Heard the buzz about The Julep and wondering what it means for Oxford housing? You are not alone. When a project this large hits the news, it is natural to ask how it could affect prices, traffic, rentals, and your next move. In this guide, you will get a clear, local look at what is planned, what is approved, and what to watch as the first phases take shape. Let’s dive in.
What is The Julep?
Location and scale
The Julep is a planned unit development of roughly 855 acres south and west of Oxford, stretching from Old Taylor Road toward South Lamar and Pea Ridge Road. Public materials describe an eventual buildout of about 1,900 residences across multiple neighborhoods over 10 to 15 years. Those details have been covered in local reporting on the PUD approval and concept plans. See the initial PUD coverage and scale overview.
Housing mix and phasing
Plans point to a traditional neighborhood layout with a mix of single family homes, townhomes, and some mixed use areas that include flats above retail. Phase 1 covers about 62.7 acres, so early activity will be concentrated and incremental while later phases come online gradually. The takeaway for timing is simple: supply arrives in stages, not all at once.
Who is behind it and current approvals
Common Ground Urban Design + Planning has been publicly identified as the planning and design consultant. Learn more about the planning firm’s background. On the approvals front, Lafayette County approved the PUD overlay in 2019, and the Oxford Board of Aldermen approved a request for city water and sewer for Phase 1, subject to final engineering and state signoffs. Read the latest on the city utility request and conditions.
Infrastructure and traffic to expect
Water and sewer upgrades
City engineers noted that full buildout could require significant water capacity. A new 16 inch water main from Belk Boulevard to the site is required and funded by the developer, along with gravity sewer lines and two pump stations for early phases. Tap issuance depends on final engineering, stormwater plans, and state approvals. Review the Planning Commission’s water and sewer notes for Phase 1.
Road connections and traffic mitigation
The developer has committed to internal connector roads and a significant connector between Old Taylor and South Lamar that local reports estimated around $4 million. Old Taylor Road is already identified in long range transportation planning as constrained, so expect traffic mitigation to remain a key condition as phases proceed. See reporting on the connector road commitments.
Stormwater and environmental review
Neighbors have raised stormwater, erosion, and water quality concerns. Local coverage notes that state environmental review and stormwater engineering are gating items for providing utility taps, with state sampling in nearby basins reported in early 2025. Read the city’s conditions and environmental review context.
How it could shape prices
Short term vs. long term
A community that could reach about 1,900 homes is significant for Oxford’s long run housing supply. Because buildout is phased over a decade or more, near term relief is modest. Expect incremental additions in the early years rather than a flood of new listings. Local reporting on the phased approach underscores this gradual timeline.
Price effects by segment
The Julep’s mix of single family, townhomes, and mixed use residences should broaden choices across several price bands over time. In the near term, citywide prices will still be shaped by overall inventory, buyer demand, and the pace of new product. As more phases open, you could see more options for first time buyers and downsizers in particular, depending on what each phase delivers. Phase 1 approvals describe a range of product types.
Rental and student housing ripple effects
Oxford’s rental market is influenced by University of Mississippi enrollment trends, which have posted record gains. That growth supports strong occupancy in purpose built student housing near campus. New general market rentals at The Julep could add choices for non student renters such as young professionals, families, and retirees, though the direct impact on student oriented rents near campus is likely limited by distance and product type. See the university’s enrollment update.
What this means if you are buying
- Watch the timeline. A 10 to 15 year buildout means early inventory is limited and will release in phases.
- Track Phase 1 offerings if you want new construction on the south side of town. Product mix will shape opportunities for attached homes and smaller lots.
- Consider commute patterns. Road upgrades and the planned connector could improve access between Old Taylor and South Lamar over time.
- Stay flexible on timing. If you need to move soon, you will likely focus on existing neighborhoods now, then revisit Julep phases as they launch.
What this means if you are selling
- Watch your segment. If your home is similar in price and style to a Julep phase, you could see more competition when that phase opens. Timing your listing matters.
- Proximity matters. Sellers near Old Taylor, South Lamar, and Pea Ridge corridors may feel localized effects sooner as infrastructure is built and early phases deliver.
- Presentation still wins. With strong buyer demand in core Oxford areas, high quality marketing, pricing, and condition will keep you competitive even as new product arrives.
What to watch next
- Final engineering and state signoffs for water, sewer, and stormwater. Track the Board of Aldermen updates and utility conditions.
- Construction of the 16 inch water main and initial sewer infrastructure for Phase 1. See the Planning Commission’s coverage of required improvements.
- Road connector progress between Old Taylor and South Lamar. Review prior reporting on the connector commitment.
- Model homes, sales releases, and the first townhome or mixed use offerings as vertical construction begins.
Bottom line for Oxford
The Julep signals long term confidence in Oxford’s growth. It should increase housing choice and help balance supply over several years, but it is not a quick fix for affordability or student area rent pressure. If you are planning a move, align your strategy with the project’s phased timeline and your goals today.
If you want tailored guidance and first look access to new construction, builder partnerships, and private opportunities, connect with Noelle Goubeaux. You will get experienced, local representation with discreet marketing and smart timing to match your next step.
FAQs
Will The Julep lower Oxford home prices?
- Not immediately. The plan adds long term supply, but because it will be built in phases over a decade or more, near term price pressure from strong demand is likely to continue.
How many homes are planned and when will they arrive?
- Public materials describe about 1,900 residences across the full 855 acre PUD, with Phase 1 around 62.7 acres and a total timeline of roughly 10 to 15 years.
What infrastructure changes are planned near Old Taylor Road?
- The developer funds a new 16 inch water main from Belk Boulevard, early phase sewer pump stations, and connector roads, including a major link toward South Lamar, subject to approvals.
Will The Julep ease student rents near campus?
- It may add general market rentals that help non student renters, but student area rents are driven by campus proximity and enrollment, so direct relief is likely limited.
Are there environmental safeguards for stormwater?
- Yes. Final utility taps depend on approved engineering, stormwater plans, and state environmental signoffs, with local reporting noting recent state sampling in nearby basins.
Where can I follow official updates?
- Local coverage by the Oxford Eagle on Board of Aldermen actions, Planning Commission items, and utility approvals is a reliable source for new developments.
