Clay County, Mississippi Eviction Risk: Low

Clay County, Mississippi eviction laws carries an average eviction-risk score of 4.5/10 (Moderate), placing it in the higher-risk third of the state. Among all 82 Mississippi eviction laws counties, only 15 rank higher for landlord risk, meaning the operating environment here demands more active tenant screening and lease enforcement than the majority of the state. Across the county's 2 cities, individual scores run from 3/10 to 4.5/10, so conditions are not uniform, and where you own matters considerably.

The broader economic backdrop reinforces that caution. A 30.2% poverty rate, an average rent of $745, and a rent-burden rate of 32.3% mean a significant share of renters are spending more than a third of income on housing. With roughly 38.8% of residents renting, demand exists, but so does default exposure. Investors who price that exposure into acquisition underwriting tend to perform better here than those who treat Clay County as an undifferentiated rural market.

The cities inside Clay County

West Point anchors the county with a population of 9,900 and a risk score of 4.5/10, the highest in the county. It represents almost all of the county's 10,062 total residents, so aggregate county numbers largely reflect West Point's dynamics. Landlords operating there should expect moderate eviction pressure consistent with the county average.

Pheba, by contrast, scores 3/10, a meaningfully lower risk profile. With only 162 residents it is a very small market, but the score gap between Pheba and West Point illustrates how hyper-local conditions can swing risk by a full 1.5 points within the same county. A portfolio spread across both cities would carry a blended risk well below the West Point standalone figure.

State-level laws that apply here

All Clay County landlords operate under Mississippi state law, specifically Miss. Code Section 89-8 (Landlord and Tenant). For nonpayment of rent, the required notice period is 3 days. A lease-violation cure notice requires 14 days, and a no-cause end-of-term notice requires 30 days. Mississippi eviction laws does not require just cause for eviction and, importantly, the state preempts any local rent-control ordinance, so no municipality within the state can impose rent caps. Understanding the Mississippi eviction laws eviction process from notice through court is essential, because uncontested cases can run 30 to 60 days and contested disputes can stretch to 60 to 120 days.

Direct out-of-pocket costs under Mississippi eviction laws state law include a court filing fee of $75 to $150, a sheriff lockout fee of $30 to $120, and attorney fees that typically range from $500 to $2,500 depending on complexity. Mississippi eviction costs can therefore reach well into the thousands on a contested case, which is why experienced local operators focus heavily on tenant qualification before the lease is signed rather than after a default occurs. Mississippi security deposit limits and Mississippi tenant protections are both relatively landlord-favorable compared to other states, but neither replaces sound operating discipline.

With a 30.2% poverty rate, the pool of financially stressed renters in Clay County is substantial. Review the city grid above to compare West Point and Pheba side by side before committing capital to either market.