Can you live off-grid in Yazoo County, Mississippi?
87
of 100
Good with caveats
Yes, with two things to plan around. The growing season runs about 255 frost-free days, long enough for a spring and a fall garden. Typical well depths here range from 120 feet to 580 feet, so get a local driller's quote. NOAA counts about five strong tornadoes a decade within 25 miles, so a storm shelter belongs in the plan.
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 58 inches a year (PRISM, 1991 to 2020 average)
Wells
Well depth varies a lot here. Get a local driller's quote before you offer.
Typical well depths here range from 120 feet to 580 feet
Growing season
Long enough for a spring and a fall garden.
About 255 frost-free days, USDA zone 8b; last frost about March 7, first about November 20
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
Low wildfire risk.
U.S. Forest Service wildfire hazard map: Very Low to 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 5 strong (EF2 or stronger) tornadoes a decade within 25 miles
Terrain
Flat to gentle, easy to build on.
Slopes average about 3%, about 190 feet above sea level
Soil
Good ground for a standard septic system. The county's soil test decides.
Silt loam, moderately 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 0.5 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.
Depends on depth, which varies here. Get a driller's quote.
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
$26,000 to $54,000
Before the house, plus the well
Before you make an offer on land here
Well depth
Get a local driller's depth estimate.
Typical well depths here range from 120 feet to 580 feet.
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.
Nearby counties
25,796 people live in Yazoo County, about 28 per square mile. It ranks tied for 67th of the 82 Mississippi counties we scored, and Mississippi ranks 7th of 50 states.