Can you live off-grid in Bolivar County, Mississippi?
89
of 100
Good with caveats
Yes, with two things to plan around. Water is easy here, with about 55 inches of rain a year and wells near 110 feet. NOAA counts about four strong tornadoes a decade within 25 miles, so a storm shelter belongs in the plan. Septic will likely cost more, because the soil stays wet for long stretches.
What the land says
Rain
Rain can supply much of a household's water with a large tank. A garden mostly waters itself in normal years.
About 55 inches a year (PRISM, 1991 to 2020 average)
Wells
Shallow wells, so drilling should be one of the cheaper costs.
The typical well here is about 110 feet deep; a well typically runs $5,000 to $11,000
Growing season
Long enough for a spring and a fall garden.
About 247 frost-free days, USDA zone 8b; last frost about March 15, first about November 18
Sun
Good sun. Size the array and battery bank for winter.
About 5.3 hours of full sun a day, averaged over the year
Flood
Low ground here can flood in a very large storm. Look up the parcel on FEMA's flood map.
some land is in the 500-year floodplain
Wildfire
Low wildfire risk.
U.S. Forest Service wildfire hazard map: Very Low here
Storms
Strong tornadoes are common. A storm shelter belongs in the plan.
NOAA: no hurricane-strength storm within 50 miles since 1975; about 4 strong (EF2 or stronger) tornadoes a decade within 25 miles
Terrain
Flat, but the ground stays wet. Build on the higher, drier spot.
Slopes average about 0%, about 140 feet above sea level
Soil
Expect a costlier septic system, because the soil stays wet for long stretches. The county's soil test decides.
Clay, poorly drained (USDA soil survey). A mound, sand filter, or treatment unit typically runs $10,000 to $20,000
Road
Paved roads are close by.
Nearest paved road usually within about 0.6 miles (OpenStreetMap)
Check a Mississippi parcel, or plan the one you own
Get a free 0-100 off-grid score.
A step-by-step build plan, sizing your solar, water, garden, septic, heat, and buildings.
Is it legal here?
Zoning
Bolivar County zones land outside its towns and publishes its zoning map. Our free lookup shows the district for any address.
Building code
Mississippi's 2014 statewide building code (the International Residential Code for homes) let each county and city opt out, though the five coastal counties must enforce it. Since July 2022 every county must require a permit to build in its unincorporated areas, even where it enforces no code.
Rainwater
Collecting it is allowed.
Composting toilets
Allowed.
Water rights
Owners of land along a creek or lake can make reasonable use of its water.
Drilled to about 110 feet, with pump and pressure tank
Septic
$10,000 to $20,000
Mound, sand filter, or treatment unit
Solar and batteries
$18,000 to $34,000
Sized for a modest household
Road or driveway
$2,000 to $6,000
From the nearest road to a house site
Clearing
$1,000 to $3,000
A house site, solar, and garden
Total
$36,000 to $75,000
Before the house
Before you make an offer on land here
Soil test
Get a soil test before you count on septic.
The soil stays wet, which can rule out a standard system.
Zoning
Look up the parcel's zoning district with our free tool.
The county publishes its zoning map.
Road access
Confirm the parcel fronts a public road or has a recorded easement.
Without one, you may not have a legal way in.
Nearby counties
28,968 people live in Bolivar County, about 33 per square mile. It ranks tied for 54th of the 82 Mississippi counties we scored, and Mississippi ranks 7th of 50 states.