Grand Oaks is a condominium community in Oxford, Mississippi, offering multiple floor plan configurations. Between January 2025 and June 2026, 5 units closed in this subdivision at a median price of $261 per square foot. Units range from 1,748 to 2,765 square feet with a median of 61 days on market.
What Is Grand Oaks in Oxford, Mississippi?
Key Takeaways
- 5 closed sales between January 2025 and June 2026 — a lower-volume community where individual sales can move the numbers
- Median price of $261 per square foot — below the Oxford condo market median of $266
- Median of 61 days on market — faster than the market benchmark of 89 days
- The 3-bedroom / 2-bath layout leads activity with 1 of 5 closed sales
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
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 / 2-Bath | 1 | Insufficient Data | Insufficient Data | Insufficient Data |
| 3-Bedroom / 2.5-Bath | 1 | Insufficient Data | Insufficient Data | Insufficient Data |
| 3-Bedroom / 3.5-Bath | 1 | Insufficient Data | Insufficient Data | Insufficient Data |
| 4-Bedroom / 3.5-Bath | 1 | Insufficient Data | Insufficient Data | Insufficient Data |
| 4-Bedroom / 4.5-Bath | 1 | Insufficient Data | Insufficient Data | Insufficient Data |
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
Buyer Considerations
Grand Oaks falls within the mid-range of Oxford condo pricing at a median of $261 per square foot. Buyers should evaluate factors including unit condition, HOA structure, proximity to the Oxford Square, and any applicable rental restrictions when comparing this community to other Oxford subdivisions.
With a median of 61 days on market, units in Grand Oaks tend to move faster than the Oxford condo market average of 89 days. This pace may indicate strong buyer demand for this particular location or product type.
Frequently Asked Questions
What unit types are available at Grand Oaks in Oxford MS?
Based on closed transactions between January 2025 and June 2026, Grand Oaks offers configurations including 3-bedroom / 2-bath, 3-bedroom / 2.5-bath, 3-bedroom / 3.5-bath, 4-bedroom / 3.5-bath, 4-bedroom / 4.5-bath. Square footage ranges from 1,748 to 2,765 across all layouts.
What is the price per square foot at Grand Oaks?
The median price per square foot at Grand Oaks was $261 based on 5 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 Grand Oaks?
The median days on market for Grand Oaks was 61 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 Grand Oaks compare to other Oxford MS condo communities?
At $261 per square foot with 5 transactions recorded, Grand Oaks 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.
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
Ownership Cost Framework for Grand Oaks
Condo ownership costs at Grand Oaks differ from single-family ownership in several key ways. The HOA fee covers building insurance (master policy), exterior maintenance, and common area upkeep, replacing some costs that single-family owners pay directly. However, condo owners also carry individual HO-6 insurance and are subject to special assessments for major building repairs. Based on current Oxford market data (680 single-family MLS transactions, January 2025 through June 2026, with separate condo tracking):
| Cost Category | Condo-Specific Notes |
|---|---|
| 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)); homestead 10% assessment, non-homestead (investment/second home) 15% assessment per MS Code §27-35-4; Annual Tax = Sale Price × Assessment Rate × 0.12967 |
| HOA Fee | Varies by building; covers master insurance, exterior, common areas, and potentially utilities |
| HO-6 Insurance | Covers interior, personal property, and liability; supplements HOA master policy |
| Wind/Hail | Mississippi deductibles typically 1%–5% of coverage amount |
| Special Assessments | Risk depends on building reserve fund adequacy; review financial statements before purchase |
For comparison, the single-family market median in Oxford is $475,000 at $240 per square foot with 72 median days on market. Condo buyers should compare total monthly cost (HOA + tax + HO-6 insurance + mortgage) against single-family alternatives. The FHA loan limit for Lafayette County is $541,287 and the conforming limit is $832,750, though condo FHA financing requires building-level FHA approval. See the Single-Family vs. Condo Investment Comparison for detailed analysis.
Resources for Grand Oaks Buyers
The following guides provide context for evaluating Grand Oaks and the Oxford condo market:
- Oxford Condo Guide Hub — building profiles, pricing data, and market overview
- Condo HOA Fee Structures — fee comparison across buildings near the Oxford Square
- HOA Fees Explained — what fees cover, how they change, and financial health indicators
- SF vs. Condo Investment — appreciation, rental yield, and maintenance comparison
- Financing Guide — FHA ($541,287), conventional ($832,750), and condo-specific requirements
- Property Tax Guide — 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 × 10% homestead or 15% non-homestead × 0.12967 per MS Code §27-35-4), homestead exemption, and assessment ratios
- Insurance Guide — HO-6 vs. HO-3, wind/hail in Mississippi, and flood considerations
- STR Operating Costs — short-term rental cost analysis for investment condos
- Market Intelligence Hub — price trends, seasonal patterns, and forecast data
- Living in Oxford — schools, culture, cost of living, and lifestyle overview
Last reviewed July 2026. Return to the Oxford MS Condo Guide for a complete overview of Oxford condo communities and market analysis.