Lee County, Mississippi Eviction Risk: Very Low

Lee County, Mississippi eviction laws carries an average eviction-risk score of 2.4/10 (Very Low) across its 9 cities, placing it at rank 78 of 82 Mississippi counties, meaning 77 counties in the state carry more eviction risk and only 4 are considered lower risk. For landlords and investors, that statewide positioning signals a broadly stable operating environment, supported by an average rent of $960 and a renter share of 35.4% across a county population of 57,542. With an average rent burden of 32.8%, tenants here are spending a meaningful portion of income on housing, which warrants attention but does not push the county into elevated-risk territory on balance.

That said, the county-wide average obscures real variation on the ground. Scores range from 2.1 to 2.6, a spread of 1.7 points that separates genuinely low-stress markets from neighborhoods where collections pressure and eviction exposure are noticeably higher. Landlords should treat the county number as a starting point, not a destination, and underwrite each submarket individually before committing capital.

The cities inside Lee County

Tupelo anchors the county at the low end with a score of 2.5/10 and a population of 37,791, making it the most landlord-friendly and by far the most populous city in Lee County. Investors who want scale and relative stability will find Tupelo the clearest entry point. Saltillo, with 4,952 residents and a score of 2.1/10, and Baldwyn, at 3,138 residents and 2.1/10, occupy the middle of the range and carry moderate but manageable risk profiles.

The highest-risk cities in the county are Verona and Plantersville, both scoring 2.6/10, followed by Shannon at 2.4/10 and Mooreville at 2.5/10. These smaller communities share elevated poverty pressure and rent-burden dynamics that correlate with higher eviction frequency. Guntown at 2.1/10 and Nettleton at 2.6/10 round out the riskier tier. The 1.7-point gap between Tupelo and Verona underscores that eviction risk in Lee County is hyper-local, and a single city choice can meaningfully shift portfolio outcomes.

State-level laws that apply here

All landlords operating in Lee County fall under Mississippi state law, specifically Miss. Code Section 89-8 (Landlord and Tenant). For non-payment of rent, Mississippi requires a 3-day notice before filing; lease violations carry a 14-day cure notice; and a no-cause termination requires 30 days. Once filed, an uncontested case typically resolves in 30 to 60 days, while a contested matter can extend to 60 to 120 days. Total out-of-pocket costs typically include a court filing fee of $75 to $150, a sheriff lockout fee of $30 to $120, and attorney fees ranging from $500 to $2,500 depending on complexity. Understanding the full Mississippi eviction process, including those cost tiers, is essential before assuming a quick resolution. Mississippi does not require just cause for eviction and preempts local rent-control ordinances statewide, meaning landlords face no patchwork of city-level caps, a meaningful structural advantage. Reviewing Mississippi eviction costs against local rent levels is a practical step before acquiring additional units in the county.

With a poverty rate of 14.2% and roughly 35.4% of residents renting, Lee County presents a realistic but workable landscape for landlords, and the city-by-city grid above shows where within the county conditions are most and least favorable.