Covington County, Mississippi Eviction Risk: Very Low

Covington County carries an average eviction-risk score of 4/10 (Moderate) across its 3 scored cities, placing it in the middle third of Mississippi counties. With 32 of the state's 82 counties scoring higher, landlords here face a more balanced operating environment than in the riskier markets to the north and south, though the county's 39.1% renter share and a poverty rate of 28.4% mean payment-default risk is a real consideration for any portfolio decision.

The intra-county score range is tight, running from 3.7 to 4.1, which tells landlords that conditions are fairly consistent across Covington County's small cities rather than sharply divided between a safe core and a distressed fringe. Average rent sits at $760 per month, and the average rent-burden figure of 29.8% of income suggests tenants are stretching, but not at the extreme levels seen in higher-risk markets.

The cities inside Covington County

Collins is the county seat and the largest city, with a population of 2,455 and the county's highest individual score at 4.1/10. That score sits at the top of the local range but still lands in Moderate territory, meaning Collins carries measurable risk without crossing into the High-risk tier. Landlords operating there should maintain tight screening and have a clear plan for the Mississippi eviction process, since contested cases can extend considerably.

Mount Olive scores 3.9/10 with a population of 1,110, representing a slightly more favorable position within the county. Seminary, the smallest market at 229 residents, posts the lowest score at 3.7/10, reflecting calmer conditions but also a very thin rental pool that limits both tenant selection and resale liquidity. Even within a single county, a 0.4-point spread across three cities is enough to shift expected vacancy and collection outcomes, so underwriting each city individually matters.

State-level laws that apply here

All landlords in Covington County operate under Mississippi state law, specifically Miss. Code Section 89-8 (Landlord and Tenant). For non-payment of rent, the required notice period is just 3 days. A lease-violation cure notice requires 14 days, and a no-cause end-of-term notice requires 30 days. Mississippi does not require just cause for non-renewal, and state law preempts any local rent-control ordinance, so no city in Covington County can impose rent caps.

On the cost side, Mississippi eviction costs can add up faster than the short notice periods suggest. Court filing fees run $75 to $150, sheriff lockout fees run $30 to $120, and attorney fees typically range from $500 to $2,500 depending on complexity. An uncontested case resolves in roughly 30 to 60 days; a contested proceeding can stretch to 60 to 120 days. Investors evaluating Mississippi security deposit limits and overall exposure should factor these timelines and fee ranges into their cash-flow models before acquiring rental units in the county.

With a poverty rate of 28.4% and renters making up 39.1% of occupied units, Covington County's underlying tenant economics are worth monitoring closely; the city-by-city scores in the grid above break down exactly where that pressure concentrates across Collins, Mount Olive, and Seminary.