A solid choice for building in Central. Defined zoning, moderate flood risk, and very affordable land.
📊66/100AcreScore
💰$3KLand $/acre
🏠$88KHome Value
👥12,273Population
📈+0.5%Growth (10yr)
🌊15%Flood RiskModerate
🌡️Four distinct seasons with warm summers and occasional winter ice stormsClimateZone 7b/8a
🏗️ Can You Build Here?
Yalobusha 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
Yalobusha 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
Yalobusha County County Building Department
Water Valley, MS
Contact county clerk for current hours and requirements
🌊 What's the Flood & Soil Risk?
Moderate flood risk. 15% of county land is in FEMA flood zones. Most buildable parcels are outside hazard areas, but always verify your specific site.
15%
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 $2,600 per acre make Yalobusha County County one of the most budget-friendly options in Mississippi.
$3K
Median $/acre
$88K
Median Home Value
$120–200
Build Cost $/sqft
0.85%
Property Tax Rate
Source: U.S. Census Bureau ACS 2024, Yalobusha County County Assessor
🏔️ Why People Love Living Here
Yalobusha County County sits in the heart of Central. Water Valley is 5 min away. Mississippi has a state income tax — factor that into your cost-of-living calculations.
🏗️
Affordable Land
Median land at $2,600/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
Population12,273
10-Year Growth+0.5%
County SeatWater Valley
State Income TaxYes
ClimateFour distinct seasons with warm summers and occasional winter ice storms (Zone 7b/8a)
How Close Is Everything?
Water Valley5 min
Memphis Intl Airport90 min
Austinvaries
💧 Utilities & Infrastructure
Most rural Yalobusha County County land uses well water and septic systems. Municipal utilities are available near Water Valley. 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
Yalobusha 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 Yalobusha County County?
Check with the Yalobusha 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 Yalobusha County County?
Median price is approximately $2,600 per acre, though prices vary by location, road access, and improvements. USDA Rural Development loans may be available for eligible buyers.
Is Yalobusha County County eligible for USDA Rural Development loans?
Yes — most of Yalobusha County County qualifies for USDA Rural Development programs, including zero-down-payment home loans for eligible buyers.
What is the property tax rate in Yalobusha 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 Yalobusha 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.