Student Rental Demand Analysis for Oxford, Mississippi
Student rental demand in Oxford is driven by the gap between Ole Miss enrollment (28,405 total, Fall 2025) and on-campus housing capacity (~6,841 beds). This page analyzes the demand dynamics, rental rate landscape, and competitive factors that shape the Oxford student rental market.
Oxford Market Reference Data
- SF Market: 680 transactions, median $475,000, $240 PPSF, 72 median DOM (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
- Non-homestead vs homestead tax: Non-homestead pays ~50% more than homestead because of the 15% vs 10% assessment rate (both use the same 129.67-mill rate (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 × Assessment Rate × 0.12967 per MS Code §27-35-4))
- Insurance: MS avg $3,353/year ($300K); STR permit required; 7% MS sales tax on rental income
- University anchor: more than 25,000 students (Fall 2025, Ole Miss IREP), Ole Miss faculty/staff drive rental demand
- FHA: $541,287 | Conforming: $832,750
Demand Drivers
- Structural housing gap — approximately 17,000+ students need off-campus housing each year (23,981 Oxford campus enrollment minus 6,841 on-campus beds). See Dorm Capacity vs. Off-Campus Supply Gap
- Freshman mandate — Ole Miss requires most freshmen to live on campus, meaning the off-campus market is dominated by sophomores through seniors and graduate students
- Academic calendar cycle — demand peaks in March through May as students secure housing for the following August; leases typically run August through July (11 or 12 months)
- Growing enrollment — five consecutive years of record enrollment (2021 through 2025) means the off-campus tenant pool grows annually
Student Housing Rate Landscape
The following rates reflect purpose-built student housing complexes, which are typically furnished and priced per bedroom with individual leases. Private condo and house rentals may be furnished or unfurnished at varying rates:
| PROPERTY | UNIT TYPE | PER-BEDROOM RATE | LEASE TERM |
|---|---|---|---|
| Rev Anderson | 1 BR (561 sq ft) | $1,799/mo (whole unit) | Aug 2026 – Jul 2027 |
| Rev Anderson | 2 BR (424 sq ft/person) | $1,199/person/mo | Aug 2026 – Jul 2027 |
| Archive Oxford | 1–4 BR | $699 – $1,865/bedroom | Aug 2026 – Jul 2027 |
| U Club Townhomes | 3 BR | $734 – $949/bedroom | Aug – Jul (11 mo) |
| Flatts at South Campus | 1–4 BR | $699 – $1,599/bedroom | Aug 2026 – Jul 2027 |
| The Quarters Oxford | 3–4 BR | Starting ~$414/bedroom | Aug – Jul |
Sources: American Campus Communities (U Club); Rev Oxford; Archive Oxford; Flatts at South Campus (Apartments.com); The Quarters Oxford. Rates reflect 2026–2027 academic year pricing and are subject to change.
Competitive Landscape
- Purpose-built student housing (PBSH) complexes compete on amenities (pools, fitness centers, study rooms, individual leases) but typically charge premium per-bedroom rates
- Private condos and houses compete on location (Square proximity, campus walkability) and often offer lower total cost, particularly for parent-owned units where the mortgage functions as a housing cost rather than a rental profit center
- U Club Townhomes reported 22%+ year-over-year rent growth with 99% occupancy (American Campus Communities) — indicating demand consistently exceeds supply at the institutional level
Investment Implications
- The per-bedroom pricing model ($414 to $1,865/bedroom/month) defines the competitive range for private landlords
- Properties within walking distance of campus command premium rents. See Condos Near Ole Miss Campus: Proximity Guide
- Furnished units attract students directly; unfurnished units require the student to furnish, which some prefer for cost savings
- STR income during summers and game weekends can supplement academic-year rental income for STR-eligible properties
Oxford Property Management Companies
Investors who do not plan to manage their Oxford rental property directly may need a local property management company. The following firms handle Oxford rental properties:
- APM Oxford — (662) 234-1550
- Cissell Management — (662) 234-0345
- Summit Management Group — (662) 236-0033
For a complete list of Oxford real estate service providers, see the Oxford Real Estate Professional Directory.
The professionals listed on this page are local service providers in the Oxford area. Their inclusion is for informational purposes only and does not constitute an endorsement, referral, or referral fee arrangement. Conduct your own due diligence when selecting any service provider.
Oxford Mortgage Lenders
Financing an investment property in Oxford may require lenders experienced with non-owner-occupied loans, condo warrantability, or student housing. The following Oxford-area lenders handle investment property financing:
- Henry Paris — Bank of Commerce — (662) 234-4581
- John Graeber — GMFS Mortgage — (662) 230-3033
- Amy Hartley — Cadence Bank — (662) 234-4434
For a complete list of Oxford real estate service providers, see the Oxford Real Estate Professional Directory.
The professionals listed on this page are local service providers in the Oxford area. Their inclusion is for informational purposes only and does not constitute an endorsement, referral, or referral fee arrangement. Conduct your own due diligence when selecting any service provider.
Frequently Asked Questions
What drives student rental demand in Oxford MS?
Student rental demand in Oxford is driven by the gap between Ole Miss enrollment (28,405 in Fall 2025) and on-campus housing capacity (approximately 6,841 beds). With roughly 76 percent of students living off campus, the Oxford rental market absorbs thousands of tenants each year. Proximity to campus, walkability to the Square, and furnished units command the highest demand.
When is peak leasing season for Oxford student rentals?
Peak leasing season for Oxford student rentals runs from January through April, when students sign leases for the following August move-in. Most 12-month leases begin in August. Properties listed after April may face longer vacancy periods or need to offer concessions to attract tenants who missed the primary leasing window.
Are furnished or unfurnished rentals more popular with Oxford students?
Furnished units are more popular with out-of-state students and parents purchasing condos for their children. However, many Oxford rentals are leased unfurnished. Furnished units can command a premium, but owners should weigh furnishing costs against the incremental rent increase. Market conditions vary by subdivision.
What is the typical lease structure for student rentals in Oxford?
Most Oxford student rentals use 12-month leases beginning in August. Some landlords offer per-bedroom leases with individual guarantors, while others lease the entire unit to one party. Per-bedroom leasing reduces vacancy risk but adds administrative complexity. For guidance on structuring Oxford rental investments, contact Bill Rosenblatt at Rosenblatt Real Estate — (601) 842-5588 or bill@rosenblattrealestate.com.
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. It is not intended as financial, legal, or tax advice. Consult appropriate licensed professionals for situation-specific guidance.
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
Investment Analysis: Verified Return Framework
Oxford investment property analysis requires accurate cost inputs. At the $475,000 median (Navica MLS), non-homestead property tax totals 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)) at 15% assessment (MS Code §27-35-4) — approximately 50% more than the homestead rate. Insurance at the $3,353 Mississippi average (Bankrate, Nov. 2025) adds another significant cost layer. Total annual carrying cost for an investment property at median price: approximately $14,000 to $19,000 before mortgage, depending on maintenance requirements and any HOA fees.
Rental demand is anchored by Ole Miss enrollment of 25,222 on the Oxford campus (Fall 2025 IREP, third consecutive record year). The City of Oxford requires STR permits, and 7% Mississippi state sales tax applies to all short-term rental income. Long-term rental demand is supported by university faculty and staff (approximately 4,000 to 4,400 Oxford campus employees per OpenGovPay/IPEDS data). The FHA loan limit of $541,287 (HUD ML 2025-23) and conforming limit of $832,750 (FHFA 2026) define the financing landscape for leveraged investment strategies.
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).
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 Ole Miss Real Estate Investment hub. For investment guidance, contact Rosenblatt Real Estate.