclusion73100% ev.
Self-Sufficiency52100% ev.
Admin Boringness6345% ev.
Durability53100% ev.
Property Autonomy39100% ev.
Carry Cost85100% ev.

Evidence strength: 91%. This reports direct-source completeness and fallback use; it is separate from the score and is not a confidence interval. How it works →

$79kTypical home
1.1%Property tax
$3,509Land / acre
55.1"Annual rain
8.8% of yrsSevere drought
25.7 / yr (+22.1)Mid-century 100°F days
17.6 daysMid-century dry spell
2.75" (+5%)Mid-century 1-day rain
1.48×Wildfire change factor
100%Forward climate coverage
$1,959Home insurance / yr
0.8% / yrInsurance growth
1.41%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
94,058People within 2 hr
14,879Radius comparison (15 mi)
17.2People / sq mi
11.2%Federal land
100%Land at 15% slope or less
0.2%Soils rated "not limited" for septic (strict USDA rating)
398 acWorkable land screen
24.9%Wooded land
39.9 tonsBiomass / forest ac
64.8°FAvg temp

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Cities and towns in Humphreys County

Inside a city or town, that city usually issues building permits and sets zoning; the county’s rules above cover unincorporated land. Septic, wells and floodplain rules usually stay with the county or state everywhere.

Belzoni · Town of Isola · Town of Louise · Town of Silver City

Answers from the rulebook for Humphreys County

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

Mississippi rules that apply here

  • Owner-builder exemptionConditional

    A person constructing or improving the person's own residence, or acting as the person's own general contractor, in Humphreys County and elsewhere in Mississippi.

    • The exemption is from the Mississippi residential builder licensing chapter; other permits and code requirements may still apply.
    • For a person described in Section 73-59-15(1)(b) or (c), the person may not make more than one application for a permit to construct a single residence or construct more than one single residence within a period of one year.
    • The statute creates a rebuttable presumption of intent to construct for sale, lease, rent, or similar purpose if more than one application is made or more than one single residence is constructed within one year.
    • The separate related-person exemption in Section 73-59-15(1)(c) requires that the property or improvement not be for sale, rent, public use, or public assembly.
    • The owner-property exemption in Section 73-59-15(1)(d) requires use by the owner and that the property or undertaking not be for sale, rent, public use, or public assembly.

    maximum permit applications for a single residence under Section 73-59-15(1)(b) or (c): 1 application (within a period of one year) · maximum single residences constructed under Section 73-59-15(1)(b) or (c): 1 residence (within a period of one year)

    “This chapter shall not apply to: [...] Any person who undertakes construction or improvement on his own residence”
    2 more reviewed findings on this topic
    • Available — State residential-builder licensing exemption for a person constructing or improving the person’s own residence or acting as the person’s own general contractor.
      “Any person who undertakes construction or improvement on his own residence, or who acts as his own general contractor”
    • Available (with conditions) — A person undertaking construction or improvement on the person's own residence or acting as the person's own general contractor for construction or improvement on that residence, for purposes of Mississippi residential builder and remodeler licensing requirements.
      “(1) This chapter shall not apply to: [...] (b) Any person who undertakes construction or improvement on his own residence, or who acts as his own general contractor in the performance of construction or improvement on his own residence;”
  • Building code adoptedPartial

    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”
    3 more reviewed findings on this topic
    • Adopted (with conditions) — Mississippi counties and municipalities under Senate Bill 2378 of 2014.
      “Under Senate Bill 2378 of 2014, all counties and municipalities must enact uniform building codes unless they opt out prior to Nov. 30, 2014.”
    • 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.”
    • 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.”
  • 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;”
  • 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.”
  • Who permits septicState

    Individual on-site wastewater systems in Humphreys County.

    • Humphreys County is listed in the Mississippi State Department of Health Central Region.
    • Local authorities may have separate requirements or approvals.
    “The On-site Wastewater program develops policy and regulations [...] Central Region [...] Humphreys”
    3 more reviewed findings on this topic
    • State — Individual on-site wastewater systems and related program administration in Humphreys County.
      “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.”
    • State — Individual on-site wastewater systems serving property in Humphreys County.
      “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) [...] Central Region Attala, Bolivar, Carroll, Claiborne, Clarke, Copiah, Hinds, Holmes, Humphreys, Issaquena, Jasper, Kemper, Lauderdale, Leake, Leflore, Madison, Montgomery, Neshoba, Newton, Rankin, Scott, Sharkey, Simpson, Smith, Sunflower, Warren, Washington, Yazoo”
    • 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

    Installation of an on-site wastewater disposal system and obtaining a permanent water meter in Humphreys County.

    • A permanent sewage-disposal solution must be available for a permanent water meter.
    • A sewer line or septic system may satisfy the permanent-solution requirement.
    • If public sewer is available, sewer systems have first right to provide sewer; MSDH refers applications within one mile of a sewer line to the sewer provider and requires a Letter of Rejection before proceeding with a septic application.
    • The source states that a complete application and permit are needed to receive a water meter.

    sewer referral distance: <= 1 mile (MSDH requires a Letter of Rejection from the sewer provider before proceeding.)

    “The Permit is required for a water meter and the installation of an on-site wastewater disposal system.”
    2 more reviewed findings on this topic
    • Required — Individual on-site wastewater systems in Humphreys County.
      “The Permit is required for a water meter and the installation of an on-site wastewater disposal system.”
    • Required — Water meters and installation of individual on-site wastewater disposal systems in Humphreys County.
      “The Permit is required for a water meter and the installation of an on-site wastewater disposal system.”
  • Septic inspectionNot required

    Inspection of an existing septic system as part of a Mississippi real estate transaction involving property in Humphreys County.

    • The State does not require the septic system to be inspected as part of a real estate transaction.
    • MSDH recommends the inspection.
    • Advanced Treatment Systems require a certified manufacturer's representative or Installer to inspect the tank as part of the inspection.
    • The county, city, realtor, utilities, loan provider, buyer, or seller could request the inspection from MSDH.
    • MSDH does not expedite services due to last-minute necessity.
    “The State does not require the septic be inspected as part of a real estate transaction. However, MSDH recommends this inspection.”
    One more reviewed finding on this topic
  • Off-grid sanitationProhibited

    Discharge of household wastewater or gray water on the ground, into ditches, or into bodies of water in Humphreys County.

    • Mississippi does not recognize gray water; wastewater must be piped to a central sewer system or septic system.
    • The source also states that wastewater regulated by MSDH must remain on the property and not create a health hazard.
    “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.”
    One more reviewed finding on this topic
    • Limited — Groundwater wells in Humphreys County.
      “This form is to be filed with the Office of Land and Water Resources (OLWR) before the well is drilled”
  • Mandatory utility hookupConditional

    Permanent water-meter connections for property in Humphreys County.

    • A permanent sewage-disposal solution must be available before a permanent water meter is issued.
    • The solution may be a sewer line or septic system.
    • A sewer option must exist before a water utility can connect the property.
    • Sewer systems have first right to provide sewer; applications within one mile of a sewer line are referred to the sewer provider.

    sewer referral distance: <= 1 mile (Letter of Rejection from sewer provider required before septic application proceeds.)

    “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.”
    2 more reviewed findings on this topic
    • Conditional — Permanent water-meter connections for properties without public sewer.
      “permanent sewage disposal solution available”
    • Conditional — Public water connections and connection to centralized wastewater treatment systems for residences, buildings, and facilities in Mississippi.
      “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”
  • 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.”
    One more reviewed finding on this topic
    • Regulated (with conditions) — Subdivision review for developments affecting individual on-site wastewater systems in Humphreys County.
      “A subdivision is any development of land into ten (10) or more lots. County ordinances may lower the minimum number of lots. If the development will utilize public water, the Bureau of Public Water Supply may require a subdivision review, regardless of lot count.”
  • 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 on-site wastewater applications relevant to Humphreys 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.”
    One more reviewed finding on this topic
  • 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
  • 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.”

Still unanswered

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

  • Building permit — Construction permits in unincorporated Humphreys County.
  • County-wide zoning — Countywide zoning in Humphreys County, including unincorporated areas.
  • Local zoning — Zoning adopted or administered within the municipal boundaries of the City of Belzoni, Town of Isola, Town of Louise, and Town of Silver City.
  • Zoning districts — Published zoning districts and maps for Humphreys County.
  • Minimum dwelling size — Minimum dwelling size in Humphreys County.
10 more unanswered
  • Minimum lot size
  • Setbacks
  • Lot coverage
  • Building height
  • Living in an RV
  • Camping on your land
  • Tiny homes
  • Accessory dwellings
  • Agricultural exemption
  • 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 Humphreys 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 Humphreys County, Mississippi

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

Humphreys County scores 68/100 on the Bolthole Index, a strong county profile. Its strengths: manageable long-term carry cost and sparse surroundings — about 14,879 people within 15 miles. Watch-outs: a weaker property-autonomy legal backdrop.

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

Building-permit rules for unincorporated Humphreys County are not published on an official source. 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 Humphreys County, Mississippi?

Land in Humphreys County runs about $3,509 per acre, based on the latest county data.

What is the water situation in Humphreys County?

Humphreys County gets about 55.1" of rain a year, with severe drought in roughly 8.8% of years. On water rights, Humphreys 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 Humphreys County?

A typical private-land location has about 14,879 people within 15 miles and 1,525,359 within 100 miles. These radius catchments are the published fallback where road routing is unavailable.

How Humphreys compares in Mississippi

Compare side-by-side →See all 82 Mississippi counties ranked →