STR Income Modeling for Game-Day Markets — Oxford MS Condos
Oxford, Mississippi is one of the most event-driven short-term rental markets in the country. Seven Ole Miss home football weekends, graduation, and cultural festivals like the Double Decker Arts Festival create extreme demand spikes that drive nightly rates far above comparable markets — but annual occupancy remains well below the national average. This page presents publicly available STR market data for Oxford, Mississippi to help condo owners and prospective buyers model realistic income expectations.
Oxford Condo Market Context
- SF comparison: Single-family median $475,000, $240 PPSF, 72 DOM (680 transactions)
- Condo market: Condo median $449,900, $266 PPSF, 89 DOM (834 transactions, Jan 2025–Jun 2026)
- 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
- Insurance: Condo owners need HO-6 policy; building master policy paid through HOA
- Wind/hail deductible: 1%–5% common in Mississippi
- FHA limit: $541,287 | Conforming: $832,750 (building must meet lender approval)
- STR: City permit required; 7% MS sales tax on rental income
MLS data in this section is sourced from the Navica platform of the North Central Mississippi Board of Realtors; additional figures are drawn from cited public sources. Rosenblatt Real Estate provides this information as a general market reference and does not warrant the accuracy, completeness, or currentness of any data presented on this page. Contact Rosenblatt Real Estate at (601) 842-5588 or bill@rosenblattrealestate.com for pricing guidance, the Lafayette County Tax Assessor, your lender, or your insurance provider to verify figures relevant to a specific transaction.
Understanding the gap between peak-weekend rates and annual occupancy is the single most important factor in STR income modeling for this market. The data below is drawn from AirDNA, AirROI, Mashvisor, Rabbu, live Airbnb and VRBO listings, and reporting by The Daily Mississippian. All figures should be verified with current market conditions before making investment decisions.
Game-Day Weekend Nightly Rates
Ole Miss home football weekends produce the highest nightly rates in the Oxford STR market. Rates vary significantly based on the opponent — SEC conference matchups and rivalry games command the largest premiums.
| PROPERTY TYPE | GAME-DAY RATE (PER NIGHT) | NOTES |
|---|---|---|
| 2BR condo, walking distance to Square (marquee SEC matchup) | Up to $4,500 | Reported for Alabama/LSU-level opponents; 3-night minimum common |
| 2BR condo (typical game weekend) | $300 – $800 | Varies by opponent, proximity, and amenities |
| 3BR condo near Square | $388 avg / $500 – $2,000+ | VRBO average for 3BR; upper range for premium matchups |
| Whole-house rental (prime location) | $2,500+ | $5,000+ for full weekend packages |
| 1BR / guest room | $300 – $375 | vs. $115/night during non-event periods |
Sources: The Daily Mississippian (2024 reporting); VRBO listing data; host interviews. Hosts report charging a minimum of twice the normal rate for any game weekend.
Non-Game Weekend and Weekday Rates
| PERIOD | 1–2BR CONDO RATE | 3BR+ CONDO RATE |
|---|---|---|
| Regular (non-event) weekend | $125 – $250/night | $250 – $400/night |
| Weekday (non-event) | $75 – $175/night | $150 – $300/night |
| Low season (January, February, July) | $71 – $125/night | $150 – $250/night |
Sources: Airbnb and VRBO live listing data (2025–2026); KAYAK aggregator data; HomeToGo. Tuesday is typically the cheapest night; Saturday the most expensive.
Special Event Premium Rates
Several non-football events generate game-day-level demand. Graduation weekend may be the single most expensive weekend in Oxford for STR operators.
| EVENT | TYPICAL TIMING | RATE PREMIUM |
|---|---|---|
| Graduation Weekend | May | Up to $3,500/night for premium properties — may exceed football rates |
| Double Decker Arts Festival | April | Up to $3,000/night for premium properties |
| Homecoming Weekend | October (varies) | Lodging demand reaches nearly 280% of available supply (Smith Travel Research) |
| Parent/Family Weekends | Fall semester | Estimated $3,000/weekend for well-positioned properties |
Sources: Oxford Vacation Rentals; The Daily Mississippian (Smith Travel Research data, 2021–2024); host interviews.
Annual Occupancy — The Critical Factor
Oxford STR occupancy is significantly below the national average. This is the most important data point for income modeling because it determines how many nights per year the unit actually generates revenue.
| METRIC | OXFORD MS | NATIONAL AVERAGE |
|---|---|---|
| Annual average occupancy | 27% – 36% | 55.2% |
| Peak month occupancy (August) | 54.8% | — |
| Football season occupancy (Sep–Nov) | 30.5% | — |
| Low season occupancy (Jan, Feb, Jul) | 25.5% | — |
| Top 10% of properties | 61%+ | — |
| Median property | 23% | — |
| Bottom 25% of properties | 12% | — |
Sources: AirDNA MarketMinder; AirROI (September 2024–August 2025, 967 active listings); The Daily Mississippian (2024–2025 reporting); RedAwning; Rabbu; Mashvisor.
Why occupancy matters more than nightly rate: A condo that commands $4,500/night during the Alabama game but sits empty 75% of the year generates less annual income than a moderately priced unit with consistent bookings. The median Oxford STR property is occupied only 84 nights per year (23% of 365). Top performers achieve 223+ nights (61%+).
Revenue Benchmarks by Performance Tier
| PERFORMANCE TIER | MONTHLY REVENUE | ANNUAL REVENUE (EST.) | ADR | OCCUPANCY |
|---|---|---|---|---|
| Top 10% | $7,923+ | $95,000+ | $1,167+ | 61%+ |
| Top 25% | $4,552+ | $54,600+ | $716+ | 42%+ |
| Median | $2,592 | $31,100 | $402 | 23% |
| Bottom 25% | $1,382 | $16,600 | $237 | 12% |
Source: AirROI, September 2024–August 2025, Oxford MS market (967 active listings).
The spread between top and bottom performers is substantial. Factors that drive top-tier performance include Square proximity, parking availability, STR-ready furnishing quality, responsive management, and strategic pricing across event and non-event periods.
Seasonal Revenue Patterns
| SEASON | AVG DAILY RATE | MONTHLY REVENUE | OCCUPANCY |
|---|---|---|---|
| Peak (Sep–Nov, football) | $654 | $5,748 | 30.5% |
| Shoulder season | $558 | $3,731 | 30.6% |
| Low season (Jan, Feb, Jul) | $547 | $2,432 | 25.5% |
| Best single month | $675 | $6,518 | 40.1% |
| Worst single month | $520 | $2,345 | 20.7% |
Source: AirROI, September 2024–August 2025. ADR peaks in May (graduation) and dips lowest in January. Peak revenue month is September (start of football season).
Operating Expense Framework
STR operators in Oxford report that operating expenses consume approximately 50% of gross revenue. Key expense categories include:
- Property management fees — 20% to 30% of gross STR revenue for professionally managed properties; the largest local manager (Velvet Ditch Villas) operates 130+ properties in the Oxford market
- Cleaning and turnover — costs per turnover vary by unit size; game weekends with short stays and high guest counts increase turnover frequency
- Platform fees — Airbnb host fees (3% typical) plus guest service fees; VRBO commission structures vary
- Furnishing and maintenance — STR-quality furnishing, replacement cycles, and wear from guest use. See Furnished Condo ROI and Rental Strategy
- Insurance — STR rider or landlord endorsement ($150 – $500+ annually). See Oxford MS Condo Insurance
- Taxes — 7% Mississippi state sales tax, 8% city rental lodging tax, and 2% tourism and economic development tax. See Oxford MS Short-Term Rental City Ordinances
- HOA fees — monthly carrying cost regardless of occupancy; varies by subdivision
- Utilities — owner-paid in most STR arrangements
Source: The Daily Mississippian (operator interviews, 2024). The 50% expense ratio means the median property netting approximately $1,100 – $1,300/month after expenses on $2,592 gross revenue.
Market Size and Competitive Landscape
The Oxford STR market has grown significantly and shows signs of supply saturation in some segments:
| METRIC | DATA | SOURCE |
|---|---|---|
| Total Airbnb listings | 1,300+ | The Daily Mississippian (Sep 2025) |
| Total VRBO listings | 680 | The Daily Mississippian (Sep 2025) |
| Active listings tracked | 967 – 1,006 | AirROI |
| Listing growth | 29% increase since 2023; 8% YoY | Multiple sources |
| Dominant property type | 3BR (41–43% of listings) | AirDNA / AirROI |
| Average booking lead time | 75 days (117 days for November) | AirROI |
| Most common minimum stay | 2 nights (45.9% of listings) | AirROI |
With 1,300+ listings and only 27–36% annual occupancy, the Oxford market has more supply than demand can absorb outside of peak event periods. New STR entrants should model conservative occupancy assumptions rather than projecting game-weekend rates across the full calendar.
Income Modeling by Buyer Segment
Ole Miss Parent Buyers
Parents purchasing a condo for student housing can model STR income during academic breaks and summer months. The typical 4-year hold period generates income during approximately 8 – 12 weeks of summer plus academic breaks when the student is not in residence. Game-weekend STR income during the academic year depends on whether the student vacates for those weekends. See Ole Miss Parent Condo Purchase Strategy.
Dedicated STR Investors
Pure investment buyers should model based on the median revenue data ($2,592/month gross, approximately $1,300/month net) rather than top-performer figures. The difference between median and top-10% performance ($2,592 vs. $7,923/month) is driven by location, furnishing quality, pricing strategy, and management execution. Premium-tier subdivisions with Square proximity, under-building parking, and proven STR track records command the highest per-night rates.
Second-Home Buyers
Second-home owners using the property for personal visits and renting during unused periods should model STR income as a carrying-cost offset rather than a profit center. Seven football weekends plus graduation and festival weekends represent 8 – 10 high-value rental opportunities per year. At $300 – $800/night for a 2BR condo over 2 – 3 night stays, this could generate $5,000 – $20,000+ in gross annual STR income from peak weekends alone — before expenses. See Second-Home Buyers Guide.
Subdivision Selection for STR Performance
Not all Oxford condo subdivisions permit short-term rental activity. STR eligibility is determined by HOA covenants, not city ordinances. Before purchasing a condo for STR use, verify:
- Whether the subdivision HOA permits short-term rentals under its covenants and bylaws
- Any HOA-imposed restrictions on rental frequency, minimum stay, or guest policies
- Whether the subdivision has a track record of STR activity (established rental history supports pricing and occupancy expectations)
- Parking availability — STR guests need reliable parking, especially during game weekends. See Condos with Parking Near the Oxford Square
For subdivision-level STR eligibility and attribute profiles, see the individual building profile pages.
Oxford Property Management Companies for Rental Properties
Professional property management is essential for absentee owners, STR operators, and investors who want hands-off rental income. Oxford has several established property management companies with experience managing both long-term rentals and short-term rental properties:
| COMPANY | CONTACT | SERVICES |
|---|---|---|
| APM Oxford Owners: Clayton Faggert & Burke Stockett |
Phone: (662) 234-6402 Office: 2603 West Oxford Loop, Oxford, MS 38655 Web: apmoxford.com |
Full-service property management; residential rentals; tenant screening, maintenance coordination, and rent collection |
| Cissell Management Co. Owner: Josh Cissell |
Phone: (662) 801-5700 Email: office@cissellmanagement.com Office: Oxford, MS 38655 Web: cissellmanagement.com |
Full-service residential property management; marketing, tenant screening, rent collection, maintenance, and financial reporting; 5-star rating (81 reviews) |
| Summit Management Services President & Broker: Jason Bailey |
Phone: (662) 513-9990 Office: 119 Heritage Dr, Oxford, MS 38655 Web: oxford4rent.com |
Property management for local and out-of-state owners; tenant services, maintenance, fund management; HOA management services; short-term rental management available |
What Property Managers Typically Handle
- Tenant placement — marketing, screening, lease execution
- Rent collection — monthly collection, late fee enforcement, financial reporting
- Maintenance coordination — vendor management, emergency repairs, routine upkeep
- STR operations — platform listing management, guest communication, turnover cleaning, pricing optimization (not all companies offer STR-specific services — verify before engaging)
- HOA communication — liaison between owner and HOA management for condo properties
- Financial reporting — monthly owner statements, year-end tax documentation
Disclaimer: The property management companies listed above are provided as a starting point for Oxford property owners seeking management services. This list does not constitute an endorsement, guarantee of service quality, or referral arrangement. Rosenblatt Real Estate does not receive compensation for these mentions. Management fees, service scope, contract terms, and availability vary by company and property type. Property owners should interview multiple companies, compare fee structures and services, verify references, and review management agreements carefully before selecting a provider. Each rental property has unique management needs that require individual evaluation.
Frequently Asked Questions
How much can I make renting my Oxford condo on game weekends?
Game-weekend rates for Oxford condos near the Square range from $300 to $800+ per night for typical matchups, with marquee SEC opponents driving rates as high as $4,500 per night for well-positioned 2BR units. However, there are only seven home football weekends per year. Annual STR income depends on occupancy during non-game periods, which averages only 27 to 36 percent in the Oxford market. The median Oxford STR property generates approximately $2,592 per month in gross revenue across all periods. Contact Rosenblatt Real Estate for subdivision-specific STR performance data.
What is the average occupancy rate for Oxford MS short-term rentals?
Oxford STR occupancy averages 27 to 36 percent annually, well below the 55.2 percent national average. This reflects the event-driven nature of the Oxford market — demand concentrates on football weekends, graduation, and festivals, with significantly lower occupancy during non-event periods. Top-performing properties (top 10 percent) achieve 61 percent or higher occupancy through strategic pricing, quality furnishing, and professional management.
Is buying a condo in Oxford MS for Airbnb rental a good investment?
STR investment performance in Oxford varies dramatically by property. The median property generates approximately $2,592 per month gross ($1,100 to $1,300 net after the approximately 50 percent expense ratio), while top-10-percent performers earn $7,923 or more per month. Key factors include subdivision STR eligibility, Square proximity, parking availability, furnishing quality, and pricing strategy. The Oxford market also has 1,300+ active Airbnb listings with occupancy well below national averages, so new entrants should model conservative assumptions. Contact Rosenblatt Real Estate for current market analysis.
When is the most profitable time to rent a condo in Oxford MS?
September through November (football season) generates the highest monthly revenue, with the peak revenue month typically being September. However, May (graduation weekend) produces the highest average daily rates — some premium properties charge more for graduation than for football. The Double Decker Arts Festival in April also generates significant demand. January and February are the lowest-revenue months. Contact Bill Rosenblatt, Broker at Rosenblatt Real Estate, at (601) 842-5588 or bill@rosenblattrealestate.com for Oxford-specific guidance.
Third-Party Data Notice: Short-term rental market statistics on this page — including listing counts, occupancy rates, nightly rates, and revenue estimates — are sourced from third-party analytics platforms (AirDNA, AirROI) and media reporting (The Daily Mississippian, September 2025). This data is not derived from the Navica MLS and has not been independently verified by Rosenblatt Real Estate. STR market conditions fluctuate based on platform algorithms, seasonal demand, regulatory changes, and listing activity. Consult a licensed real estate professional before making investment decisions based on STR income projections.
STR market data in this page is drawn from publicly available third-party sources including AirDNA MarketMinder, AirROI (September 2024 – August 2025), RedAwning, Rabbu, Mashvisor, live Airbnb and VRBO listing data, and The Daily Mississippian reporting (2024 – 2025). This data is not derived from the Navica MLS and has not been independently verified by Rosenblatt Real Estate. Market conditions, nightly rates, occupancy rates, and revenue figures change regularly and vary by property. Past performance does not guarantee future results. Operating expenses, tax obligations, and HOA restrictions affect net income. This page provides a market data framework — not investment advice. Consult a licensed Mississippi real estate professional and financial advisor before making STR investment decisions.
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, Rosenblatt Real Estate, LLC
Phone: (601) 842-5588
Email: bill@rosenblattrealestate.com
Last reviewed July 2026 | Part of the Condos Near the Square hub. For STR income analysis and subdivision-level performance data, contact Rosenblatt Real Estate.