Game Weekend Income Modeling for Oxford, Mississippi Properties
Seven Ole Miss home football weekends per year generate the highest short-term rental rates in the Oxford market. This page presents publicly available STR rate data for game weekends and provides a framework for modeling game-day income potential.
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
For comprehensive STR market data including occupancy rates, seasonal patterns, and annual revenue benchmarks, see STR Income Modeling for Game-Day Markets.
Game Weekend Nightly Rate Data
| PROPERTY TYPE | GAME-DAY RATE (PER NIGHT) | SOURCE |
|---|---|---|
| 2BR condo, walking distance to Square (marquee SEC matchup) | Up to $4,500 | The Daily Mississippian (2024 reporting); host interviews |
| 2BR condo (typical game weekend) | $300 – $800 | VRBO listing data; The Daily Mississippian |
| 3BR condo near Square | $388 avg / $500 – $2,000+ | VRBO average for 3BR; upper range for premium matchups |
| 1BR / guest room | $300 – $375 | The Daily Mississippian (vs. $115/night non-event) |
Sources: The Daily Mississippian (2024 reporting on Oxford STR market); VRBO listing data; host interviews published in The Daily Mississippian. Hosts report charging a minimum of twice the normal rate for any game weekend. Rates vary by opponent (SEC conference matchups command highest premiums), proximity to campus and Square, property condition, and booking platform.
Special Event Premium Periods
| EVENT | TIMING | RATE PREMIUM | SOURCE |
|---|---|---|---|
| Graduation Weekend | May | Up to $3,500/night — may exceed football rates | Oxford Vacation Rentals |
| Double Decker Arts Festival | April | Up to $3,000/night for premium properties | Oxford Vacation Rentals |
| Homecoming Weekend | October (varies) | Lodging demand reaches nearly 280% of available supply | The Daily Mississippian (Smith Travel Research data) |
Income Modeling Framework
A conservative game-weekend income model for an STR-eligible Oxford condo:
- 7 home football weekends x 2 nights average x rate per night = gross game-day income
- Graduation weekend (2–3 nights) + Double Decker weekend (2 nights) = additional peak income
- Subtract: platform fees (3% Airbnb host fee typical), cleaning/turnover costs, management fees (20%–30% if professionally managed), and applicable taxes (Mississippi state sales tax + Oxford local lodging tax + tourism tax)
This framework provides a structure for modeling — not a projection of specific income. Actual results depend on the specific property, STR eligibility under HOA covenants, pricing strategy, booking platform performance, and guest demand which varies by football schedule (SEC opponents vs. non-conference) and broader tourism patterns.
Key Risk Factors
- HOA STR eligibility — not all Oxford condo buildings permit short-term rentals. Verify before purchasing. See Oxford MS Short-Term Rental City Ordinances
- Market supply growth — Oxford has 1,300+ Airbnb listings with 27% to 36% annual occupancy (AirDNA/AirROI data), indicating supply is catching up with demand in some segments
- Regulatory changes — municipal STR regulations could change. The City of Oxford code currently does not have a dedicated STR permitting system, but regulations may evolve
- Schedule variability — the number of high-demand games varies by season depending on the football schedule and team performance
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.
Frequently Asked Questions
How much can you earn renting an Oxford condo on game weekends?
Nightly rates for Oxford properties during Ole Miss home football games vary significantly based on location, size, and condition. Properties within walking distance of the Square or campus command the highest rates. Ole Miss typically hosts seven home football games per season, with marquee SEC matchups generating the strongest demand. Actual income depends on occupancy, platform fees, cleaning costs, and local regulations.
How many football game weekends does Ole Miss have per season?
Ole Miss typically hosts seven home football games per season. Demand and pricing vary by opponent — SEC conference games (especially Alabama, LSU, and in-state rival Mississippi State) generate significantly higher nightly rates than non-conference matchups. Some owners also rent during other university events such as graduation, parents weekends, and Double Decker Festival.
Is game-weekend rental income enough to cover annual condo costs?
For some well-located properties, game-weekend income can offset a meaningful portion of annual carrying costs (HOA, taxes, insurance, maintenance). However, relying solely on seven weekends of rental income to cover 12 months of expenses requires strong nightly rates and consistent occupancy. Most owners supplement game-weekend income with longer-term rental strategies during the academic year.
What platforms do Oxford property owners use for game-day rentals?
Oxford property owners commonly use Airbnb, VRBO, and Furnished Finder, as well as direct booking through local networks. Each platform charges different host fees (typically 3 to 15 percent). Owners should verify that their HOA permits short-term rentals and comply with any applicable City of Oxford regulations before listing. For guidance on game-weekend rental strategy for your 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.
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.
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.