Calhoun County, Mississippi Eviction Risk: Very Low

Calhoun County scores 2.6/10 (Low) on the eviction-risk index, placing it among the most landlord-favorable markets in Mississippi eviction laws. With 79 of the state's 82 counties carrying higher risk scores, only 2 counties statewide are more landlord-friendly, making this a genuinely low-friction operating environment for buy-and-hold investors. Total covered population across the county's 6 cities is roughly 5,715, with an average rent of $609 and a renter share of 42.8%, giving landlords a meaningful tenant pool relative to the county's size.

That county average of 2.6 blends a real spread: individual city scores range from 1.9 to 3.1, a 1.2-point gap that matters when you are evaluating specific acquisitions. A portfolio concentrated in the county's lower-scoring communities carries meaningfully different risk than one weighted toward its upper end, so the city-level numbers below deserve close attention before committing capital.

The cities inside Calhoun County

The county's highest-risk markets are Bruce (score 3.1, population 1,483) and Derma (score 3.1, population 963), which share the top spot. Vardaman follows at 2.9 with a population of 1,100. These three communities represent moderate risk by most state standards, but they sit noticeably above the county floor and warrant tighter screening and lease practices.

At the other end, Calhoun City is the county seat and its largest community at 1,745 residents, and it posts the lowest score in the county at 1.9. Pittsboro (2.3) and Big Creek (2.1) are similarly landlord-favorable. The 1.2-point spread between the top and bottom of this list is a reminder that eviction risk is hyper-local: two properties a few miles apart can sit in materially different operating conditions.

State-level laws that apply here

Under Miss. Code § 89-8 (Landlord and Tenant), Mississippi landlords must serve a 3-day notice for non-payment of rent, a 14-day cure notice for lease violations, and a 30-day notice to terminate at end of term. Once a case is filed, an uncontested eviction typically resolves in 30 to 60 days; a contested case can run 60 to 120 days. Landlords researching the full timeline and procedural steps should review the Mississippi eviction process guide for detail on each phase. Court filing fees run $75 to $150, sheriff lockout fees add $30 to $120, and attorney fees, if retained, typically range from $500 to $2,500, making a contested removal potentially costly even in a low-risk county. A breakdown of those components is covered in the Mississippi eviction costs guide.

Mississippi eviction laws does not require just cause to terminate a tenancy, and state law preempts any local rent-control ordinance, so no municipality in Calhoun County can impose rent caps. Source-of-income is not a protected class under state law. These conditions collectively favor landlord flexibility on lease terms, pricing, and tenant selection.

With a poverty rate of 26.9% and roughly 42.8% of households renting, Calhoun County's tenant base carries real economic stress, which is worth factoring into underwriting even given the favorable risk scores; the city grid above breaks down where that pressure is most concentrated.