Can you live off-grid in Covington County, Mississippi?
95
of 100
Strong
Yes, with two things to plan around. Water is easy here, with about 60 inches of rain a year and wells near 170 feet. NOAA counts about 10 strong tornadoes a decade within 25 miles, so a storm shelter belongs in the plan. NOAA counts two hurricane-strength storms within 50 miles since 1975, so build to the wind code and plan for long outages.
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 60 inches a year (PRISM, 1991 to 2020 average)
Wells
Typical well depth. Budget for a mid-range well.
The typical well here is about 170 feet deep; a well typically runs $6,000 to $14,000
Growing season
Long enough for a spring and a fall garden.
About 250 frost-free days, USDA zone 8b; last frost about March 11, first about November 17
Sun
Good sun. Size the array and battery bank for winter.
About 5.2 hours of full sun a day, averaged over the year
Flood
Flood zones run along creeks and rivers here. Look up the parcel on FEMA's flood map.
FEMA maps flood zones in places
Wildfire
Moderate wildfire risk. Keep brush cleared around the house.
U.S. Forest Service wildfire hazard map: Low to Moderate here
Storms
Expect about one hurricane within 50 miles over 30 years. Build to the wind code and keep a week of fuel and water. Strong tornadoes are common. A storm shelter belongs in the plan.
NOAA: two hurricane-strength storms within 50 miles since 1975; about 10 strong (EF2 or stronger) tornadoes a decade within 25 miles
Terrain
Flat to gentle, easy to build on.
Slopes average about 5%, about 360 feet above sea level
Soil
Good ground for a standard septic system. The county's soil test decides.
Loam, well drained (USDA soil survey). A standard system typically runs $5,000 to $10,000
Road
Paved roads are close by.
Nearest paved road usually within about 0.9 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
Rural land here is often unzoned. Confirm with the county before you build.
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 170 feet, with pump and pressure tank
Septic
$5,000 to $10,000
Standard system
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
$33,000 to $68,000
Before the house
Before you make an offer on land here
Flood map
Look up the parcel on FEMA's flood map.
Flood zones run along creeks and rivers here. Building in one means flood insurance and extra permits.
Zoning
Confirm with the county whether the parcel is zoned.
Rural land in Mississippi is often unzoned.
Soil test
Get a soil test before you count on septic.
The county has to approve the ground before it issues a septic permit.
Nearby counties
18,059 people live in Covington County, about 43.6 per square mile. It ranks tied for 8th of the 82 Mississippi counties we scored, and Mississippi ranks 7th of 50 states.