Mississippi
Buying Land in Lincoln County, Mississippi
County seat Brookhaven, in the Piney Woods of southwest Mississippi about 55 miles south of Jackson. This research pass found no adopted countywide zoning ordinance covering unincorporated Lincoln County -- if that holds for your parcel, land use outside Brookhaven's city limits is governed mainly by subdivision covenants and state/federal rules rather than a zoning map.
A Piney Woods county with no confirmed zoning ordinance outside Brookhaven
Lincoln County sits in the Piney Woods region of southwest Mississippi, with Brookhaven -- the county seat -- roughly 55 miles south of Jackson along the I-55 corridor. Brookhaven has long marketed itself locally as the "Home Seekers Paradise," a nickname the town says traces back to an early-1900s contest to find a slogan describing its tree-lined residential streets; it's a repeated local claim rather than something this pass could verify against a primary archival record, but it's genuinely part of how the community describes itself today, alongside the Lincoln County Historical and Jewish Heritage Museum downtown.
For land buyers, the more consequential fact is regulatory: this research pass found no evidence that Lincoln County's Board of Supervisors has adopted a countywide zoning ordinance covering the unincorporated county. What is confirmed is that Brookhaven maintains its own municipal Zoning Ordinance (approved and signed December 4, 2018) alongside a separate Subdivision Ordinance -- a real, comprehensive city zoning code, not just a narrower subdivision-only document, but one that only reaches land inside Brookhaven's own city limits. Consistent with Mississippi's optional, county-by-county approach to zoning under Title 17, Chapter 1, plenty of rural Mississippi counties never adopt a countywide ordinance of their own -- so the absence of a county-level ordinance isn't an unusual finding, but it also isn't something to assume without confirming. Call the Lincoln County Board of Supervisors' office (601-835-3411) or the Chancery Clerk (601-835-3452) and ask directly whether any zoning ordinance, subdivision regulation, or minimum-lot-size rule applies to your specific parcel before you assume unincorporated land here is unregulated -- and if the parcel is inside Brookhaven, get the current 2018 Zoning Ordinance's district map from the city directly.
Septic and water: the standard statewide process, administered locally
Individual septic systems in Lincoln County go through the same statewide process that applies everywhere in Mississippi: MSDH sets the standard under the Individual On-Site Wastewater Disposal System Law, and the Lincoln County Health Department in Brookhaven (1212 Northpark Lane NE, 601-833-3314) does the local site evaluation and permitting. If you can't reach the county office directly, MSDH also runs a statewide Wastewater Call Center (1-855-220-0192) that can route a question to the right local staff. Because the Piney Woods region mixes sandy and clay-heavy soils depending on the specific tract, don't treat a perc test result from a nearby parcel as a stand-in for your own -- get a site evaluation for the exact parcel you're buying, and budget time for it before closing if the deal is contingent on buildability.
On water, ordinary household wells in Lincoln County fall under Mississippi's general framework: a private domestic well is generally outside MDEQ permitting, but any well or surface withdrawal tied to irrigation, livestock operations, or commercial use above the statewide reporting threshold should be checked against MDEQ's Office of Land and Water Resources before you rely on it. If a listing already includes an active well, ask for its permit or registration status directly from the seller rather than assuming it transfers cleanly with the sale.
Who to Call Before Buying Land in Lincoln County
Direct WebFetch to golincolnms.com was blocked by network egress restrictions in this research session, so zoning-status findings reflect search-indexed content rather than a full verbatim read of any county ordinance page -- confirm current zoning status, fees, and staff directly before relying on this page.
Other
Lincoln County Board of Supervisors
Confirming whether any zoning ordinance or subdivision regulation applies to a specific unincorporated parcel.
Recorder / Clerk / Land Records
Lincoln County Chancery Clerk
Recorded deeds, plats, and general county administrative records.
Septic / Onsite Wastewater
Lincoln County Health Department
Septic site evaluations and permits under the statewide MSDH standard.
Planning & Zoning
City of Brookhaven
Brookhaven's own municipal Zoning Ordinance (2018) and Subdivision Ordinance for parcels inside city limits.
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Get local guidanceSources
- Board of Supervisors | Lincoln County — Lincoln County, Mississippi (accessed 2026-09)
- Welcome to Lincoln County — Lincoln County, Mississippi (accessed 2026-09)
- SUBDIVISION ORDINANCE OF THE CITY OF BROOKHAVEN, MISSISSIPPI — City of Brookhaven, Mississippi (accessed 2026-09)
- Brookhaven Zoning Ordinance (Approved and signed 12-4-18) — City of Brookhaven, Mississippi (accessed 2026-09)
- Brookhaven, MS City Guide — Homes.com (accessed 2026-09)
- Lincoln County Health Department — Public Health Departments directory (accessed 2026-09)
- On-Site Wastewater — Mississippi State Department of Health (accessed 2026-09)
Last reviewed 2026-09