Clinton

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ADU Pass helps homeowners in Clinton, No County, Mississippi navigate the permit paperwork for building an accessory dwelling unit. This area covers 1 ZIP code.

1 ZIP code

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ADU details

ADU legality: unclear

Stateunclear (Mississippi accessory-dwelling framework) — Mississippi statewide ADU posture per state-adu-research file.

Countywith-restrictions (No_county Independent City unincorporated zoning) — No_county Independent City permits ADUs in unincorporated areas under state-law-aligned standards. Within Clinton city limits the city ordinance plus state law govern.

Citywith-restrictions (City of Clinton Municipal / Zoning Code — Accessory Dwelling Units) — City of Clinton permits ADUs under the local ordinance aligned with Mississippi statewide framework where applicable.

Mississippi leaves ADU regulation to local municipalities under home-rule or Dillon-rule authority. Clinton permits ADUs subject to local conditions per its zoning ordinance.

Cost scenarios

Scenario	Sq ft	Permit	Build	Total
minimum	150	$1,100	$29,250	$30,350
600	600	$1,100	$117,000	$118,100
midpoint	525	$1,100	$102,375	$103,475
maximum	900	$1,100	$175,500	$176,600

Fee breakdown

Plan review$330

Building permit$605

Impact fees$165

Total$1,100

Viability (permitted uses)

Long-term rental: yes Long-term rental of ADU generally permitted; landlord-tenant law and any city rental-registration ordinance apply.
Short-term rental: with-restrictions STR rules vary by city. Clinton regulates STRs separately from ADU permitting; check local STR ordinance and HOA covenants.
Office rental: with-restrictions Detached office rental requires home occupation permit or rezoning.
Home office: yes Home occupation permitted with restrictions on signage and customer traffic.
Studio / workshop: yes Personal artist studio is a permitted accessory use.
Agriculture: with-restrictions Limited urban agriculture permitted in residential zones; livestock varies by district.
Relative support: yes Family-occupancy ADU explicitly permitted in single-family zones.

Utilities

Water: Clinton Water Utility · 30d connect · $4,500
Sewer: Clinton Sewer / Wastewater · 30d connect · $5,500
Electric: Clinton Electric Utility · 21d connect · $1,800
Gas: Clinton Gas Utility · 30d connect · $1,500

Property values & taxes

Median value$350,000

Median tax$3,500/yr

Effective rate1%

Construction timeline

Detached build24 weeks

Conversion14 weeks

Contractor lead3 months

Realistic total: best 7mo · typical 10mo · worst 16mo

Financing

Fannie Mae ADUeligible

State ADU loans:

Insurance impact

Annual premium delta$380

Landlord policyrecommended

Umbrella threshold$1M umbrella when renting

HOA prevalence & preemption

State HOA preemptionno

Mississippi has no HOA-ADU preemption; HOA covenants restricting ADUs are enforceable.

Technical envelope (climate & building code)

Climate & energy code

IECC climate zone3A

Heating degree days2,800

Cooling degree days2,000

Design low / high18°F / 94°F

Frost depth8"

Wind design speed130 mph

Seismic design cat.B

Annual rainfall54"

Wildfire exposurelow

Energy codeIECC

Version / adopted2015 / 2017

Building code

Base codeIRC

Version year2,015

Adopted2017

Fire sprinklernone

Egress window5.7 sqft min

Min ceiling7 ft

Attic R-valueR-38 min

Wall R-valueR-13 min

Amendments:

Amendment
Amendment

Legal history (timeline)

Current ordinance: City of Clinton Municipal Code — Accessory Dwelling Units, adopted 2020-01-01, last amended 2024-04-01

2024-01-01 — City of Clinton ADU code refresh (city-ordinance)
Conforming local-code amendments aligning with current Mississippi accessory-dwelling framework.
Effect: Codified permissive ADU standards consistent with state law and local zoning.

Mississippi state — ADU law and programs

State financing programs

Mississippi Home Corporation (MHC), the state housing finance agency created under the Mississippi Home Corporation Act of 1989 (Miss. Code Ann. Title 43 Chapter 33), does not operate an ADU-specific loan or grant product as of 2026-04-26. Construction or rehab of an ADU on a primary residence may be financed through MHC's general homebuyer programs (Smart6, MRB7, Home4All) when the ADU project is part of a qualifying primary-residence purchase or refinance, or through specialty programs (Housing Assistance for Teachers). The Mississippi Homeowner Assistance Fund (HAF) administered by MHC under the federal American Rescue Plan provides delinquency, displacement, and rehabilitation aid for owner-occupants but is not ADU-targeted. Mississippi has no state-funded ADU rebate, forgivable construction loan, or grant program comparable to CalHFA's ADU Grant.

Federal (United States) — ADU-relevant rules and programs

Federal ADU law

The United States has no federal statute that directly regulates accessory dwelling unit entitlement or design. Land-use authority over ADUs resides with states and local governments under the traditional police power. Federal engagement is limited to financing (Fannie/Freddie/FHA/VA/USDA), flood insurance (FEMA/NFIP), and discretionary housing programs (HUD), which are recorded in sibling sections of this file.

Federal financing programs

Federal housing-finance agencies and GSEs set nationwide underwriting rules that govern whether an ADU can be financed, appraised, and counted toward mortgage qualifying income. The relevant actors are Fannie Mae, Freddie Mac, FHA (HUD), VA, and USDA Rural Development.

Federal tax credits

There is no ADU-specific federal tax credit. ADUs may incidentally qualify for existing federal energy-efficiency and clean-energy tax credits when the ADU construction includes qualifying measures.

Federal housing programs

HUD administers several discretionary programs that can fund ADU-related activity at the grantee's election, but none is an ADU-specific program.

ZIP Code

39060

Post Office

100 E Lawson St, 39056