The University of Mississippi has a plan for summer 2027, and it changes Oxford's student rental market more than any single new building does. The university plans to open a 1,282-bed residence hall on the former Kincannon Hall site. In the same academic year, it plans to stop offering three private apartment complexes through Student Housing. The university currently leases beds in those complexes and fills them through its own housing assignments, and one of them has housed freshmen. Starting in 2027–28, those beds will no longer be filled that way.
For a parent pricing a condo near campus this winter, the timing matters. The rent you can expect and the resale buyers you are counting on both depend on the off-campus market a student will be renting in from 2027 on. That market will look different from the tight one of the last few years.
Where Ole Miss Freshmen Live Right Now
Ole Miss requires incoming first-year students to live in housing that Student Housing owns or manages. The policy says it "explains the requirement that all incoming new, first-year students live in Student Housing owned or managed residence halls, residential colleges or apartments." The words "or apartments" are what tie the private market to the freshman class.
When enrollment outgrew campus beds, the university made up the difference by leasing privately owned complexes and managing them as university housing. Its master-lease page describes these as "privately-owned apartments, and managed by the university." The Daily Mississippian reported in February 2024 that the deal for The Quarters at Oxford dates to 2023, and that the university would lease the entire complex for 2024–25. The headline put the purpose plainly: "Make way for freshmen."
The leases then grew. In January 2025, the Daily Mississippian reported that the university raised its master lease at The Rev Oxford from 200 to 316 bed spaces, running through July 31, 2027. The Taylor Bend lease went from 126 to 201 beds, running through July 31, 2026, with yearly extension options through July 31, 2028.
| Property | University-leased beds | Status beginning 2027–28 |
|---|---|---|
| The Quarters at Oxford, 101 Creekmore Blvd. | Entire complex as of 2024–25 | No longer offered through Student Housing |
| The Rev Oxford | 316 | No longer offered through Student Housing |
| Taylor Bend | 201 | No longer offered through Student Housing |
| The Suites Oxford | Listed as a current master lease | Not named in the 2027–28 change |
The university's master-lease page states that "The Quarters Oxford, The Rev, and Taylor Bend will no longer be available through the Department of Student Housing beginning the 2027-2028 academic year." The Rev and Taylor Bend alone account for 517 university-leased beds, and The Quarters was leased in full for 2024–25. Starting in 2027–28, none of those beds will be filled through Student Housing.
What Opens in Summer 2027
Two large projects are due in the same summer the master-lease change takes effect.
- Kincannon, Phase I of the university's housing partnership. Greystar and Ole Miss started construction on a 1,282-bed project. They closed on $101.2 million in tax-exempt bond financing, with Provident Resources Group as owner and borrower, according to Multi-Housing News in March 2026. The housing is semi-suite style, and parts of it are being built in Modern Living Solutions' factory in Knox, Pennsylvania. In February, the university told the Daily Mississippian that the project "remains on schedule with move-in expected in summer 2027."
- The Anderson Road project. Development Ventures Group and Kayne Anderson Real Estate broke ground in August 2025 on 755 beds in 243 units, less than half a mile from campus. The plan mixes cottages, townhomes and flats in one- to four-bedroom layouts, with completion expected by summer 2027, the Oxford Eagle reported.
A third project sits slightly earlier on the calendar. GTIS Partners and RISE announced RISE Oxford Farms, a 504-bed, 216-unit student community in Oxford Farms near Oxford Way, scheduled for the 2026–27 academic year, according to Multi-Housing News. We covered how it fits the larger master plan in our post on why Oxford Farms is building for grandparents and freshmen at the same time.
The university has said why Kincannon comes first. "Kincannon is the most construction-ready site, and it's the priority because it supports the university's goal of housing first-year students on campus," Jacob Batte, director of news and media relations, told the Daily Mississippian. The Quarters was leased to make room for freshmen, and the new hall built for first-year students opens in the same academic year that The Quarters, The Rev and Taylor Bend leave the university's program.
For context, Multi-Housing News cited Yardi Matrix data counting eight dedicated off-campus student housing communities serving the university, with 4,793 beds in total. Anderson Road is due to add 755 beds to that base by summer 2027, after RISE Oxford Farms' 504 beds scheduled for the current academic year. In 2027–28, the university also stops filling hundreds of beds at three existing complexes.
Phase II Got Smaller and Later
When Ole Miss and Greystar announced the partnership in 2025, the two campus sites were supposed to open together and add about 2,700 beds. That is no longer the plan for the second site.
In February 2026, the university said the West Row project across from the School of Law was still in design. Construction was scheduled to begin in fall 2026, and move-in had moved from fall 2027 to summer 2028. In August, the IHL board approved a ground lease for West Row with PRG–Oxford Properties LLC covering "approximately 850 new student beds," along with a surface parking lot and a food truck pad. Substantial completion is targeted for July 2028. Earlier reporting had put West Row at about 1,500 beds.
According to Tippah News, IHL Senior Associate Commissioner for Finance John Pearce told the board that student fees will cover rent and maintenance and that the university will not be responsible for the project's debt.
The effect on the private market is a matter of timing. Combined campus capacity from the two phases is now about 2,130 beds rather than 2,700. The bigger share of it, Kincannon, arrives in 2027, the same year as the master-lease change and the Anderson Road project. The smaller second phase follows a year later. So summer 2027 carries most of the new supply, and 2028 brings a smaller second round.
The Enrollment Number That Points Both Ways
The recent enrollment figures are mixed. Ole Miss reported 28,405 students across its campuses in fall 2025, up from 27,124 in fall 2024. In the same period, the freshman class fell from 5,973 to 5,464. The Daily Mississippian put growth for the Oxford and regional campuses at 5.2%, from 23,981 to 25,222.
That split matters for an off-campus landlord. Total enrollment drives demand from sophomores, juniors and seniors, who are the usual condo and apartment renters. The freshman count drives how many students the residency rule sends into university housing. In June 2026, Chancellor Glenn Boyce told the IHL board that fall applications topped 46,500, Magnolia Tribune reported. Fall 2026 census figures are due to IHL by Nov. 15. They will show whether the 2025 freshman dip was a one-year blip.
Questions to Ask Before Buying a Student Condo This Winter
A condo bought now for a student entering in fall 2026 or 2027 is likely to be rented out or sold just as the 2027 supply arrives. These questions are about that timing.
- Who rents this unit after your student moves out? Small condo buildings compete for upperclassman renters with every apartment complex in town. Starting in 2027–28, three complexes the university now leases will no longer be filled through Student Housing.
- How does the floor plan compare with new purpose-built beds? Anderson Road's mix of cottages, townhomes and flats will be the newest product in town. Ask how a unit's bedroom count, bathroom ratio and parking compare.
- What do the association's documents say about renting? If the plan is to rent to other students later, ask early whether the community has rental rules, and have the documents reviewed by the right professional.
- How long do you plan to hold? An owner planning five or more years rides through a single supply year differently than someone who expects to sell soon after graduation.
- Is walkability doing the work in the price? Kincannon and West Row are on campus, so the newest beds will also be some of the closest. Condos priced mainly on distance to campus face that comparison.
If you're comparing specific buildings, our Rowandale guide for parent and investor buyers and the new developments overview are good places to start.
FAQ
Will my freshman live in an off-campus apartment in fall 2027? The residency policy includes apartments that Student Housing manages. The university has said Kincannon supports its goal of housing first-year students on campus, and that The Quarters, The Rev and Taylor Bend leave its program in 2027–28. The Suites Oxford is still listed as a master lease and is not named in that change.
When does West Row open? The IHL-approved ground lease targets substantial completion in July 2028, at about 850 beds.
Does more supply mean condo values fall? Supply is one input. Enrollment, how long you plan to own, and the condo's own rental rules matter too. The fall 2026 census figures due Nov. 15 will be the next useful data point.
This post is general information, not legal or financial advice, so please confirm your own situation with an attorney or financial professional.
If you're weighing an Oxford condo for your student, timing your purchase around the 2027 changes is the kind of question Zach Callicutt can go through with you building by building. That includes rental rules, floor plans, and how each unit compares with what's opening near campus. Book an appointment, and we'll go over the specific buildings on your list.
