Bolthole Index

Montgomery County, Mississippi

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

76Index Score / 100
#10 of 82 in Mississippi

Montgomery County, Mississippi's building-permit and zoning rules for unincorporated land remain unconfirmed, so ask the county government before starting work12. Inside Winona, a building permit is required for new construction and structural changes, and city zoning applies34. Septic permits countywide go through the Mississippi State Department of Health56.

At a glance

Building permit
Unconfirmed; ask Montgomery County before construction12
Building code
County-specific adoption or opt-out status is unconfirmed7
Zoning
Unconfirmed for unincorporated land; Winona has municipal zoning84
Septic permit
Required through the Mississippi State Department of Health56
RV living
Private-land occupancy rule not confirmed; ask the county government2
Tiny home
County occupancy, size and setback rules not confirmed8
Inside Winona
Building permit, zoning compliance and occupancy certification apply349
State-highway driveway
A new or altered driveway requires an MDOT permit10

Who to call

Building permits

Montgomery County government

Main county government contact for confirming which office handles building permits, land-use questions and unincorporated parcels

662-283-2333

614 Summit Street, PO Box 71, Winona, MS 38967

Septic permits

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

On-site wastewater applications, policy, site evaluations, permits and inspections for Montgomery County

601-576-7150

570 East Woodrow Wilson Drive, Jackson, MS 39216

Online permits →

Septic permits

Montgomery County Health Department

Local Mississippi State Department of Health contact for Montgomery County

662-283-3655

707 Alberta Drive, Winona, MS 38967

Roads & driveways

Montgomery County Road Department

County roads, bridges, drainage, rights-of-way and road surfaces

662-283-2112

614 Summit Street, PO Box 71, Winona, MS 38967

Contact details are copied from each office’s official page and were checked against it on October 10, 2026.

Off-grid gear

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

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

We could not confirm whether Montgomery County requires residential building permits on unincorporated land or which office would issue them1. Mississippi's statewide framework requires counties and municipalities to enact uniform building codes unless they opted out before November 30, 2014, but the state source does not establish Montgomery County's current status11. Call Montgomery County government at 662-283-2333 before construction and ask about building permits, adopted codes, inspections and floodplain review for the parcel2. Inside the City of Winona, a permit from the Building Inspector is required before a building or structure is erected, altered, moved, added to or structurally altered3. Winona also requires certificates of occupancy and compliance before a building or premises may be occupied9.

Who handles Montgomery County building permits, and how do you reach them?

For unincorporated property, the practical starting point is Montgomery County government at 614 Summit Street in Winona, phone 662-283-23332. Ask the county to identify the office responsible for building permits, code enforcement, inspections and floodplain development for the parcel because those county processes remain unconfirmed1. For property inside Winona, the city's Building Inspector issues the required building permit, and the application must include duplicate scale plans showing the lot, existing buildings and proposed work312. A Winona permit expires if the described work has not begun within 90 days after issuance12. Septic authority does not move to the city: the Mississippi State Department of Health administers on-site wastewater permits throughout Montgomery County56.

Does Montgomery County, Mississippi have zoning?

We could not confirm countywide zoning for unincorporated Montgomery County from a usable official county source, so ask Montgomery County government about zoning, setbacks, minimum lot size, dwelling size and permitted uses for the specific parcel82. Inside Winona, municipal zoning is confirmed: the city has agricultural-residential, residential, commercial, industrial and manufactured-home districts, with boundaries set by the city zoning map413. Winona uses its zoning administrator for permitted-use applications and its board of adjustment for uses permitted on appeal4. In Winona's designated floodway, construction is generally barred except approved underground utilities; other development in the city's floodplain district requires site-plan review before a building permit or certificate of occupancy is granted14. Do not apply Winona's municipal rules to land outside city limits34.

How do septic permits work in Montgomery County, Mississippi?

The Mississippi State Department of Health administers on-site wastewater permits in Montgomery County through its Central Region5. A regional environmentalist performs the soil and site evaluation and issues the Permit/Recommendation needed for a water meter615. Apply online, provide the requested documents and pay after MSDH emails a payment link; the published Notice of Intent plus Final Approval fee is $197.50, subject to processing charges and change1617. Only 1.4% of Montgomery County soils are rated without severe limitations for a conventional drain field, so make the site evaluation an early purchase contingency18. Mississippi does not require a septic inspection solely because real estate is being sold, but MSDH recommends one and another party may request it19.

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

We could not confirm a Montgomery County rule that generally allows or prohibits long-term RV or tiny-home occupancy on private land. Ask Montgomery County government about occupancy, setbacks, minimum dwelling size, floodplain limits and whether the parcel is inside Winona28. Winona has municipal zoning and requires certificates of occupancy and compliance before buildings or premises may be occupied, so city property needs a district-specific answer before a unit is placed or used49. Sanitation rules are clearer countywide: Mississippi treats gray water as wastewater, requires household wastewater to go to a central sewer or septic system, and prohibits discharge onto the ground, into ditches or into bodies of water20. A factory-built home must also pass the Mississippi Inspection Program before occupation when the statewide siting rule applies21.

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

  1. Confirm whether the parcel is unincorporated or inside Winona or another municipality; ask Montgomery County government who handles building permits, codes, inspections and floodplain review for that address21.
  1. If the parcel is inside Winona, identify its zoning district and apply to the Building Inspector with the required scale plans412.
  1. Apply to MSDH for the wastewater site evaluation and Permit/Recommendation before fixing the house location or requesting a water meter615.
  1. If the land division is a residential subdivision, obtain MSDH wastewater review and separately confirm any county or municipal plat requirements22.
  1. If the driveway meets a state highway, obtain the required MDOT permit for a new or altered driveway10.
  1. In Winona, complete the required inspections and obtain certificates of occupancy and compliance before occupancy9.

What should you check before buying land in Montgomery County?

Start with wastewater feasibility: only 1.4% of Montgomery County soils are rated without severe limits for a conventional septic drain field, so make a satisfactory MSDH evaluation part of the purchase decision186. Ask whether public sewer is available and whether the MSDH Permit/Recommendation will be needed for the water meter15. Verify legal access and call the Montgomery County Road Department about county-road, bridge, drainage and right-of-way conditions; the department maintains county roads and bridges23. A new or altered connection to a state highway needs an MDOT driveway permit10. Confirm whether the parcel is inside Winona because city zoning, building permits and occupancy certification apply there439. Finally, budget around an effective property-tax rate near 0.9% and a median annual property-tax bill of about $9922425.

Watch-outs

  • Do not treat the unconfirmed county process as a building-permit exemption; ask Montgomery County government before work begins on unincorporated land12.
  • Winona's building-permit, zoning and occupancy rules apply inside city limits and should not be used as the rule for unincorporated Montgomery County349.
  • A water meter tied to an on-site wastewater system requires an MSDH Permit/Recommendation15.
  • Only 1.4% of Montgomery County soils are rated without severe conventional drain-field limitations18.

Sources

  1. Miss. Code Ann. §19-5-9(11) (2026 county census)
  2. Montgomery County government (montgomerycountyms.com)
  3. City of Winona, Mississippi Zoning Ordinance, quoted and re-checked
  4. Zoning Ordinance, City of Winona, Mississippi, quoted and re-checked
  5. On-Site Wastewater — Mississippi State Department of Health, quoted and re-checked
  6. On-Site Wastewater — Mississippi State Department of Health, quoted and re-checked
  7. Mississippi Uniform Building Codes (Mississippi statewide rule), quoted and re-checked
  8. Montgomery County, MS - Departments (2026 county census)
  9. City of Winona, Mississippi Zoning Ordinance, quoted and re-checked
  10. Mississippi Access Management Guide (Mississippi statewide rule), quoted and re-checked
  11. Mississippi Uniform Building Codes, quoted and re-checked
  12. City of Winona, Mississippi Zoning Ordinance, quoted and re-checked
  13. City of Winona, Mississippi Zoning Ordinance, quoted and re-checked
  14. City of Winona, Mississippi Zoning Ordinance, quoted and re-checked
  15. On-Site Wastewater — Mississippi State Department of Health, quoted and re-checked
  16. On-Site Wastewater - Mississippi State Department of Health, quoted and re-checked
  17. Wastewater Application FAQ, quoted and re-checked
  18. 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
  19. WasteWater FAQs and Answers, quoted and re-checked
  20. Wastewater Application FAQ, quoted and re-checked
  21. MH-5 Uniform Standards Code for Factory-Built Homes Law (Mississippi statewide rule), quoted and re-checked
  22. Wastewater Application FAQ, quoted and re-checked
  23. Montgomery County Road Department (montgomerycountyms.com)
  24. Effective property tax rate: Bolthole Index county data
  25. 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

RuleMontgomery CountyGrenada CountyCarroll CountyWebster CountyChoctaw CountyYalobusha CountyCalhoun County
Building permitNot publishedNot publishedNot publishedLimitedNot publishedNot publishedRequired
County zoningNoNoNoNot publishedNot publishedNoNot published
Septic permitsMSDHMSDHMS State Dept. of HealthMS State Dept. of HealthMS State Dept. of HealthMS State Dept. of HealthMS State Dept. of Health

County locator

Montgomery County in Mississippi

76
County map
Montgomery County highlighted among the Mississippi counties · colored by Index score

How Montgomery County scores

Seclusion67100% ev.
Self-Sufficiency65100% ev.
Admin Boringness7268% ev.
Durability66100% ev.
Property Autonomy39100% ev.
Carry Cost87100% ev.

Evidence strength: 95%. This reports direct-source completeness and fallback use; it is separate from the score and is not a confidence interval. How it works →

$119kTypical home
0.9%Property tax
$2,653Land / acre
57.6"Annual rain
6.1% of yrsSevere drought
14.5 / yr (+12.8)Mid-century 100°F days
16.9 daysMid-century dry spell
2.88" (+8.2%)Mid-century 1-day rain
1.48×Wildfire change factor
100%Forward climate coverage
$1,804Home insurance / yr
0.4% / yrInsurance growth
1.72%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
14,202People within 30 min
1,895,226People within 2 hr
15,435Radius comparison (15 mi)
23.6People / sq mi
0%Federal land
68.3%Land at 15% slope or less
1.4%Soils rated "not limited" for septic (strict USDA rating)
3,671 acWorkable land screen
78.8%Wooded land
58.2 tonsBiomass / forest ac
62.7°FAvg temp

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Cities and towns in Montgomery 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.

Town of Duck Hill · Town of Kilmichael · Winona

Answers from the rulebook for Montgomery County

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

Montgomery County rules

  • County-wide zoningAbsent

    No planning or zoning department or ordinance is listed among the county's official departments, consistent with unzoned rural Mississippi counties.

    Montgomery County, MS - 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

    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) — State Fire Marshal plan-review jurisdiction and the Mississippi uniform-building-code framework relevant to construction in Montgomery County.
      “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 disposal systems serving property in Montgomery County.

    • Montgomery County is listed in the MSDH Central Region.
    • The MSDH Division of On-Site Wastewater administers the statewide program and provides technical assistance to regional environmentalists.
    “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.”
    2 more reviewed findings on this topic
    • State (with conditions) — Individual on-site wastewater disposal systems in Mississippi, including Montgomery County.
      “The Mississippi State Department of Health, Division of On-site Wastewater offers certification for the following on-site wastewater related professions:”
    • 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 on-site wastewater systems in Montgomery County.

    • A soil and site evaluation is performed by the local environmentalist.
    • The Permit/Recommendation is issued after the evaluation and is used to obtain a water meter.
    • A complete application, required documents, and applicable fee are required.
    • A two-acre or five-acre exemption may avoid Final Approval only when the stated acreage, dwelling, and approval conditions are met.
    “Environmentalists offer Soil and Site Evaluations that provide property owners with a Permit/Recommendation (required to obtain a water meter) and suitable for installation.”
    One more reviewed finding on this topic
    • Required — New individual on-site wastewater systems where a Permit/Recommendation is required for a water meter, including Montgomery County.
      “Environmentalists offer Soil and Site Evaluations that provide property owners with a Permit/Recommendation (required to obtain a water meter) and suitable for installation.”
  • Septic inspectionNot required

    Inspection of a septic system as part of a real estate transaction, including transactions involving property in Montgomery County.

    • MSDH recommends the inspection despite stating that the State does not require it.
    • Advanced Treatment Systems require inspection of the tank by a certified manufacturer’s representative (an Installer) 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 because of last-minute necessity.
    “The State does not require the septic be inspected as part of a real estate transaction. However, MSDH recommends this inspection. Advanced Treatment Systems will also require a certified manufacturer’s representative (i.e. an Installer) to inspect the tank itself as part of this inspection. The county, city, realtor, utilities, loan provider, buyer or seller could request the inspection from us. MSDH does not expedite our services due to last-minute necessity.”
  • Off-grid sanitationProhibited

    Discharge of household wastewater to the ground, ditches, or bodies of water instead of a central sewer or septic system.

    • Mississippi does not recognize gray water as a separate category.
    • Wastewater must be piped into a central sewer system or septic system.
    “No “gray water” can be discharged on the ground”
  • 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”
    2 more reviewed findings on this topic
    • Conditional — Permanent water-meter connections for properties in Montgomery County.
      “permanent sewage disposal solution available”
    • Conditional — Water-meter service associated with an on-site wastewater system in Mississippi, including Montgomery County.
      “Environmentalists offer Soil and Site Evaluations that provide property owners with a Permit/Recommendation (required to obtain a water meter) and suitable for installation.”
  • 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-related onsite wastewater review in Montgomery County.
      “review and authorize [...] Commercial Developments (Subdivisions”
  • 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 — Published MSDH onsite-wastewater application fees relevant to Montgomery County.
      “Existing Residential Inspection is currently $100”
  • 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
    • Published (with conditions) — Mississippi State Department of Health on-site wastewater application process for Montgomery County.
      “File a complete application. Our application forms for new onsite wastewater systems are now online. Apply online using the button below. [...] Pay fees. Once we receive a complete application, we will e-mail you a link to an online payment system (there is a small additional fee for online payment). [...] You will receive paperwork within 24 hours of the property visit.”
  • 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.”

Inside cities and towns in Montgomery County

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

  • Building permitRequired

    Buildings and structures in the incorporated City of Winona, Mississippi.

    • A permit issued by the Building Inspector is required before a building or structure is erected, altered, moved, added to, or structurally altered.
    • The ordinance does not establish this rule for unincorporated Montgomery County.
    “Building Permits Required – No building or other structure shall be erected altered, moved added to, or structurally altered, moved, added to, or structurally altered without a permit therefore, issued by the Building Inspector.”
  • Certificate of occupancyRequired

    Use or occupancy of land and buildings in the incorporated City of Winona, Mississippi.

    • The certificate must state compliance with the zoning ordinance, Building Codes, Subdivisions Regulations, and/or other City ordinances.
    • The ordinance states that certificates must be applied for with the building-permit application and used within 10 days after lawful completion.
    • No building or premises may be occupied without certificates of occupancy and compliance and an issued permit.

    certificate use deadline after lawful completion: <= 10 days

    “No building or premises can be occupied without certificates of occupancy and compliance and issued permit.”
  • Local zoningPresent (with conditions)

    Land within the corporate limits of the City of Winona, Montgomery County, Mississippi.

    • The ordinance establishes multiple zoning districts, including agricultural-residential, residential, commercial, industrial, and manufactured-home districts.
    • District boundaries are established by the City of Winona zoning map adopted April 17, 2007.
    • Uses specified as permitted require application to the zoning administrator; uses specified as permitted on appeal require written approval of the board of adjustment and may be subject to conditions.
    “For the purpose of this ordinance, the City of Winona is hereby divided into the types of zoning districts that are designated as follows:”
  • Zoning districtsPublished (with conditions)

    Zoning districts within the incorporated City of Winona, Mississippi.

    • District boundaries are established by the Winona zoning map adopted April 17, 2007.
    • Unless otherwise shown, boundaries follow lot lines, centerlines of streets or alleys, railroad rights-of-way, or corporate-limit lines existing when the ordinance was enacted.
    • Questions about exact boundary locations are decided by the zoning board of adjustment.
    “The boundaries of the above districts are hereby established as shown on the zoning map of Winona, Mississippi as adopted on the 17th day of April 2007.”
  • Building in a floodplainRequired

    Development in the designated floodway and superimposed F-1 Flood Plain District within the City of Winona.

    • No construction is permitted in the designated floodway except underground construction such as City-approved utilities.
    • Before a building permit or certificate of occupancy is granted, the applicant must submit a site plan for review and approval.
    • Permitted uses must meet City flood-proofing and flood-protection requirements and the applicable district regulations.
    • An engineering report must show no detrimental effect on upstream water surface level of less than 0.5 foot.
    • Floor elevation must be at least one foot above the latest official National Flood Insurance Map for Winona and/or Winona County.

    maximum upstream water-surface effect: < 0.5 foot · minimum floor elevation above latest official NFIP map: >= 1 foot

    “There shall be no construction of any type permitted in the designated floodway, except underground construction such as utilities as approved by the City. Before any building permit or certificate of occupancy is granted, the applicant shall submit a site plan to the site plan review committee for review and approval.”
  • Permit processPublished (with conditions)

    Building-permit applications in the incorporated City of Winona, Mississippi.

    • Applications must include duplicate scale plans showing lot dimensions and shape, existing buildings, and the proposed building or alteration.
    • The Building Inspector may require other information necessary to determine conformance and enforce the ordinance.
    • The Inspector returns one approved or disapproved plan copy and retains the other.
    • A permit expires and is cancelled if work has not started within 90 days of issuance.

    permit commencement deadline: <= 90 days (Permit expires and is cancelled if work described has not commenced.)

    “If the work described in any building permit has not commenced within 90 days from the date of issuance thereof, said permit shall expire and shall be cancelled by the Building Inspector.”

Still unanswered

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

  • Minimum dwelling size — Minimum dwelling-size requirements in Montgomery County, including unincorporated areas.
  • Minimum lot size — Minimum lot-size requirements in Montgomery County, including unincorporated areas.
  • Setbacks — Building setbacks in Montgomery County, including unincorporated areas.
  • Lot coverage — Lot-coverage requirements in Montgomery County.
  • Building height — Building-height requirements in Montgomery County.
6 more unanswered
  • 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.

Living off-grid in Montgomery County, Mississippi

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

Montgomery County scores 76/100 on the Bolthole Index, a strong county profile. Its strengths: manageable long-term carry cost and low administrative friction for a quiet rural property. Watch-outs: a weaker property-autonomy legal backdrop.

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

Building-permit rules for unincorporated Montgomery 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 (MSDH) On-Site Wastewater program (administered locally via county health department). 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 Montgomery County, Mississippi?

Land in Montgomery County runs about $2,653 per acre, based on the latest county data.

What is the water situation in Montgomery County?

Montgomery County gets about 57.6" of rain a year, with severe drought in roughly 6.1% of years.

How remote is Montgomery County?

A representative private-land location has about 14,202 people within a 30-minute drive and 1,895,226 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.

How Montgomery compares in Mississippi

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