Noxubee County Mississippi Landlord-Tenant Law: A Complete Guide for Rental Property Owners in Macon and the Black Belt
Noxubee County is one of Mississippi’s quieter rural counties — a place most people pass through rather than stop in, yet one with a distinct identity, a challenging economic reality, and a set of landlord-tenant legal rules that every rental property owner here needs to understand. Situated in the east-central Black Belt, Noxubee County borders Alabama and anchors a region defined by deep agricultural roots, persistent poverty, and a small but genuine rental housing market centered almost entirely on the county seat of Macon. This guide covers the legal framework, the court system, the local economy, and the practical realities of being a landlord in one of Mississippi’s most rural and economically distressed counties.
Understanding the Noxubee County Economy and Tenant Pool
Noxubee County’s economy has long been rooted in agriculture. The county sits atop the rich dark soils of the Black Belt — a band of prairie soil stretching from Alabama into central Mississippi that was, for over a century, among the most productive cotton-growing land in the American South. Today, row crop agriculture remains significant, with soybeans, cotton, corn, and sorghum grown across the county’s rural acreage. Commercial catfish farming, a Mississippi specialty, contributes meaningfully to local agricultural income. Timber harvesting rounds out the primary sector, with pine and hardwood operations providing year-round work for a modest number of county residents.
Beyond agriculture, the public sector is the dominant employer in the county. Noxubee County School District, county government, and associated social services agencies employ a significant share of working residents. These public sector employees offer landlords the most stable and predictable tenant profile available in the county — government workers and teachers typically carry reliable monthly income, modest but consistent earnings, and a tendency toward longer-term tenancies. For landlords renting modestly priced units in Macon, this segment represents the most desirable pool from a stability standpoint.
The county’s poverty rate — consistently above 35% and among the highest in Mississippi — means that a large share of rental housing demand comes from very low-income households relying on Housing Choice Vouchers (Section 8), SSI, SSDI, or other transfer payments as their primary income. For landlords, HCV participation offers a reliable monthly subsidy payment directly from the housing authority, with the tenant’s out-of-pocket portion often minimal. The risk profile for HCV tenants in this market can differ meaningfully from market-rate renters, since the federal subsidy provides income stability that private employment in a high-poverty rural county often cannot. Landlords considering HCV participation should contact Mississippi Regional Housing Authority No. VI for current payment standards and required unit inspection protocols.
The Noxubee County Rental Market: Size, Scope, and Pricing
The rental market in Noxubee County is small by any measure. There is no significant multifamily housing stock — no large apartment complexes, no professionally managed communities, no student housing demand. The market consists almost entirely of single-family homes and small duplexes in or near Macon. Typical rents for modest 2- and 3-bedroom homes range from approximately $450 to $650 per month, placing Noxubee County among the lowest-rent markets in all of Mississippi. Landlords with well-maintained properties in Macon tend to see steady demand from the limited pool of working renters and HCV households.
Properties outside Macon — in the unincorporated rural stretches or in very small communities like Shuqualak, Brooksville, or Mashulaville — are considerably harder to rent and maintain. Rural properties in Noxubee County often come with aging infrastructure, distance from employment centers, and a limited applicant pool. Landlords with rural properties should factor in the higher carrying cost of maintenance (septic systems, well water, distance from contractors) and the narrower demand when evaluating the long-term financial viability of rural rentals in this county.
Mississippi Landlord-Tenant Law: The Governing Framework
There are no Noxubee County-specific landlord-tenant ordinances. The county has no local rent control, no rental licensing requirement, and no just-cause eviction law. All landlord-tenant relationships here are governed entirely by Mississippi state law — primarily the Mississippi Residential Landlord and Tenant Act (Miss. Code Ann. §§ 89-8-1 through 89-8-29) and the unlawful entry and detainer statutes (§§ 89-7-1 through 89-7-59).
Mississippi landlords are required to maintain rental property in a habitable condition — meaning the structure must be weathertight, structurally sound, and equipped with functioning plumbing, heating, and electrical systems. While Mississippi’s habitability standards are less prescriptive than those in many other states, the implied warranty of habitability applies statewide. Landlords who knowingly rent uninhabitable property or who fail to make timely repairs after written notice may face a tenant defense to eviction or a counterclaim in Justice Court. Keep written repair logs and respond promptly to written repair requests.
Security deposits are not capped by Mississippi statute. Landlords may collect any amount agreed upon in the lease. The deposit must be returned — with an itemized written accounting of any deductions — within 45 days following lease termination, delivery of possession, and a written tenant demand. Failure to comply within 45 days exposes the landlord to a $200 statutory penalty plus actual damages under § 89-8-21. Best practice: conduct documented move-in and move-out inspections with the tenant present, photograph the unit thoroughly at both points, and have both parties sign the inspection report.
The Eviction Process in Noxubee County Justice Court
Noxubee County does not have a County Court. Eviction proceedings — formally called actions for unlawful entry and detainer — are filed exclusively in Noxubee County Justice Court, 505 S. Jefferson Street, Macon, MS 39341, phone (662) 726-4243. Justice Court is the only venue for residential evictions in this county, regardless of the amount of unpaid rent or damages claimed.
The process begins with written notice. For nonpayment of rent, a 3-Day Notice to Pay Rent or Vacate is required under § 89-7-27. The notice must be written, state the specific dollar amount owed, and give the tenant three days to pay in full or vacate. For lease violations other than nonpayment — unauthorized occupants, property damage, or other material breaches — a 14-Day Notice to Cure or Vacate is required under § 89-8-13, giving the tenant 14 days to correct the violation or leave. For month-to-month tenancies terminated without cause, a 30-day written notice is required. Serve all notices in a documentable manner — certified mail with return receipt, or personal service with a credible witness — because service method and timing will be examined if the tenant contests the eviction.
Once the notice period expires without compliance, file a sworn Complaint for Unlawful Entry and Detainer with Justice Court. The Noxubee County Sheriff’s Office serves the summons, and the court schedules a hearing — typically within one to two weeks in this small-docket county. If the tenant fails to appear, the court may enter a default judgment for possession. If contested, the Justice Court judge hears both sides and rules. A judgment for the landlord results in a Writ of Possession, which the Sheriff enforces if the tenant does not vacate voluntarily. Total eviction timelines in Noxubee County typically run two to six weeks for uncontested matters.
Practical Lease and Screening Recommendations for Noxubee County Landlords
In a small, high-poverty rural market like Noxubee County, tenant screening requires pragmatic adaptation. The standard 3x monthly rent income requirement applies, but landlords should recognize that in a market where median household income may fall below $30,000 annually, strict income thresholds may effectively exclude most of the applicant pool. Supplement income verification with rental history checks, prior landlord references, eviction history searches, and background checks applied consistently under federal fair housing guidelines. In this market, rental history and direct landlord references are typically more predictive of tenant behavior than credit scores, which may be thin or absent for many applicants.
Every lease should be in writing, regardless of duration. Mississippi does not require written leases, but a signed written lease is your primary evidentiary document in any Justice Court proceeding. Include clear provisions covering rent amount and due date, any grace period, late fee structure, pet policy, maintenance responsibilities, notice requirements for both repairs and termination, and grounds for early lease termination. Have the tenant sign and date in your presence, give them a copy, and retain the original.
One frequently overlooked best practice in rural Mississippi markets: specify in the lease exactly which utilities are included or excluded, and clearly assign responsibility for maintaining specific systems — HVAC filters, yard maintenance, pest control, well and septic upkeep where applicable. In aging rural housing stock, ambiguity over maintenance responsibilities is among the most common sources of tenant disputes that clear, specific written lease language could otherwise prevent.
This guide is provided for general informational purposes only and does not constitute legal advice. Landlord-tenant law is subject to change and may vary based on individual circumstances. Consult a licensed Mississippi attorney or contact Noxubee County Justice Court at (662) 726-4243 for guidance specific to your situation. Last updated: March 2026.
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