South Grove is a condominium community in Oxford, Mississippi, offering multiple floor plan configurations. Between January 2025 and June 2026, 91 units closed in this subdivision at a median price of $240 per square foot. Units range from 1,656 to 2,433 square feet with a median of 199 days on market.
What Is South Grove in Oxford, Mississippi?
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
Key Takeaways
- 91 units closed between January 2025 and June 2026 — one of the highest-volume condo communities in Oxford
- Median price of $240 per square foot — below the Oxford condo market median of $266
- Median of 199 days on market, reflecting new construction absorption timelines
- Three active floor plans — the 3-bedroom / 3.5-bath layout accounts for 69 of 91 closed sales
MLS data in this section is sourced from the Navica platform of the North Central Mississippi Board of Realtors; additional sources are cited in the Oxford Real Estate Market Data table below. 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.
Market Data by Unit Type (January 2025 – June 2026)
| 3-Bedroom / 3-Bath | 1 | Insufficient Data | Insufficient Data | Insufficient Data |
| 3-Bedroom / 3.5-Bath | 69 | $243 | 1,656 – 2,240 SF | 199 |
| 4-Bedroom / 3-Bath | 10 | $239 | 2,199 SF | 192 |
| 4-Bedroom / 3.5-Bath | 1 | Insufficient Data | Insufficient Data | Insufficient Data |
| 4-Bedroom / 4-Bath | 10 | $233 | 2,427 – 2,433 SF | 158 |
MLS Data Disclaimer: Based on data from the North Central Mississippi Board of Realtors MLS for the period January 2025 through June 2026. Data is deemed reliable but not guaranteed. Median values are calculated from closed transactions during this period and may not reflect current market conditions.
Unit Configuration Details
3-Bedroom / 3.5-Bath
This configuration accounted for 69 of the 91 closed transactions during the reporting period. Units in this layout range from 1,656 to 2,240 square feet with a median price of $243 per square foot and a median of 199 days on market.
4-Bedroom / 3-Bath
This configuration accounted for 10 of the 91 closed transactions during the reporting period. Units in this layout range from 2,199 square feet with a median price of $239 per square foot and a median of 192 days on market.
4-Bedroom / 4-Bath
This configuration accounted for 10 of the 91 closed transactions during the reporting period. Units in this layout range from 2,427 to 2,433 square feet with a median price of $233 per square foot and a median of 158 days on market.
Buyer Considerations
At a median of $240 per square foot, South Grove represents a competitive price point within the Oxford condo market. Buyers evaluating this community should consider the range of available layouts, the overall condition of the complex, and any HOA assessments that may apply.
The median days on market of 199 for this subdivision is above the Oxford condo market average of 89 days, which may reflect new construction absorption timelines, seasonal listing patterns, or pricing adjustments during the marketing period.
Frequently Asked Questions
What unit types are available at South Grove in Oxford MS?
Based on closed transactions between January 2025 and June 2026, South Grove offers configurations including 3-bedroom / 3.5-bath, 4-bedroom / 3-bath, 4-bedroom / 4-bath. Square footage ranges from 1,656 to 2,433 across all layouts.
What is the price per square foot at South Grove?
The median price per square foot at South Grove was $240 based on 91 closed transactions between January 2025 and June 2026. Pricing varies by unit configuration and condition. Contact Rosenblatt Real Estate at (601) 842-5588 for current availability and pricing details.
How long do condos take to sell at South Grove?
The median days on market for South Grove was 199 days during the January 2025 through June 2026 reporting period. Individual unit marketing times can vary based on pricing, condition, time of year, and whether the property is new construction or a resale.
How does South Grove compare to other Oxford MS condo communities?
At $240 per square foot with 91 transactions recorded, South Grove is one of the active condo communities in the Oxford market. For a comprehensive comparison of Oxford condo subdivisions, including pricing data, layouts, and market trends, visit the Oxford MS Condo Guide or contact Bill Rosenblatt at (601) 842-5588 for a personalized consultation.
Oxford Real Estate Intelligence Cross-Reference
- Market Intelligence — price trends, seasonal patterns, forecast models
- Single-Family Guide — 36 subdivisions, PPSF data, market profiles
- Condo Guide — 33 building profiles, HOA data, ownership analysis
- Costs and Fees — buyer/seller cost breakdowns, tax calculations
- Neighborhoods — school zones, proximity rankings, comparison tools
- Timing and Risk — DOM analysis, seasonal patterns, risk assessment
- Legal and Tax — Mississippi deed-of-trust, closing process, tax framework
- Lifecycle Scenarios — 50 transaction scenarios with Oxford context
- Buying and Selling — step-by-step transaction guidance
- Living in Oxford — schools, culture, cost of living overview
How These Market Metrics Apply to Oxford Condo Buyers
Condo buyers in Oxford face a distinct cost structure compared to single-family purchasers. While the single-family median of $475,000 at $240 PPSF (Navica MLS) provides a market-wide benchmark, condo pricing varies significantly by building location, age, and proximity to the Oxford Square and the Ole Miss campus. The HOA fee replaces some costs that single-family owners pay directly (exterior maintenance, building insurance master policy) but introduces collective financial exposure through special assessments and reserve fund adequacy.
The property tax rate of 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); Annual Tax = Sale Price × 10% homestead or 15% non-homestead × 0.12967 per MS Code §27-35-4; source: Oxford Eagle, Sept. 2025) applies equally to condos and single-family homes within Oxford city limits. The key financial distinction is the assessment ratio: owner-occupied condos at 10% (homestead, MS Code §27-35-4) versus investor-owned units at 15% (non-homestead), creating approximately approximately 50% annual tax differential between homestead and non-homestead on a $475,000 unit. HO-6 condo insurance averages $765 per year in Mississippi (Insurance.com), substantially below the $3,353 HO-3 average because the building master policy covers the structure. However, special assessment risk, which is not reflected in annual HOA fees, is a significant variable that buyers should evaluate through reserve fund analysis before purchase.
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 Oxford MS Condo Guide for a complete overview of Oxford condo communities and market analysis.