Montgomery County Mississippi Landlord-Tenant Law: A Guide for Rental Owners in Winona and Central Mississippi
Montgomery County sits at the crossroads of central Mississippi — literally. Winona, the county seat, markets itself as “The Crossroads” for its position at the intersection of Interstate 55 and U.S. Highway 82, a geographic designation that captures both the county’s logistical importance and a certain character of place: a small city that connects the north-south corridor of Mississippi with the east-west highway to Starkville and Greenwood, and where the rhythms of agriculture, timber, and small-town commerce have shaped life for generations. The county is also deeply rooted in civil rights history: Fannie Lou Hamer, one of the movement’s most powerful orators and organizers, was born in Montgomery County in 1917, and the 1963 beatings in the Winona jail that she and her colleagues suffered are among the most documented acts of civil rights-era violence in the state. That history is present in Montgomery County’s contemporary civic identity.
The Montgomery County Economy: Agriculture, Timber, and New Investment
Montgomery County’s economy has historically centered on agriculture, timber, and small manufacturing — a profile typical of the rural central Mississippi counties that surround it. The county is in the Grenada, MS Metropolitan Statistical Area, and its proximity to Grenada (23 miles north via I-55) and the I-55 corridor toward Jackson (roughly 90 miles south) provides some regional employment access for Winona residents. The county’s most significant recent economic development is the Biewer Lumber Company’s announced $130 million sawmill investment in Winona in January 2021, projected to bring more than 150 jobs to the area. As the sawmill comes fully operational, it adds timber-processing employment to the local base — a sector with generally stable shift-based income, though subject to production fluctuation that landlords should account for in income verification.
The county’s location on I-55 has attracted highway-service commerce, including Pilot Travel Centers’ truck stop and travel center. County and municipal government employment — the Winona-Montgomery Consolidated School District, county offices, and the healthcare sector — provides some of the most stable income profiles in the rental market. The county’s median household income in Winona runs approximately $27,000, one of the lower figures among Mississippi county seats, which underscores the importance of careful screening and realistic rent-setting in this market.
A Note on History: The 1963 Winona Incident and the EF3 Tornado of 2023
Two events define Montgomery County’s modern historical profile. The first is the June 9, 1963, arrests and jail beatings of Fannie Lou Hamer and her colleagues in Winona — one of the civil rights era’s most thoroughly documented acts of official violence, which brought national attention to the movement and strengthened Hamer’s resolve as an organizer. Hamer went on to become a leading figure in the Mississippi Freedom Democratic Party and a nationally recognized voice for voting rights. The second is more recent: on March 24, 2023, an EF3 tornado struck the southern side of Winona, causing three deaths and significant structural damage to the city. The post-tornado rebuilding period has had implications for the local housing stock — some damaged properties were repaired or replaced, others remain in various states of remediation. Landlords with properties in the southern Winona area should be aware of this context when evaluating building condition and insurance coverage.
Filing Evictions: Montgomery County Justice Court
Montgomery County does not have a County Court. All unlawful entry and detainer (eviction) proceedings are filed in Montgomery County Justice Court, located at 706 Alberta Drive (P.O. Box 229), Winona, MS 38967, phone (662) 283-2290. Two district judges preside: Hon. Larry Bamberg (District 2) and Hon. Keith Stokes Roberts (District 1). Note that the Municipal Court for the City of Winona also uses the 706 Alberta Drive building — confirm with the clerk that you are filing with the Justice Court, not the Municipal Court, when you arrive. The main Montgomery County Courthouse — housing the Circuit Court and Chancery Court — is at 614 Summit Street (P.O. Box 765), Winona, phone (662) 283-4161, Circuit Clerk Robert M. Perry. Eviction filings go to the Alberta Drive Justice Court address, not the Summit Street courthouse.
Every eviction begins with written notice. For nonpayment of rent, serve a 3-Day Notice to Pay or Vacate under Miss. Code Ann. § 89-7-27. For lease violations, a 14-Day Notice to Cure or Vacate under § 89-8-13. After the notice period expires, file a sworn Complaint for Unlawful Entry and Detainer with the Justice Court clerk. The court schedules a hearing, the Montgomery County Sheriff serves the summons and enforces any Writ of Possession, and an uncontested case typically resolves in two to eight weeks from filing. Collect all notices with proof of delivery — certified mail return receipts, or personal service documentation — to present at the hearing if the tenant contests.
Practical Notes for Montgomery County Landlords
With a countywide homeownership rate above 72% and a small total population, the rental market in Montgomery County is narrow. The pool of available tenants is limited, which means vacancy periods can be longer than in larger markets, and the economics of rapid tenant turnover are generally unfavorable. The most effective approach in a market this small is to screen rigorously, set rents at or slightly below the market ceiling to attract and retain good tenants, and invest in maintenance to reduce turnover. A tenant who pays reliably and stays for multiple years is worth more than slightly higher rent with higher churn.
Mississippi imposes no cap on security deposits. Collecting one month’s rent as a deposit is standard in this market and appropriate given the income levels. Document property condition meticulously at move-in with dated photographs and a written checklist signed by the tenant. The 45-day itemized accounting requirement for deposit returns (§ 89-8-21) applies regardless of the deposit amount — failure to provide the accounting or wrongful retention creates liability of $200 plus actual damages. In a county this small, where community reputation matters, maintaining transparent deposit practices protects against legal liability and the reputational harm that follows when a dispute becomes local knowledge.
This guide is provided for general informational purposes only and does not constitute legal advice. Consult a licensed Mississippi attorney or contact Montgomery County Justice Court at (662) 283-2290 for guidance specific to your situation. Last updated: March 2026.
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