A solid choice for building in Central. Defined zoning, low flood risk, and very affordable land.
📊66/100AcreScore
💰$3KLand $/acre
🏠$115KHome Value
👥29,118Population
📈+0.5%Growth (10yr)
🌊10%Flood RiskLow
🌡️Hot humid summers with mild winters typical of central MississippiClimateZone 8a
🏗️ Can You Build Here?
Neshoba County County has local zoning regulations. Check with the county building department for specific rules on your parcel. Barndominiums may require conditional use permits in some zones.
Zone
Min Lot
Barndo OK?
Residential
Varies
⚠️ Conditional
Agricultural
None
✅ Yes
Commercial
Varies
❌ No
Neshoba County County has local zoning. Contact the county building department for specific regulations.
📋 What Permits Do You Need?
Most states allow owner-builders to act as their own general contractor for personal residences. Check Mississippi requirements — licensed subs are typically needed for electrical, plumbing, and HVAC.
Required Permits
• Building permit (residential)
• Septic permit (if no public sewer)
• Electrical permit
• Plumbing permit
Permit Office
Neshoba County County Building Department
Philadelphia, MS
Contact county clerk for current hours and requirements
🌊 What's the Flood & Soil Risk?
Moderate flood risk. 10% of county land is in FEMA flood zones. Most buildable parcels are outside hazard areas, but always verify your specific site.
10%
In Flood Zone
Good
Soil Drainage
Good
Septic Viability
Source: FEMA National Flood Hazard Layer, USDA Web Soil Survey
💰 What Does It Cost?
Extremely affordable. Median land prices around $3,200 per acre make Neshoba County County one of the most budget-friendly options in Mississippi.
$3K
Median $/acre
$115K
Median Home Value
$120–200
Build Cost $/sqft
0.85%
Property Tax Rate
Source: U.S. Census Bureau ACS 2024, Neshoba County County Assessor
🏔️ Why People Love Living Here
Neshoba County County sits in the heart of Central. Philadelphia is 5 min away. Mississippi has a state income tax — factor that into your cost-of-living calculations.
🏗️
Affordable Land
Median land at $3,200/acre means you can buy more, build bigger, and still stay under budget.
🏠
Established Community
Zoning provides predictability — you know what your neighbors can and can't build. Good for long-term property value.
At a Glance
Population29,118
10-Year Growth+0.5%
County SeatPhiladelphia
State Income TaxYes
ClimateHot humid summers with mild winters typical of central Mississippi (Zone 8a)
How Close Is Everything?
Philadelphia5 min
Meridian Regional Airport45 min
Austinvaries
💧 Utilities & Infrastructure
Most rural Neshoba County County land uses well water and septic systems. Municipal utilities are available near Philadelphia. Check with local utility providers for your specific parcel.
Electric ProviderLocal Co-op / TXU
WaterWell or Municipal
SewerSeptic (most rural)
InternetVaries by location
Cell CoverageVariable
Natural GasPropane common in rural areas
🏦 Financing & Incentives
Neshoba County County qualifies for USDA Rural Development loans — zero-down-payment financing for eligible buyers in most areas.
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❓ Frequently Asked Questions
Can I build a barndominium in Neshoba County County?
Check with the Neshoba County County Building Department for specific zoning rules on your parcel. Some zones allow barndominiums outright, others may require conditional use permits.
How much does land cost in Neshoba County County?
Median price is approximately $3,200 per acre, though prices vary by location, road access, and improvements. USDA Rural Development loans may be available for eligible buyers.
Is Neshoba County County eligible for USDA Rural Development loans?
Yes — most of Neshoba County County qualifies for USDA Rural Development programs, including zero-down-payment home loans for eligible buyers.
What is the property tax rate in Neshoba County County?
The effective property tax rate is approximately 0.85%. Check with the county assessor for the most current rates and any available homestead exemptions.
Do I need a licensed contractor to build in Neshoba County County?
Most states allow owner-builders to act as their own general contractor for personal residences, though requirements vary by state and county. In Mississippi, check local building codes for specific licensing requirements. You'll typically need licensed professionals for electrical, plumbing, and HVAC work.