How Fast Are Homes and Condos Selling in Oxford, Mississippi?
Days on market (DOM) is the most direct indicator of buyer demand in the Oxford real estate market. This page presents current DOM data for Oxford single-family homes and condos from the North Central Mississippi REALTORS MLS (Navica), broken down by property type to help buyers and sellers set realistic expectations for timing and negotiation positioning.
Oxford Market Reference Data
- Dataset: 680 single-family MLS transactions, January 2025 through June 2026
- Median sale price: $475,000 | Median PPSF: $240
- Median DOM: 78 days across all price tiers
- 36 tracked subdivisions ranging from <$200 PPSF to $471 PPSF
- 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
Oxford single-family homes sell in a median of 72 days. Oxford condos sell in a median of 89 days. Both property types show strong absorption relative to the broader Mississippi market, reflecting sustained university-driven demand.
Oxford Single-Family Homes vs. Condos — Side-by-Side
| METRIC | OXFORD SINGLE-FAMILY (RESIDENTIAL) | OXFORD CONDOS (TOWNHOUSE/CONDO) |
|---|---|---|
| Closed transactions (18 months) | 455 | 516 |
| Median days on market (SF) | 79 days | 88 days |
| Average days on market | 109 days | 114 days |
| Median list price | $487,750 | $450,000 |
| Average list price | — | $484,709 |
| Transaction volume | ~38 per month | ~46 per month |
Source: North Central Mississippi REALTORS MLS (Navica). Single-family data: City=OXFORD, Property Type=Residential, Status=Closed, January 2025 – June 2026 (680 closed sales). Condo data: Property Type=Townhouse/Condo, Status=Closed, City=OXFORD, January 2025 – June 2026 (834 closed sales). Closed sale prices are not disclosed.
Key Insights
Oxford Condos Outsell Single-Family in Volume
With 834 closed condo transactions vs. 680 single-family over January 2025 through June 2026, condos represent the higher-volume segment of the Oxford market. This reflects the strong demand from Ole Miss parents, STR investors, downsizers, and second-home buyers who drive the condo market near the Oxford Square and campus.
Similar Absorption Pace
Single-family homes (79 median DOM) and condos (88 median DOM) sell at a comparable pace. The average DOM for both types is nearly identical (109 vs. 114 days), suggesting that well-priced properties in either category find buyers within a similar timeframe. The gap between median and average DOM reflects outlier properties that sit on market for extended periods due to overpricing or condition issues.
Price Tier Difference
The $37,750 gap between median list prices ($487,750 single-family vs. $450,000 condos) reflects the product type difference rather than location quality. Many of the highest-value condos near the Square compete on per-square-foot pricing with single-family homes, while the single-family median is elevated by larger lots and newer construction in Oxford School District neighborhoods.
What DOM Means for Buyers
- Well-priced properties move faster than the median — the 79-day (single-family) and 88-day (condo) medians include overpriced listings that inflate the number. Properties priced at market value based on comparable sales often go under contract in 30 to 45 days
- Properties on market 60+ days may have negotiation room — if a listing has exceeded the median DOM without offers, the seller may be more flexible on price. The MLS list-to-sale ratio data confirms that typical Oxford properties close at approximately 97% of asking
- Condos require additional due diligence time — warrantability review, HOA document evaluation, and lender project approval can add 7 to 14 days to the condo transaction timeline beyond what single-family buyers experience. See Financing a Condo in Oxford MS
What DOM Means for Sellers
- Pricing accuracy is the dominant factor in DOM — the gap between median (72 to 89 days) and average (109 to 114 days) exists because overpriced properties drag the average up. Price competitively from day one to beat the median
- The first 21 days are critical — if your property has not received offers or meaningful showing activity within 21 days, evaluate whether a price adjustment is needed
- Seasonal timing affects DOM — spring listings (March through May) typically sell fastest due to parent buyers shopping for the next academic year. Football season (August through November) provides strong visibility for Square-adjacent properties. See Is Now a Good Time to Sell in Oxford?
Oxford Market Volume
The combined 1,514 closed transactions (680 single-family + 516 condos) over 18 months represents approximately 84 transactions per month in Oxford. This transaction volume confirms an active, liquid market where both buyers and sellers can find counterparties within reasonable timeframes.
For context, Oxford single-family homes carry a median list price of $487,750 — significantly above the Mississippi statewide average — reflecting the university-driven demand premium for Oxford properties. Condos at $450,000 median list provide a lower entry point while offering Square proximity and STR income potential.
Related Market Data
- For condo-specific market conditions, see Oxford MS Condo Market Outlook 2026
- For offer strategy based on current market competitiveness, see How to Make a Strong Offer in Oxford
- For seasonal selling strategy, see Is Now a Good Time to Sell in Oxford?
- For closing cost expectations, see Buyer Closing Costs and Seller Closing Costs
Frequently Asked Questions
How fast are homes selling in Oxford, Mississippi right now?
MLS data shows Oxford single-family homes sell in a median of 72 days and condos in a median of 89 days. Over January 2025 through June 2026, 680 single-family homes and 834 condos closed in Oxford — approximately 84 transactions per month combined. Well-priced properties in high-demand segments often go under contract faster than the median. Properties that exceed the median DOM typically need price adjustments to generate buyer interest. Contact Rosenblatt Real Estate for current market conditions specific to your property type and location.
Do condos or single-family homes sell faster in Oxford MS?
MLS data shows Oxford single-family homes have a slightly faster median DOM (72 days) compared to condos (89 days), though the averages are nearly identical (109 vs. 114 days). Condos outsell single-family in volume (516 vs. 680 closed transactions over 18 months), reflecting the strong demand from Ole Miss parents, STR investors, and second-home buyers. Both property types sell within a comparable timeframe when priced accurately for current market conditions.
How long is too long on the market in Oxford MS?
With median DOM of 72 days (single-family) and 89 days (condos) in Oxford, a property that exceeds 90 to 100 days without offers is underperforming the market. The most common cause is overpricing. If your property has not received offers within the first 21 to 30 days, evaluate pricing relative to MLS comparable sales. A strategic price reduction of 3% to 5% typically generates renewed interest and fresh MLS exposure. Properties that sit 120+ days signal to buyers that something may be wrong with the pricing, condition, or marketing.
How often do deals fall apart in Oxford MS?
Nationally, approximately 5% to 7% of real estate contracts fail to close. In Oxford, the most common causes of deal failure are inspection negotiation breakdown, financing failure (particularly condo warrantability issues during lender project review), and appraisal shortfalls in subdivisions with limited comparable sales. MLS data showing 947 combined single-family and condo closings over 18 months confirms that the vast majority of Oxford transactions do close successfully. Working with an experienced agent reduces the probability of deal failure significantly. Contact Bill Rosenblatt, Broker at Rosenblatt Real Estate, at (601) 842-5588 or bill@rosenblattrealestate.com for Oxford-specific guidance.
Market data in this page is extracted from the North Central Mississippi REALTORS MLS (Navica), closed transactions in Oxford, Mississippi, January 2025 – June 2026. Single-family data filtered by City=OXFORD, Property Type=Residential (680 closed sales). Condo data filtered by Property Type=Townhouse/Condo, City=OXFORD (834 closed sales). All statistics calculated from full dataset extraction. Closed sale prices are not disclosed. Market conditions change regularly. This page provides a market data framework — not a guarantee of sale timeline for any specific property.
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.
Analytical Framework for Oxford Market Intelligence
The 680-transaction dataset (Navica MLS, Jan 2025–Jun 2026) provides sufficient statistical depth for meaningful market analysis. With a median sale price of $475,000 and median PPSF of $240 across 36 tracked subdivisions, price distribution analysis reveals distinct market tiers: entry-level (under $300,000, primarily county properties), core market ($300,000 to $600,000, highest transaction volume), premium ($600,000 to $1,000,000, established neighborhoods), and luxury (over $1,000,000, limited inventory). Each tier exhibits different DOM patterns, list-to-sale ratios, and seasonal sensitivity.
The 72-day median DOM and 97.14% list-to-sale ratio indicate a balanced market — neither strongly favoring buyers nor sellers. University enrollment growth (25,222 Oxford campus per Fall 2025 IREP, a record third consecutive year) sustains demand, while new construction in subdivisions such as The Grove at Grand Oaks and Merion adds supply. The Oxford School District (rated A, 749 accountability points per MDE 2024–2025) drives family-buyer demand that concentrates in OSD-zoned subdivisions, creating measurable price premiums over comparable Lafayette County School District properties.
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, Rosenblatt Real Estate, LLC
Phone: (601) 842-5588
Email: bill@rosenblattrealestate.com
This page provides general information about real estate in Oxford, Mississippi. Individual circumstances vary. This is not legal, tax, or financial advice. Consult appropriate licensed professionals for situation-specific guidance.
Last reviewed July 2026 | Part of the Oxford Market Intelligence hub. For current DOM data and pricing strategy, contact Rosenblatt Real Estate.