Pebble Creek is a single-family residential subdivision in Oxford, Mississippi, offering multiple floor plan configurations. Between January 2025 and June 2026, 15 homes closed in this subdivision at a median price of $213 per square foot. Homes range from 1,260 to 1,791 square feet with a median of 54 days on market.
What Is Pebble Creek in Oxford, Mississippi?
Key Takeaways
- 15 closed sales between January 2025 and June 2026 — an actively traded Oxford subdivision
- Median price of $213 per square foot — below the Oxford single-family market median of $240
- Median of 54 days on market — faster than the market benchmark of 72 days
- The 3-bedroom / 2-bath layout leads activity with 14 of 15 closed sales
Oxford Single-Family Market Context
- Market-wide median: $475,000 sale price, $240 PPSF (680 transactions, Jan 2025–Jun 2026)
- Condo market: Condo median $449,900, $266 PPSF, 89 DOM (834 transactions, Jan 2025–Jun 2026)
- Median DOM: 78 days across all 36 tracked subdivisions
- 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: MS avg $3,353/year for $300,000 coverage
- Oxford School District: rated A by MDE (11th consecutive year, 749 accountability points), ~4,790 students
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 Home Configuration (January 2025 – June 2026)
| 3-Bedroom / 2-Bath | 14 | $214 | 1,260 – 1,557 SF | 55 |
| 4-Bedroom / 3-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.
Buyer Considerations
Pebble Creek falls within the mid-range of Oxford single-family pricing at a median of $213 per square foot. Buyers should evaluate factors including home condition, lot size, school zoning, proximity to the Oxford Square, and neighborhood covenants when comparing this subdivision to other Oxford neighborhoods.
With a median of 54 days on market, homes in Pebble Creek tend to move faster than many Oxford subdivisions. This pace may indicate strong buyer demand for this particular location or product type.
Frequently Asked Questions
What home sizes are available in Pebble Creek in Oxford MS?
Based on closed transactions between January 2025 and June 2026, Pebble Creek offers configurations including 3-bedroom / 2-bath. Square footage ranges from 1,260 to 1,791 across all layouts.
What is the price per square foot in Pebble Creek?
The median price per square foot in Pebble Creek was $213 based on 15 closed transactions between January 2025 and June 2026. Pricing varies by home configuration and condition. Contact Rosenblatt Real Estate at (601) 842-5588 for current availability and pricing details.
How long do homes take to sell in Pebble Creek?
The median days on market for Pebble Creek was 54 days during the January 2025 through June 2026 reporting period. Individual home marketing times can vary based on pricing, condition, time of year, and whether the property is new construction or a resale.
How does Pebble Creek compare to other Oxford MS subdivisions?
At $213 per square foot with 15 transactions recorded, Pebble Creek is one of the active single-family subdivisions in the Oxford market. For a comprehensive comparison of Oxford single-family subdivisions, including pricing data, layouts, and market trends, visit the Oxford MS Single-Family Subdivision Guide or contact Bill Rosenblatt at (601) 842-5588 for a personalized consultation.
How These Market Metrics Apply to Single-Family Buyers
The 680-transaction dataset (Navica MLS, Jan 2025–Jun 2026) provides subdivision-level pricing granularity across 36 tracked Oxford subdivisions. The market-wide median of $475,000 at $240 PPSF masks significant variation: campus-adjacent subdivisions command $362 to $471 PPSF while outlying subdivisions may price below $200 PPSF. Buyers should compare properties using subdivision-specific PPSF rather than the market-wide median to avoid overpaying in lower-PPSF areas or missing value in higher-PPSF locations.
At the median price, annual homestead property taxes are calculated at 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)) on 10% of assessed value (MS Code §27-35-4; actual tax depends on Lafayette County Tax Assessor valuation), insurance adds approximately $3,353 (Bankrate, Nov. 2025), and maintenance reserves of 1% to 2% of value add $4,600 to $9,200. Total annual carrying cost before mortgage: approximately $14,000 to $18,500. Buyers financing with FHA (limit $541,287 per HUD ML 2025-23) or conventional loans (conforming limit $832,750 per FHFA 2026 schedule) should factor these carrying costs into qualification calculations alongside the mortgage payment.
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 Pebble Creek
Prospective buyers evaluating Pebble Creek should model total ownership costs beyond the purchase price. Based on current Oxford market data (680 single-family MLS transactions, January 2025 through June 2026), the following cost framework applies to properties in this subdivision:
| Cost Category | Annual Estimate | Notes |
|---|---|---|
| Property Tax (Homestead) | Sale Price × 10% × 129.67 mills (0.12967); 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) | Oxford city rate; Lafayette County + City + OSD combined |
| Property Tax (Non-Homestead) | Sale Price × 15% × 129.67 mills (0.12967); 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) | Investment or second-home properties pay ~50% more in tax |
| Homeowner Insurance | ~$3,353/year for $300,000 coverage | Mississippi state average; wind/hail deductible 1%–5% |
| Maintenance Reserve | 1%–2% of home value annually | Older homes and larger lots trend toward 2% |
| HOA (if applicable) | Varies by subdivision | Not all Oxford subdivisions have mandatory HOA |
Property taxes are calculated at 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); source: Oxford Eagle, Sept. 2025) on 10% of assessed value for homestead or 15% for non-homestead properties (MS Code §27-35-4). Actual tax amounts depend on the Lafayette County Tax Assessor valuation. Insurance, maintenance, and any HOA fees add $5,000 to $12,000 annually depending on property size and condition. Buyers financing with an FHA loan (limit $541,287 for Lafayette County) or conventional loan (conforming limit $832,750) should include these carrying costs in their qualification calculations. See the Costs and Fees Reference hub for detailed cost modeling.
Resources for Pebble Creek Buyers
The following guides provide additional context for evaluating Pebble Creek and comparing it to other Oxford subdivisions:
- Oxford Home Prices by Subdivision — PPSF comparison across all 36 tracked subdivisions
- Home Value Drivers by Neighborhood — school zones, lot size, and proximity premiums
- Appreciation Trends — historical price movement and hold-period analysis
- Subdivisions by School Zone — Oxford School District (rated A by MDE (11th consecutive year, 749 accountability points)) zone mapping
- Financing Guide — FHA ($541,287), conventional ($832,750), VA, and USDA loan programs
- 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) breakdown and homestead exemption details
- Home Insurance Guide — HO-3 policies, wind/hail coverage, and flood zone considerations
- Buy vs. Rent Analysis — monthly cost comparison and break-even modeling
- Subdivisions Near Ole Miss Campus — proximity rankings and commute analysis
- Market Intelligence Hub — price trends, seasonal patterns, and forecast models
Last reviewed July 2026. Return to the Oxford MS Single-Family Subdivision Guide for a complete overview of Oxford single-family subdivisions and market analysis.