Furnished vs. Unfurnished Rental ROI in Oxford, Mississippi
Whether to furnish a rental property in Oxford affects the tenant pool, rental rate, operating costs, and overall return. This page compares the two approaches using available Oxford market data.
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
Furnished Rental Rate Data
Oxford furnished rental rates based on actual listing data:
| BEDROOM COUNT | FURNISHED MONTHLY RATE | UNFURNISHED BASELINE |
|---|---|---|
| 1 BR | $1,200 – $1,900/mo | $935 – $1,476/mo |
| 2 BR | $1,700 – $2,300/mo | $1,712 – $1,844/mo |
| 3 BR | $2,200 – $4,500/mo | $1,866 – $2,864/mo |
Furnished rates from Apartments.com, ApartmentHomeLiving.com, Craigslist North MS, Rentable.co (2025–2026 listings). Unfurnished rates from RentCafe, Apartments.com, Rent.com. See Furnished Condo Rental Rates in Oxford MS for detailed listing data.
Furnishing Cost Estimates
- Basic furnishing (functional, durable): $5,000 – $10,000 for a 2BR unit
- Mid-range STR quality (photography-ready): $10,000 – $20,000 for a 2BR unit
- Premium/luxury: $20,000+ for a 2BR unit
These are general industry estimates, not Oxford-specific verified costs. Actual furnishing costs depend on quality level, sourcing, and unit size.
Key Considerations
- Furnished units attract a broader tenant pool — students, travel healthcare professionals (Baptist Memorial Hospital), visiting faculty, corporate relocations, and STR guests
- Unfurnished units attract longer-term tenants — families and professionals who have their own furniture and prefer lower monthly rent
- Furnished units experience faster wear — budget 5% to 10% of annual rental income for furniture replacement and maintenance
- STR eligibility changes the calculation significantly — furnished STR-eligible condos can access game-weekend rates ($300 to $4,500/night per The Daily Mississippian) that unfurnished units cannot
- Student housing is almost universally furnished — competing with purpose-built student complexes (Rev Anderson, Archive Oxford, U Club) requires furnished units
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 Insurance Agents
Rental and investment properties require specific insurance coverage, including landlord policies, loss-of-rent riders, and liability protection. The following Oxford-area insurance agents work with investment property owners:
- Jed James — Sunstar Insurance Group — (662) 234-8812
- Kyle Killens — Goosehead Insurance — (662) 638-1936
- Will Poole — State Farm Insurance — (662) 234-4551
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
Do furnished condos rent for more than unfurnished in Oxford MS?
Furnished condos typically command a monthly premium over unfurnished units, but the amount varies by location, quality of furnishings, and target tenant. The premium must be weighed against furnishing costs (typically $5,000 to $15,000 for a full condo setup), accelerated wear and tear, and replacement cycles. Not every unit benefits from being furnished — market analysis should drive the decision.
What does it cost to furnish an Oxford condo for student rental?
A basic student-ready furnishing package (beds, desks, sofa, dining set, kitchen essentials) typically costs $5,000 to $10,000 for a two-bedroom unit. Higher-end packages with upgraded furniture and decor can exceed $15,000. Owners should plan for replacement or refresh every three to five years due to tenant turnover and normal wear.
Is it worth furnishing a condo near the Ole Miss campus?
Furnishing is most worthwhile when the target tenant is an out-of-state student whose parents prefer a move-in-ready unit. For condos marketed to local tenants, graduate students, or young professionals, unfurnished may be equally competitive. Owners should compare furnished and unfurnished rental comps in the specific subdivision before investing in furniture.
How does furnishing affect resale value of an Oxford condo?
Furnishings do not typically increase the appraised value of a condo, but a furnished unit marketed as a turnkey investment can attract investor buyers willing to pay a modest premium for convenience. At resale, some owners include furniture in the sale and others remove it. The real ROI of furnishing is measured in rental income over the hold period, not at resale. For a furnished vs. unfurnished rental analysis on a specific Oxford property, contact Bill Rosenblatt at Rosenblatt Real Estate — (601) 842-5588 or bill@rosenblattrealestate.com.
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).
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 Ole Miss Real Estate Investment hub. For investment guidance, contact Rosenblatt Real Estate.