The Ice House — Oxford, Mississippi Building Profile
What Is The Ice House in Oxford, Mississippi?
The Ice House is a selectively traded condo property in the Oxford market, located at 1403 Van Buren Avenue in Oxford, Mississippi. Built in 2007, this brick, stucco-construction building sits approximately 0.1 mile from the Lafayette County Courthouse — placing residents within a one-to-two-minute walk of the restaurants, retail, and cultural venues that define the Oxford Square experience. The Ice House has recorded 6 MLS listings since 2017, making it a selectively traded condo property in the Oxford market.
Key Takeaways
- Built in 2007 — 0.1 mile (approximately 1–2 minute walk) from the Oxford Square
- Price positioning: #12 of 29 among profiled Oxford condo buildings by price per square foot
- Monthly HOA fee of $500
- Historical listing price range of $750,000 – $1,150,000
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 figures are drawn from cited public sources. 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.
For buyers evaluating Oxford condos as primary residences, investment properties, or Ole Miss student housing, The Ice House offers a combination of immediate Square proximity and brick, stucco construction that positions it within the mid-range tier of the Oxford condo market. This profile delivers MLS-sourced data across every major evaluation dimension — from unit configurations and pricing history to HOA structure, parking, and amenity details.
Building Identity
| Attribute | Detail |
|---|---|
| Building Name | The Ice House |
| Address | 1403 Van Buren Avenue, Oxford, MS 38655 |
| Year Built | 2007 |
| Unit Style | One Level, Contemporary |
| Elevator | Yes |
| Distance to Oxford Square | 0.1 mile (approximately 1–2 minute walk) |
| School District | Oxford School District |
Market Position
The following table positions The Ice House relative to all 29 condo buildings profiled in this Oxford condo market hub across six data-driven dimensions. Each tier is derived from MLS data — not subjective rankings.
| Dimension | Tier | Detail |
|---|---|---|
| Price Positioning | Premium | Top-tier pricing among all 29 profiled buildings based on MLS transaction data |
| Price Rank | #12 of 29 | Mid-range — 12th of 29 profiled buildings by price per square foot |
| Square Proximity | Immediate | 0.1 mile to Lafayette County Courthouse |
| Campus Proximity | Close | 0.8 mile driving to Ole Miss campus (542 University Ave) |
| HOA Level | Moderate | $500 monthly |
| Building Age | Established | Built 2007 |
| Market Activity | Selective | 6 MLS listings since 2017 |
Unit Configurations
The Ice House units are available in recorded bedroom and bathroom configurations, with square footage ranging from 950 – 1,704 square feet. This range accommodates different buyer use cases — from investor-oriented rental units to owner-occupied residences.
| Configuration | Bedrooms | Full Baths | Half Baths |
|---|---|---|---|
| Layout A | 2 | 2 | 1 |
| Layout B | 2 | 2 | 0 |
| Layout C | 1 | 1 | 0 |
| Attribute | Detail |
|---|---|
| Square Footage Range | 950 – 1,704 sq ft |
| Total MLS Listings (Since 2017) | 6 |
| Listing Date Range | August 2017 – September 2022 |
Pricing Overview
The Ice House units have listed between $750,000 – $1,150,000 across 6 MLS entries during the MLS listing history since 2017. Among the 29 condo buildings profiled in this hub, The Ice House holds Price Rank #12 of 29 in the Premium pricing tier based on MLS market data — a positioning that reflects location, construction quality, and amenity offerings relative to competing buildings near the Oxford Square.
Over the next six months, market conditions suggest continued pricing stability at The Ice House, consistent with the broader pattern observed across Square-adjacent condo properties in Oxford. For specific pricing analysis, current availability, and transaction guidance, contact Rosenblatt Real Estate directly.
| Pricing Metric | Detail |
|---|---|
| Listing Price Range | $750,000 – $1,150,000 |
| Price Positioning | Premium tier among 29 profiled buildings |
| 6-Month Outlook | Stable — consistent demand supports pricing |
| Detailed Pricing Analysis | Contact Rosenblatt Real Estate |
HOA Structure
The Ice House carries a monthly HOA fee of $500. Based on available MLS data, included services cover: amenities maintenance, exterior insurance, common ground maintenance, lawn maintenance, other-see remarks. For a complete breakdown of current HOA-included services, reserve fund status, and any pending special assessments, contact Rosenblatt Real Estate for the most current HOA documentation.
| HOA Attribute | Detail |
|---|---|
| Monthly Fee | $500 |
| Included Services | Amenities Maintenance, Exterior Insurance, Common Ground Maintenance, Lawn Maintenance, Other-See Remarks |
| Fee Frequency | Monthly |
HOA fees directly affect the total cost of ownership and net rental income. Buyers evaluating The Ice House against other Oxford condo buildings should compare fee structures using the HOA Fee Impact on Ownership Cost analysis page in this hub.
Parking
The Ice House provides under-building parking garage for residents. Buyers and renters should verify current parking allocation and guest parking availability with the building HOA or through Rosenblatt Real Estate.
| Parking Attribute | Detail |
|---|---|
| Parking Type | Under-building parking garage |
| Assignment | Verify with HOA |
Short-Term Rental Eligibility
Short-term rental eligibility at The Ice House is not confirmed in available MLS data. Buyers considering STR income strategies should verify current HOA covenants and any municipal restrictions before purchase. For investors and Ole Miss families seeking to offset ownership costs through game-weekend and event-driven rental income, confirming STR eligibility is a critical due diligence step.
| STR Attribute | Detail |
|---|---|
| STR Permitted | Insufficient data — verify with HOA |
| Income Potential | Contact Rosenblatt Real Estate for current rental rate benchmarks |
Unit and Building Amenities
The Ice House units feature finishes and amenities consistent with Oxford condo construction standards. MLS data identifies the following amenity attributes across recent listings:
| Category | Details |
|---|---|
| Interior Features | hardwood floors, walk-in closets, ceramic tile floors, granite countertops, ceiling fans, main level bedroom, underground utilities, porch |
| Kitchen Appliances | built-in microwave, cooktop, dishwasher, disposal, dryer, refrigerator, washer/dryer hookup, washer |
| Pool | None |
Construction Profile
| Construction Attribute | Detail |
|---|---|
| Exterior Construction | Brick, Stucco |
| Roofing | Architectural |
| Foundation | Slab |
| Heating | Central |
| Air Conditioning | Central Electric |
Brick exterior construction provides long-term durability and lower maintenance costs relative to frame, HardiPlank, or masonite exteriors. Architectural shingle roofing provides a traditional aesthetic with standard residential durability. For a side-by-side comparison of construction materials across all Oxford condo buildings, see the Square-Adjacent Condo Directory.
Location and Proximity
The Ice House sits at 1403 Van Buren Avenue, placing it within 0.1 mile of the Lafayette County Courthouse at the center of the Oxford Square. This is among the closest proximity positions of any condo building profiled in this hub — tied with High Cotton, Harrison Square, The Monroe, and The Magnolia Collection for the shortest walking distance to the Square.
This proximity delivers direct walkable access to dining, shopping, entertainment, and the Ole Miss campus corridor. For buyers prioritizing walkability as a primary purchase criterion, the What Drives Condo Pricing Near the Square analysis examines how distance and orientation affect unit valuation across Oxford condo buildings.
The Ice House is 0.8 mile driving from the Ole Miss campus at 542 University Avenue, placing it in the Close campus proximity tier among all 29 profiled buildings. For buyers evaluating both Square access and campus proximity, The Ice House offers 0.1 mile to the Oxford Square and 0.8 mile to campus — a combination relevant to Ole Miss parents, game-day investors, and student housing buyers.
Buyer Fit Analysis
The Ice House aligns with multiple buyer segments active in the Oxford condo market:
- Luxury Buyers: Premium per-square-foot pricing and well-established construction reflect exclusivity and location — see Luxury Condo Buyer Profile
- Ole Miss Parents: Proximity to campus corridor with potential rental income during academic breaks — see Parent Condo Purchase Strategy
- Downsizers: Reduced maintenance responsibilities with walkable access to the Oxford Square — see Downsizing into a Square-Adjacent Condo
- Investors: Verify STR eligibility with HOA before purchase — see STR Income Modeling
Frequently Asked Questions
How is The Ice House priced relative to other Oxford condos?
Based on MLS transaction data, The Ice House holds Price Rank #12 of 29 (Premium tier) among all condo buildings profiled near the Oxford Square. For current pricing and availability, contact Rosenblatt Real Estate.
What are the monthly HOA fees at The Ice House?
The Ice House carries a monthly HOA fee of $500. Relative to all 29 buildings profiled in this hub, this places The Ice House in the Moderate HOA tier.
How far is The Ice House from the Oxford Square?
The Ice House is located 0.1 mile from the Lafayette County Courthouse at the center of the Oxford Square. This places it in the Immediate proximity tier among all profiled buildings.
How far is The Ice House from the Ole Miss campus?
The Ice House is 0.8 mile driving from the Ole Miss campus at 542 University Avenue. This places it in the Close campus proximity tier among all 29 buildings profiled in this hub.
Does The Ice House have covered parking?
Yes. The Ice House provides under-building parking garage. Covered parking is a premium feature among Oxford condo buildings, where many competing developments offer only surface lot parking.
What is the listing price range at The Ice House?
The Ice House units have listed between $750,000 – $1,150,000 across 6 MLS entries since 2017. Unit sizes range from 1,068 – 1,614 sq ft. For current availability and pricing, contact Rosenblatt Real Estate.
Data presented on this page is sourced from the North Central Mississippi Board of Realtors MLS (NaviCA). While every effort has been made to ensure accuracy, MLS data may contain errors or omissions. Prospective buyers should independently verify all information. This content does not constitute an offer, solicitation, or guarantee of any kind. For current availability, verified pricing, and transaction guidance, contact Rosenblatt Real Estate.
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
Last reviewed July 2026 | This building profile is part of the Condos Near The Square authority hub. For transaction process guidance, see Buying & Selling Process Authority.