Mississippi
Buying Land in Stone County, Mississippi
County seat Wiggins, in south Mississippi. Stone County is unusually direct about its zoning status -- the county's own published guidance is literally titled 'No Zoning in the County' -- with narrow, specific exceptions for racetracks and adult novelty stores. Here's what that clear answer, plus the county's septic rules and its position near De Soto National Forest, mean for a land purchase.
One of Mississippi's clearest 'no zoning' confirmations
Most Mississippi counties without zoning simply have no ordinance to find -- an absence you have to confirm by asking. Stone County is unusual in stating its status directly: the county's own government site hosts a document titled, without qualification, "No Zoning in the County." That's about as clear a confirmation as this research project has found anywhere in Mississippi, and it means unincorporated Stone County land is genuinely not subject to a countywide zoning map or district system the way land in a zoned county like neighboring Rankin or Scott would be.
That doesn't mean absolutely nothing is regulated. Stone County specifically calls out and regulates the location and operation of racetracks and adult novelty stores -- narrow, use-specific rules layered on top of an otherwise unzoned county, rather than a general zoning map. The county maintains a Planning & Building Department (Ben A. Bond, County Planner & Building Official, 311 Court Street, Suite C, Wiggins, 601-928-2810) that handles building permits and these specific use regulations even without a zoning ordinance to administer. Separately, the City of Wiggins runs its own municipal zoning for parcels inside city limits, a genuinely different and more comprehensive regulatory layer than the county's -- so a parcel's status inside versus outside Wiggins matters a great deal here.
Septic permitting: a real perk-test and one-year permit clock
Septic permitting in Stone County follows Mississippi's statewide MSDH framework, with the Stone County Health Department carrying out local administration. The county's own published process directs applicants to apply for a Perk Test (the soil evaluation) online directly through MSDH, with an invoice of $197.50 plus a processing fee emailed within one business day of applying -- a genuinely fast, largely online-first process compared to some counties. Once issued, an onsite wastewater system permit is valid for one year; if the system isn't constructed, modified, or repaired within that year, the permit becomes void and a new one must be obtained, so timing your permit application to your actual construction schedule matters here.
The Stone County Health Department also maintains a public Septic System Search tool, letting you look up septic installation and repair permits the office has issued for a specific property -- a genuinely useful due-diligence resource if you're buying land with an existing septic system and want to confirm its permit history before relying on a seller's description of it.
Forest proximity and water use
South Mississippi's De Soto National Forest -- 518,587 acres in total -- extends across several counties in this part of the state, and the U.S. Forest Service's De Soto Ranger District office is located in Wiggins itself, suggesting real proximity between Stone County land and the forest even though this research pass did not independently confirm a specific Stone-County acreage figure for forest land within the county's own borders. Within the forest, the Red Creek Wildlife Management Area spans Stone, George, and Jackson counties, offering another concrete point of reference for hunters evaluating access near a Stone County parcel. If forest proximity or access is part of what draws you to a specific Stone County parcel, confirm the exact boundary relationship directly with the De Soto Ranger District rather than assuming from a listing description alone.
Water use follows Mississippi's standard statewide rules: ordinary household wells sit well under the 20,000-gallon-per-day threshold that triggers annual MDEQ reporting, but any parcel with an existing irrigation system, pond, or commercial well should have that status confirmed directly with MDEQ's Office of Land and Water Resources before you buy, since such permits attach to a specific withdrawal point rather than transferring automatically with a change of ownership.
Who to Call Before Buying Land in Stone County
Findings rely on WebSearch-indexed content rather than a full verbatim read of county code or a direct call to county offices; confirm current zoning status, department hours, and fees directly with Stone County before relying on this page. This pass did not independently confirm a specific Stone County De Soto National Forest acreage figure -- verify forest-boundary proximity directly with the De Soto Ranger District.
Planning & Zoning
Stone County Planning & Building Department
Building permits and the county's specific racetrack/adult-novelty-store regulations, in a county with no general zoning.
Planning & Zoning
City of Wiggins
Municipal zoning for parcels inside Wiggins city limits.
Septic / Onsite Wastewater
Stone County Health Department
Perk-test applications, septic permitting, and the public septic-system search database.
Other
De Soto National Forest -- De Soto Ranger District
Boundary and access questions for parcels near or adjoining national forest land.
Want to know if this specific parcel actually works?
Tell us what you're looking at and we'll connect you with a local land specialist who can help you sanity-check it before you go further.
Get local guidanceSources
- Zoning in the County — Stone County, Mississippi (accessed 2026-09)
- Planning & Building Department - Stone County - Mississippi — Stone County, Mississippi (accessed 2026-09)
- Septic System Information - Stone County Health Department — Stone County Health Department (accessed 2026-09)
- Septic System Search - Stone County Health Department — Stone County Health Department (accessed 2026-09)
- Apply for your PERK Test online at Mississippi State Department of Health — Stone County, Mississippi (accessed 2026-09)
- Home | National Forests in Mississippi | Forest Service — USDA Forest Service (accessed 2026-09)
- De Soto National Forest — Wikipedia (accessed 2026-09)
- Red Creek Wildlife Management Area (Mississippi) — Wikipedia (accessed 2026-09)
Last reviewed 2026-09