Casablanca vs Roman Oaks
Two Santa Rosa communities, compared on the numbers that decide it — price, pace, and supply — from live MLS data as of 2026-10-07.
| Metric | Casablanca | Roman Oaks |
|---|---|---|
| Median sale price | $839K | $445K |
| Price per sq ft | $344 | $185 |
| Avg days on market | 119 days | n/a |
| Months of supply | 1.3 mo | 0.0 mo |
| Market | Strong Seller's Market | Buyer-Leaning Market (limited data) |
| 1-year price change | +1% | +0% |
| Recent closings | 47 | 13 |
The verdict
Casablanca carries the higher median price — about 89% above Roman Oaks.
Where each one is
Casablanca and Roman Oaks are about 12 miles apart (straight-line, center to center) and share Santa Rosa County.
| Casablanca | Roman Oaks | |
|---|---|---|
| County | Santa Rosa County, FL | Santa Rosa County, FL |
| City / area | Gulf Breeze | Gulf Breeze |
| ZIP | 32060, 32561, 32563 | 32563 |
| FEMA flood zones (sampled parcels) | all 16 sampled homes outside a flood zone | all 12 sampled homes outside a flood zone |
Distances are straight-line; driving distance is usually 15 to 30 percent more. Flood-zone shares come from FEMA flood maps matched to sampled parcels; always check the exact address before you close.
What is for sale today
| Casablanca | Roman Oaks | |
|---|---|---|
| Homes for sale now | 5 | 0 |
| Under contract | 5 | 0 |
| Property types listed | Single Family Residence | - |
Live MLS counts, refreshed with every listing pull. Browse them: Casablanca homes for sale · Roman Oaks homes for sale.
The homes themselves
| Casablanca | Roman Oaks | |
|---|---|---|
| Homes (parcels) | 344 | 42 |
| Built | 1950–2024 (median 1969) | 2021–2022 (median 2021) |
| Typical living area | 2,569 sq ft | 2,693 sq ft |
| Homesteaded (owner-occupied) share | 80% | 37% |
| Vacant lots | 7 | 7 |
Housing-stock figures from the Florida Department of Revenue 2025 assessment roll (public records).
Price history, year by year
| Year | Casablanca median | Roman Oaks median |
|---|---|---|
| 2022 | $458K (46 sales) | $410K (24 sales) |
| 2025 | $530K (41 sales) | $485K (10 sales) |
| 2026 | $605K (43 sales) | $445K (20 sales) |
Since 2022, Casablanca's median sale price is +32% and Roman Oaks's is +9% — Casablanca has appreciated faster over that stretch.
How each one trades
| Casablanca | Roman Oaks | |
|---|---|---|
| Sale-to-original-list | 93.5% | 98.3% |
| New-construction share of sales | 2% | 85% |
| Typical sold home | 2,017 sq ft | 2,420 sq ft |
Last 12 months of recorded closings; sale-to-original-list is the share of the first asking price sellers actually got.
Schools the listings are zoned for
| Casablanca | Roman Oaks | |
|---|---|---|
| Elementary | Gulf Breeze | West Navarre |
| Middle | Gulf Breeze | Woodlawn Beach |
| High school | Gulf Breeze | Soundside High School |
The school most often recorded on each community's MLS listings. Always confirm a specific address with the district.
Which one fits
On budget alone, Roman Oaks is the lower entry point (median $445K vs $839K). Buyers who want newer construction (fewer near-term roof, HVAC and re-plumb items, and easier insurance quotes in Florida) will find it in Roman Oaks; Casablanca trades that for a more established street and, typically, larger lots.
Neither number set decides it: drive both on a weekday evening, check the HOA documents and the flood zone for the exact street, and price the insurance before you write an offer. A Momentum agent who works both communities can pull the comparable sales for any two specific homes.
Questions people ask
Is Casablanca more expensive than Roman Oaks?
Yes, on recent sales: the median sale price in Casablanca is $839,000 versus $445,000 in Roman Oaks, about 89% higher.
How far apart are Casablanca and Roman Oaks?
About 12 miles straight-line, center to center, both in Santa Rosa County; driving distance is usually 15 to 30 percent more.
Which has newer homes, Casablanca or Roman Oaks?
Roman Oaks: its homes were built 2021–2022 with a median year of 2021, versus a median of 1969 in Casablanca (Florida DOR assessment roll).
Which has appreciated more, Casablanca or Roman Oaks?
From 2022 to 2026 the median sale price rose 32% in Casablanca and 9% in Roman Oaks (recorded MLS closings by calendar year).
Where do sellers get closer to asking price?
Roman Oaks — sellers there received 98.3% of the original list price over the last 12 months versus 93.5% in Casablanca.
What high schools serve Casablanca and Roman Oaks?
Listings in Casablanca most often report Gulf Breeze; listings in Roman Oaks report Soundside High School. Zoning is set by the district and can change - verify by address.
Go deeper on each: Casablanca homes, photos & schools · Roman Oaks homes, photos & schools
Figures are aggregates from realMLS / DBAAR, updated regularly. Thinking about either? Talk to Momentum Realty.