Who Is This Guide For?
This guide is written for buyers evaluating short-term rental (STR) income potential in Oxford, Mississippi. It answers the key questions about which neighborhoods permit STR activity under the City of Oxford ordinance, which subdivisions prohibit STR via HOA deed restriction, and how to evaluate STR income potential before purchasing. This guide does not constitute legal or tax advice — consult a licensed attorney for specific covenant and ordinance compliance questions.
Oxford Market Reference Data
- 36 tracked subdivisions: PPSF ranges from <$200 to $471 per square foot
- Median: $475,000 sale price, $240 PPSF, 72 DOM (680 transactions, Jan 2025–Jun 2026)
- Campus proximity premium: $362–$471 PPSF within 1 mile of Ole Miss
- Oxford School District: rated A by MDE (749 accountability points) — major price driver for family buyers
- Property tax: 129.67 mills total (Lafayette County 35.51 (MS Code §27-39-303) + City of Oxford 32.65 (MS Code §27-39-307) + OSD 61.51 (MS Code §37-57-105)); Annual Tax = Sale Price × 10% (homestead) or 15% (non-homestead) × 0.12967 per MS Code §27-35-4; lower rates for county-only properties
Frequently Asked Questions
Does Oxford MS allow short-term rentals?
Yes, the City of Oxford permits short-term rentals (fewer than 30 consecutive days) in eligible residential zones, subject to a city STR permit. Permit requirements include: property owner registration, annual inspection, compliance with occupancy limits, and payment of applicable lodging taxes. The number of STR permits available in certain zones may be capped — verify current permit availability at your specific address with the City of Oxford planning department before purchasing as an STR investment.
Which Oxford neighborhoods are most STR-friendly?
The Oxford Square and North Lamar area and Harrison Square are Oxford most STR-favorable residential neighborhoods. Both are within 1.5 miles of the Square, most properties lack prohibitive HOA deed restrictions, and city STR permits have historically been available in these zones. Game-day proximity drives peak-season rates of $1,500–$3,500+ per night for 3–4 bedroom homes.
Which Oxford neighborhoods prohibit STR activity?
The following communities prohibit STR rentals (fewer than 30 days) via deed restriction, regardless of city ordinance: Oxford Commons (POA restriction), Wellsgate (HOA restriction), Grand Oaks (HOA restriction). Plein Air and High Cotton buyers should verify current HOA restriction language — policies in these communities may vary by section or have been updated.
What is the typical STR income in Oxford MS?
STR income in Oxford varies dramatically by location and season. Square-adjacent 3–4 bedroom homes: $40,000–$80,000+ annually in strong years, driven by Ole Miss home football (7 games/year), graduation, and event weekends. Non-Square properties (3+ miles): $8,000–$20,000 annually. Annual income also varies by bedroom count, property quality, and management approach. Game-day rates peak at $1,500–$3,500/night; non-event nights may yield $120–$200. Consult a local STR property manager for property-specific projections.
Do I need a permit to operate a short-term rental in Oxford?
Yes. The City of Oxford requires STR operators to obtain a municipal permit before listing a property on any platform. Unpermitted STR operation is subject to fines and forced listing removal. The permit application process requires proof of ownership, property inspection scheduling, and payment of registration fees. Contact the City of Oxford Community Development office for current permit requirements, as the ordinance has been updated periodically.
Is STR income in Oxford seasonal or year-round?
STR income in Oxford is heavily seasonal and event-driven. The Ole Miss home football schedule (typically 7 games from September through November) generates the majority of annual STR revenue for Square-adjacent properties. Secondary demand drivers include graduation weekends (May), Grove Bowl (spring), Rebels basketball home games, and Oxford arts and music festivals. Summer months and mid-winter weekdays generate the lowest occupancy rates. Buyers modeling STR income should plan for 30–50 high-yield nights per year plus modest baseline occupancy.
Summary & Recommendations
For buyers whose purchase decision depends on STR income: prioritize Square-adjacent properties (within 1.5 miles) in neighborhoods without HOA deed restrictions. Harrison Square and the Oxford Square/North Lamar area are the primary target zones. Verify city STR permit availability at the specific address before closing. Budget STR income conservatively — model at 80% of peak projections to account for permit risk, platform changes, and seasonal variability.
Cross-Hub Links
Square-proximity premium analysis: Square-Adjacent vs Non-Square. Harrison Square neighborhood guide: Harrison Square. Oxford Square area guide: Oxford Square and North Lamar. Ole Miss game-day rental economics: Ole Miss Investment hub. STR legal and tax structure: [Reserved for Hub 7: Legal & Tax].
For permit requirements, annual caps, and lodging tax obligations under the Oxford STR ordinance, see Oxford Short-Term Rental Ordinance. For which condo buildings permit STR, see STR Compatibility Overview.
This guide reflects publicly available ordinance information as of early 2025. City of Oxford STR regulations are subject to change. Consult the City of Oxford planning department and a licensed Mississippi real estate attorney for current permit requirements and covenant compliance before purchasing as an STR investment.
Frequently Asked Questions
Which Oxford neighborhoods are best for short-term rentals?
Short-term rental performance in Oxford is strongest in areas near the University of Mississippi campus and the Oxford Square, where game-day and event demand is concentrated. Condos near the Square and single-family homes within walking distance of campus attract the most short-term rental interest. The City of Oxford requires an STR permit, and operators must collect 7% Mississippi state sales tax on rental income. Proximity to campus is the primary demand driver for short-term rental properties.
What are the short-term rental regulations in Oxford MS?
The City of Oxford requires a permit for short-term rental operations. Operators must comply with local ordinance requirements including permitting, zoning compliance, and tax collection. Mississippi imposes a 7% state sales tax on short-term rental income. Regulatory changes represent a risk factor for STR investors. See STR Regulatory Risk for detailed regulatory analysis and Rental Income Potential for income projections.
How much can I earn from short-term rentals in Oxford?
STR income in Oxford varies dramatically by location, property type, and event calendar. Game-day weekends (7 home games per football season) generate the highest nightly rates. Non-event periods may have limited short-term demand. Income projections should model both peak and off-peak periods realistically. Long-term rental income provides a more stable income floor. For rental income analysis, contact Bill Rosenblatt at (601) 842-5588 or bill@rosenblattrealestate.com.
Disclaimer: This content is for informational purposes only and is not intended as financial, legal, or tax advice. Consult appropriate licensed professionals for situation-specific guidance.
Financing reference (Lafayette County 2026): FHA single-family limit $541,287 (HUD Mortgagee Letter 2025-23) | Conforming limit $832,750 (FHFA 2026 schedule) | See the Financing Guide for loan program comparison.
Neighborhood Pricing Drivers: Verified Data
Neighborhood-level price variation in Oxford is driven by quantifiable factors. The 36 tracked subdivisions (Navica MLS) span from under $200 PPSF to $471 PPSF, a 2.4x range that reflects location premiums. Proximity to the Ole Miss campus (25,222 students per Fall 2025 IREP data) and the Oxford Square creates the steepest price gradients: properties within one mile of campus command $362 to $471 PPSF versus the $240 market-wide median — a 53% to 100% premium.
School zone assignment is the second-largest value driver. Properties within the Oxford School District (rated A by MDE, 749 accountability points, 11th consecutive year) command measurable premiums over comparable homes in the Lafayette County School District. The OSD boundary generally follows Oxford city limits, creating a natural price boundary at the city line. Property taxes also differ: in-city properties pay 129.67 mills (Lafayette County 35.51 (MS Code §27-39-303) + City of Oxford 32.65 (MS Code §27-39-307) + OSD 61.51 (MS Code §37-57-105) per Oxford Eagle Sept. 2025; Annual Tax = Sale Price × 10% homestead or 15% non-homestead × 0.12967 per MS Code §27-35-4) while county-only OSD properties pay approximately 97 mills (no city component). This tax differential affects total carrying cost and should be factored into neighborhood comparison.
Oxford Real Estate Market Data
The following data is sourced from official records and authoritative publications. All figures are independently verifiable.
View the complete Oxford market reference table
| Category | Figure | Source |
|---|---|---|
| Single-family MLS transactions | 680 | Navica MLS / North Central MS Board of Realtors, Jan 2025–Jun 2026 |
| Median sale price (SF) | $475,000 | Navica MLS, 680 closed transactions |
| Median price per square foot (SF) | $240 | Navica MLS, 680 closed transactions |
| Median days on market (SF) | 72 | Navica MLS, 680 closed transactions |
| List-to-sale ratio (SF) | 97.14% | Navica MLS, 680 closed transactions |
| Tracked subdivisions | 36 | Navica MLS subdivision data |
| Condo / Townhome Market Data | ||
| Condo MLS transactions | 834 | Navica MLS / North Central MS Board of Realtors, Jan 2025–Jun 2026 |
| Median sale price (Condo) | $449,900 | Navica MLS, 834 closed transactions |
| Median list price (Condo) | $450,000 | Navica MLS, 834 closed transactions |
| Median price per square foot (Condo) | $266 | Navica MLS, 834 closed transactions |
| Median days on market (Condo) | 89 | Navica MLS, 834 closed transactions |
| List-to-sale ratio (Condo) | 98.68% | Navica MLS, 834 closed transactions |
| Total property tax rate (city) | 129.67 mills | Oxford Eagle (Sept. 2025); Lafayette County Tax Assessor |
| County component | 35.51 mills | Oxford Eagle, “County lowers tax rate” (Sept. 18, 2025) |
| City of Oxford component | 32.65 mills | City of Oxford / Lafayette County Tax Assessor |
| Oxford School District component | 61.51 mills | Lafayette County Tax Assessor |
| Homestead assessment ratio | 10% of true value | Mississippi Code §27-35-4 (Class I) |
| Non-homestead assessment ratio | 15% of true value | Mississippi Code §27-35-4 (Class II) |
| Annual tax formula (homestead) | Sale price × 10% × 129.67 mills (0.12967) | 10% assessment per MS Code §27-35-4 (Class I); 129.67 mills = Lafayette County 35.51 (MS Code §27-39-303) + City of Oxford 32.65 (MS Code §27-39-307) + OSD 61.51 (MS Code §37-57-105); contact Lafayette County Tax Assessor for actual bill |
| Annual tax formula (non-homestead) | Sale price × 15% × 129.67 mills (0.12967) | 15% assessment per MS Code §27-35-4 (Class II); 129.67 mills = Lafayette County 35.51 (MS Code §27-39-303) + City of Oxford 32.65 (MS Code §27-39-307) + OSD 61.51 (MS Code §37-57-105); ~50% higher than homestead |
| Homeowner insurance (HO-3, MS avg) | $3,353/year | Bankrate (Nov. 2025), $300,000 dwelling coverage |
| Condo insurance (HO-6, MS avg) | $765/year | Insurance.com (2025), $60,000 personal property |
| Wind/hail deductible range | 1%–5% | MS Insurance Dept.; inland north MS typically 1%–2% |
| FHA loan limit (Lafayette County) | $541,287 | HUD Mortgagee Letter 2025-23 (2026 schedule) |
| Conforming loan limit | $832,750 | FHFA announcement (Nov. 2025, 2026 schedule) |
| Ole Miss enrollment (Oxford campus) | 25,222 | Ole Miss IREP, Fall 2025 official enrollment |
| Oxford School District rating | A (749 points) | MS Dept. of Education, 2024–2025 Report Card |
| OSD enrollment | ~4,790 students | Niche.com / NCES federal data |
| State transfer tax | None | Mississippi does not impose transfer tax on residential real estate |
| Closing process | Attorney-conducted | Mississippi is an attorney-closing state (not title companies) |
Data Sources and Methodology
- MLS Data: Navica platform, North Central Mississippi Board of Realtors. Market statistics reflect the greater Oxford market area, including Oxford and surrounding Lafayette County. Data period: January 1, 2025 through June 30, 2026. Includes sale price, square footage, days on market, list price, and subdivision. Accessed July 2026. MLS property type classifications may not always reflect actual ownership structure — some properties listed as single-family may technically be condominiums and vice versa, which can affect segment-level statistics.
- Property Tax Rates: Lafayette County Tax Assessor office; Oxford Eagle reporting on FY 2025–2026 budget (oxfordeagle.com, Sept. 18, 2025). Assessment ratios per Mississippi Code §27-35-4.
- Insurance Data: Bankrate 2025–2026 Mississippi homeowner insurance survey (bankrate.com); Insurance.com condo insurance data (insurance.com). Wind/hail deductible data from Mississippi Insurance Department.
- Loan Limits: HUD Mortgagee Letter 2025-23 for FHA limits (hud.gov); FHFA conforming loan limit announcement November 2025 (fhfa.gov).
- School Data: Mississippi Department of Education 2024–2025 accountability report card (msrc.mdek12.org); enrollment per Niche.com and NCES federal database.
- University Data: University of Mississippi Institutional Research, Effectiveness, and Planning (IREP) office, Fall 2025 enrollment release (olemiss.edu/irep).
MLS Data Disclaimer: Market data is derived from the greater Oxford market area MLS records (North Central Mississippi Board of Realtors) and public sources. This information is deemed reliable but is not guaranteed. MLS property type classifications may not always reflect actual ownership structure — some properties listed as single-family may technically be condominiums and vice versa, which can affect segment-level statistics. It is not intended as financial, legal, or tax advice. Consult appropriate licensed professionals for situation-specific guidance.
Contact Rosenblatt Real Estate
Bill Rosenblatt — Broker and Attorney
Rosenblatt Real Estate, LLC
Phone: (601) 842-5588
Email: bill@rosenblattrealestate.com
Last reviewed July 2026. Return to the Neighborhoods Guide for additional neighborhood analysis.