Landlord-Tenant Law in Calhoun County, Mississippi
Calhoun County is a north-central Mississippi county of 588 square miles in the Sand Clay Hills region, founded in 1852 and named for John C. Calhoun, the seventh Vice President of the United States and U.S. Senator from South Carolina. The county seat is Pittsboro, a small community that serves as the governmental center even though the county’s larger commercial towns — Bruce, Calhoun City, and Vardaman — each outpace it in population. Calhoun County sits on land historically inhabited by the Choctaw and Chickasaw peoples, and its landscape is defined by the Skuna and Yalobusha Rivers, the Sand Clay Hills terrain, and a long tradition of timber and agricultural production. The county’s courthouse burned in a catastrophic fire on December 22, 1922, destroying nearly all records; the present courthouse was built 2010–2012.
With approximately 12,800 residents, Calhoun County is the 60th most populous of Mississippi’s 82 counties and has seen a population decline of approximately 17% since 2010. The economy is built on timber, furniture manufacturing, agriculture (sweet potatoes in particular), and light manufacturing. The town of Vardaman is nationally recognized as the “Sweet Potato Capital of the World,” hosting the annual Vardaman Sweet Potato Festival. Median household income is approximately $43,942 and the poverty rate stands at approximately 18.7%. Mississippi landlord-tenant law is governed by MCA §89-7 (Landlord and Tenant). Evictions are filed in Calhoun County Justice Court or Circuit Court (3rd Circuit Court District).
MCA §89-7 applied to Calhoun County’s small rural market — timber, agriculture, and the Sweet Potato Capital of the World
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Calhoun County’s Rental Market
Calhoun County is a small, predominantly rural rental market with limited investment appeal for out-of-county landlords. The county’s rental stock is concentrated in its larger commercial towns — Bruce (the largest town at ~1,600, founded by the E.L. Bruce Lumber Company in 1927), Calhoun City, and Vardaman — with a very small rental base in the county seat of Pittsboro. The local economy is built around timber, furniture manufacturing (employing 763 workers at peak), agriculture (particularly sweet potato production centered in Vardaman), and a small manufacturing base. The population has declined by approximately 17% since 2010, reflecting the broader demographic challenge facing rural Mississippi hill counties. Median household income of ~$43,942 and a poverty rate of approximately 18.7% indicate that a significant portion of prospective tenants will be income-constrained. Standard income verification (2.5–3x monthly rent) is essential; landlords should also verify employment stability given the county’s reliance on a limited number of large employers.
Mississippi Nonpayment Eviction Process
Under MCA §89-7-27, a landlord must provide a written 3-day notice to pay or vacate before filing an eviction action for nonpayment of rent. If the tenant fails to pay or vacate within 3 days, the landlord may file a Complaint for Unlawful Entry and Detainer in Calhoun County Justice Court in Pittsboro. Mississippi does not have a statewide just-cause eviction requirement — landlords may non-renew a month-to-month tenancy with 30 days’ written notice without stating a reason. For fixed-term leases, the landlord may decline to renew at the end of the lease term without cause. Self-help eviction (changing locks, removing tenant’s belongings, shutting off utilities) is illegal in Mississippi and exposes landlords to damages. Always use the court process.
Security Deposits & Tenant Protections
Mississippi has no statutory cap on security deposits. Landlords in Calhoun County may collect whatever amount is specified in the lease, though in this market, one month’s rent is the norm. Deposits must be returned within 45 days of lease end, with an itemized written statement of any deductions. Failure to return the deposit within 45 days can expose the landlord to damages. Mississippi law does not require security deposits to be held in a separate account, but maintaining clear records is essential. Late fees are not capped by Mississippi statute — the amount must be specified in the lease to be enforceable. Reasonable notice is required for landlord entry; Mississippi has no specific statutory period, but common practice and case law support at least 24 hours notice for non-emergency entry.
Vardaman: Sweet Potato Capital of the World
The town of Vardaman (~900 residents), located approximately 15 miles southwest of Pittsboro, holds the distinction of being the Sweet Potato Capital of the World — a title earned through the concentration of sweet potato farming, processing, and marketing that has made the Vardaman area the center of Mississippi’s sweet potato industry. The annual Vardaman Sweet Potato Festival draws visitors from across the region. For landlords, Vardaman’s small economy centers almost entirely on agriculture and related processing; seasonal agricultural employment creates periodic rental demand variability. Lease terms and income verification should account for agricultural employment patterns if renting to farm workers or processing plant employees.
Habitability & Rural Property Considerations
Mississippi landlords are required to maintain rental properties in a habitable condition under common law and implied warranty of habitability principles. Calhoun County’s older housing stock — much of it dating to the early-to-mid 20th century timber and agricultural era — may have aging plumbing, electrical, and HVAC systems. Pre-tenancy inspection and documentation are strongly recommended. The county’s rural character means septic systems are common; landlords should verify septic system condition and capacity before any tenancy. Utility service may be more vulnerable to weather disruptions in this region — tornadic activity and severe thunderstorms are seasonal realities in north-central Mississippi. Landlords should carry appropriate hazard insurance and pre-arrange contractor relationships for emergency repairs.
MCA §89-7 — statutes, procedures, and landlord rights applicable in Calhoun County
⚡ Quick Overview
3
Days Notice (Nonpayment)
14
Days Notice (Violation)
14-28
Avg Total Days
$75
Filing Fee (Approx)
💰 Nonpayment of Rent
Notice Type3-Day Notice to Pay or Vacate
Notice Period3 days
Tenant Can Cure?Yes
Days to Hearing3-7 days
Days to Writ3-5 days
Total Estimated Timeline14-28 days
Total Estimated Cost$75-$200
⚠️ Watch Out
Mississippi has two parallel eviction frameworks: Chapter 7 (§89-7-27, general/non-residential) and Chapter 8 (§89-8-13, Residential Landlord and Tenant Act). For RESIDENTIAL tenants, §89-8-13(5) provides the 3-day notice for nonpayment. Tenant can stop the eviction by paying all unpaid rent and costs by the court-ordered move-out date. After judgment, court orders tenant to vacate within 7 days (§89-8-39(1)). Tenant has 72 hours after writ execution to remove personal property (§89-7-31). Filing fees typically $75-$100 depending on county. Notice can be delivered via email/text if tenant agreed in writing to receive notices that way.
Serve the required notice based on the eviction reason (nonpayment or lease violation).
Wait for the notice period to expire. If tenant cures the issue (where allowed), the process stops.
File an eviction case with the Justice Court / County Court. Pay the filing fee (~$75).
Tenant is served with a summons and has the opportunity to respond.
Attend the court hearing and present your case.
If you prevail, obtain a writ of possession from the court.
Law enforcement executes the writ and removes the tenant if necessary.
⚠️ Disclaimer: This page provides general information about Mississippi eviction laws and does not constitute legal advice.
Eviction procedures can vary by county and may change over time. Local jurisdictions may have additional requirements or tenant protections.
For specific legal guidance, consult a qualified Mississippi attorney or local legal aid organization.
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Underground Landlord
🏙️ Communities in Calhoun County
Pittsboro and communities across north-central Mississippi
Founded 1852; named for John C. Calhoun, 7th VP of the United States. County seat: Pittsboro. 59th county to organize in Mississippi; 33rd in area (588 sq mi). Courthouse burned December 22, 1922 (nearly all records destroyed); present courthouse built 2010–2012. Bruce founded 1927 by E.L. Bruce Lumber Company. Vardaman — “Sweet Potato Capital of the World”; annual Sweet Potato Festival. Notable natives: Dennis Murphree (twice Governor of Mississippi, 1927–28 and 1943–44); Maj. Gen. Fox Conner (WWI chief of operations, AEF; mentor to both George C. Marshall and Dwight D. Eisenhower). Economy: timber, furniture manufacturing, sweet potato agriculture. Population declined ~17% since 2010.
Calhoun County
Mississippi Landlord Essentials
3-day written notice for nonpayment; 30-day for month-to-month no-cause. No statewide just-cause eviction requirement. No deposit cap; return within 45 days with itemized statement. No late fee cap — must be in the lease. No specific landlord entry notice period by statute — 24 hours is standard practice. Self-help eviction illegal. ~18.7% poverty rate: require 2.5–3x income verification. Older housing stock: inspect before tenancy; verify septic systems. Evictions: Calhoun County Justice Court, Pittsboro (3rd Circuit District).
A Landlord’s Guide to Renting in Calhoun County, Mississippi
Calhoun County sits in the Sand Clay Hills of north-central Mississippi, a landscape of rolling timber country, small agricultural towns, and the twin river valleys of the Skuna and Yalobusha. Founded in 1852 and named for John C. Calhoun — the South Carolina senator and seventh Vice President of the United States — the county was the 59th of Mississippi’s 82 counties to organize. Its county seat, Pittsboro, has served as the governmental center since the county’s founding, though the commercial life of the county has long been concentrated in the larger towns of Bruce, Calhoun City, and Vardaman. With approximately 12,800 residents, Calhoun County is a small, predominantly rural community navigating the demographic and economic challenges facing much of rural Mississippi.
Vardaman: The Sweet Potato Capital of the World
The town of Vardaman, approximately 15 miles southwest of Pittsboro, holds a distinction unusual enough to attract attention well beyond Mississippi: it is the Sweet Potato Capital of the World. The sandy loam soils of the Calhoun County area proved exceptionally well-suited to sweet potato cultivation, and over generations the Vardaman area developed into the center of Mississippi’s sweet potato industry — growing, processing, and marketing sweet potatoes on a scale that has made the crop central to the local economy. The annual Vardaman Sweet Potato Festival draws visitors from across the region and celebrates a crop that has sustained families in this part of Mississippi for well over a century. Bruce, the county’s largest town, was founded in 1927 when the E.L. Bruce Lumber Company established a large sawmill in the Skuna Valley, creating an instant community around the timber industry that remained central to Calhoun County’s economy through much of the 20th century.
Notable Natives: Fox Conner and Dennis Murphree
Calhoun County produced two figures of more than local significance. Maj. Gen. Fox Conner, born in the county, served as chief of operations for the American Expeditionary Force in World War I and went on to serve as one of the most influential mentors in American military history — he was the primary intellectual and professional mentor to both George C. Marshall (Army Chief of Staff during World War II) and Dwight D. Eisenhower (Supreme Allied Commander and later 34th President of the United States). Eisenhower credited Conner as one of the most important influences on his career. Dennis Murphree, also a Calhoun County native, served as Mississippi’s governor on two separate occasions — from 1927 to 1928 following the death of Governor Henry Whitfield, and again from 1943 to 1944 following the death of Governor Paul Johnson Sr. — making him the 42nd and 47th Governor of Mississippi.
Calhoun County landlord-tenant matters are governed by Mississippi Code Annotated §89-7 (Landlord and Tenant). Nonpayment: 3-day written notice to pay or vacate before filing eviction. Month-to-month: 30 days written notice to terminate. No statewide just-cause eviction requirement. No security deposit cap; return within 45 days with itemized statement. No late fee cap; must be specified in lease. Landlord entry: reasonable notice required (no specific statutory period; 24 hours is standard practice). Self-help eviction is illegal. Poverty rate approximately 18.7%: require income verification of 2.5–3x monthly rent. Older housing stock: inspect before tenancy; verify septic systems; pre-arrange contractors. Evictions filed in Calhoun County Justice Court or Circuit Court in Pittsboro (3rd Circuit Court District). Consult a licensed Mississippi attorney before taking legal action. Last updated: April 2026.
Disclaimer: This page provides general information about landlord-tenant law in Calhoun County, Mississippi and is not legal advice. Laws change frequently. Always consult a licensed Mississippi attorney before taking legal action. Last updated: April 2026.
