Hancock County, MS zoning map, flood zone and property lines by address
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Towns in Hancock County: Bay Saint Louis, Diamondhead, Waveland.
Flood zone by address
ParcelSheet reads FEMA's National Flood Hazard Layer at the lot: the zone, whether it is a high risk area where lenders ask for flood insurance, and the base flood elevation where FEMA lists one. FEMA's countywide study for Hancock County has 97 FIRM panels, the newest effective September 2019; coastal V zones, where waves add to the flood, are mapped along its shore.
The official panel and any Letter of Map Amendment are at FEMA's Map Service Center. An elevation certificate for a Hancock house comes from a licensed surveyor and is often on file with the county or city building office.
Property lines
The parcel outline, parcel number and mapped size come from the Mississippi county parcel layers (each county publishes its own), so a Hancock lot shows the same lines the county tax assessor draws. Hancock County covers about 303,338 acres of land and 50,432 acres of water.
Mapped lines are approximate. The Hancock County tax assessor keeps the parcel record (Hancock County website); a licensed surveyor sets the true corners.
Zoning
Hancock County zones its unincorporated land, and Diamondhead, Waveland each zone the land inside their limits. ParcelSheet shows the use the county tax assessor lists for the lot and links the county planning or zoning office for the district, the uses it allows and the lot size it needs.
ADU and guest houses
Under Mississippi's zoning and planning law (Mississippi Code Title 17, Chapter 1), local governments can allow an accessory dwelling unit on a lot with a house. Whether a Hancock lot can add one depends on its district; the county planning or zoning office has the rule. ParcelSheet shows the mapped lot size and the ground's slope, the first two things the question turns on.
Septic and soil
ParcelSheet reads the USDA soil survey at the lot: the soil's name, its septic absorption rating and whether it is prime farmland. Hancock County is soil survey area MS045, Hancock County, Mississippi, last updated September 2026, on Web Soil Survey.
A new or changed septic system in Hancock County needs approval from the Hancock County health department environmentalist (Mississippi State Department of Health on-site wastewater program).
Setbacks
Setbacks in Hancock County come from the zoning district: the front, side and rear distances a house must keep. ParcelSheet does not draw setback lines; the county zoning office gives them for the lot's district, and Diamondhead and Waveland for land inside their limits.
Hazards that apply
- Storm surge. Hancock County has coastal V zones on its FEMA map, so storm surge reaches its shore. The county's evacuation zones are on its emergency management site; ParcelSheet shows the FEMA zone and the 3 ft sea level rise map at the lot.
- Wetlands and wildfire. ParcelSheet shows the National Wetlands Inventory near a Hancock lot and the Forest Service wildfire hazard rating at it.
Questions
Is my house in a flood zone in Hancock County?
Type the address in the box above and ParcelSheet reads FEMA's flood zone at the lot's center. FEMA's countywide flood map for Hancock County has 97 panels, the newest effective September 2019. A lender or insurer uses the official FIRM panel; FEMA's Map Service Center has it.
How do I find property lines in Hancock County?
Open the Mississippi map, type the address, and the parcel outline from the Hancock County tax assessor shows on the map with its parcel number and mapped size. Mapped lines are approximate; only a licensed surveyor sets the true corners.
What is my property zoned in Hancock County?
Zoning in Hancock County is set by the county for unincorporated land and by each city (such as Diamondhead, Waveland) inside its own limits. ParcelSheet shows the use code the county tax assessor lists and links the office that sets the zoning; the planning office has the final word.
Can I build an ADU in Hancock County?
Under Mississippi's zoning and planning law (Mississippi Code Title 17, Chapter 1), counties and cities can allow an accessory dwelling unit, and each sets its own rules. In Hancock County ask the zoning office for the lot's district first; ParcelSheet shows the lot size as mapped so you can see the room you have.
Do I need a septic permit in Hancock County?
Yes. A new or changed septic system in Hancock County needs approval from the Hancock County health department environmentalist (Mississippi State Department of Health on-site wastewater program). ParcelSheet shows the USDA soil survey's septic rating at the lot, from survey area MS045 (Hancock County, Mississippi).
What can I build on 5 acres in Hancock County?
Zoning in Hancock County is set by the county for unincorporated land and each city inside its own limits (such as Diamondhead, Waveland). The zoning district decides the uses, how many homes and the smallest lot it allows on 5 acres. ParcelSheet shows the lot size as mapped and the use code on the parcel record; the planning office has the district and its rules. See the Hancock County website.
What are the residential setbacks in Hancock County (2026)?
Setbacks in Hancock County come from the zoning code of the county, or of the city when the lot is inside city limits: the front, side and rear distances depend on the lot's district. ParcelSheet does not draw setback lines or give a number it did not read; the zoning office gives them for the district. See the Hancock County website.
Next to Hancock County: Harrison County, Pearl River County.
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