Washington County, Mississippi Eviction Risk: Low

Washington County carries an average eviction-risk score of 2.8/10 (Low) across its 9 cities, but that headline number masks real variation on the ground. Scores inside the county run from 1.9 to 2.9, meaning a landlord's experience in a small rural community can look quite different from one operating in the county seat. Against the full Mississippi landscape, this county ranks 2nd of 82, placing it among the very highest-risk counties in the state, with only 1 county carrying a higher score and 80 counties posting lower, more landlord-friendly numbers. The average rent of $837 per month, a rent-burden rate of 34.4%, and a poverty rate of 32.2% combine to create the tenant financial stress that underlies that ranking.

For investors underwriting deals here, the moderate score does not translate to easy operations. The renter share sits at 44.5% of households, so the rental market is large, but thin tenant finances keep collection risk elevated. Landlords who price carefully, screen rigorously, and understand Mississippi eviction laws eviction law are better positioned to navigate these conditions than those who rely on regional averages alone.

The cities inside Washington County

Greenville dominates the county's footprint, with a population of 28,166 and the highest risk score in the county at 5.1/10. It accounts for the vast majority of the county's total population of 36,172, so conditions there effectively set the county average. Metcalfe and Elizabeth each score 1.9/10, putting them solidly in the elevated-risk tier despite their smaller sizes.

Leland (population 3,777, score 2.7/10), Hollandale (population 2,378, score 2.9/10), and Arcola all come in at 2.9/10. At the lower end of the county range, Glen Allan and Winterville each score 2.9/10, still above the moderate midpoint but meaningfully less exposed than Greenville. The spread from 3.3 to 5.1 confirms that risk is hyper-local: a single county line does not define a single operating environment, and investors should underwrite each city on its own profile rather than defaulting to the county average.

State-level laws that apply here

All landlords in Washington County operate under Miss. Code § 89-8 (Landlord and Tenant). For non-payment of rent, state law requires only a 3-day notice, one of the shortest triggers in the South. A lease-violation notice carries a 14-day cure period, and ending a tenancy without cause requires 30 days. Once a notice expires without compliance, the Mississippi eviction process moves to justice court. An uncontested case typically resolves in 30 to 60 days; a contested case can run 60 to 120 days. Total out-of-pocket costs depend on whether the tenant contests the filing: court filing fees range from $75 to $150, sheriff lockout fees from $30 to $120, and attorney fees from $500 to $2,500. For a full breakdown, see Mississippi eviction costs.

Mississippi eviction laws does not require just cause for non-renewal, and state law preempts any local rent-control ordinance, so no city inside Washington County may impose its own rent cap. Source-of-income is not a protected class under state fair housing rules administered by the Mississippi eviction laws Attorney General, Consumer Protection division. Landlords should still verify local ordinances, but the statutory baseline is among the more landlord-permissive frameworks nationally. For notice timelines, filing procedures, and tenant-rights obligations, the Mississippi eviction laws eviction process guide is the practical starting point, and Mississippi eviction costs covers the current fee schedule in detail.

With a poverty rate of 32.2% and nearly 44.5% of households renting, Washington County's risk profile is concentrated, not diffuse, and the city grid above shows exactly where the pressure is highest and lowest across all 9 cities in the county.