Cordova Place in Pensacola

Cordova Place

Established 1988 · Intracoastal West · ZIP 32224

A small, executive Cordova enclave, low HOA, top elementary and middle schools.

Low HOA (~$360/yr)Strong elementary & middleCentral Cordova location
Live Market Pulse
50/100
Momentum
Buyer-Leaning Market (limited data)
Tight supply keeps sellers in control, but dated interiors still trade at a discount, so condition is where buyers win.
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Unlock Off-Market Cordova Place

Listings before the portals, true comps, and the renovation and carrying-cost math, before you tour.

Built fromLive Pensacola MLS data14 years of closingsLocal renovation analysisUpdated twice daily
LiveMarket PulsePensacola MLS
$848K
Median Price
0mo
Supply
58days
Avg DOM
Soft
Seller Leverage
n/a
Median $/Sqft
-6%
1-Yr Price Change
0now
Distress
Jon Brooks, founder of Momentum Realty
Jon's Current Read

"Cordova Place is a small (75-home), established (1991-97) single-family enclave off Summit Boulevard in the central Cordova area of Pensacola, valued for executive-style homes at a low HOA in one of the metro's most central locations, with two standout schools zoned: Cordova Park Elementary (8/10) and the magnet Brown Barge Middle (9/10). Brick-and-stucco homes (around 2,800 to 3,250 square feet) trade roughly $500,000 to $750,000, minutes from the airport, the mall, and downtown. The honest reads are a weak zoned high school (Washington), low resale turnover in a 75-home enclave, and 1990s homes now on a systems cycle. Buy it for the central location, the low HOA, and the strong lower-grade schools; verify the high school, inspect the home, and comp within the enclave."

Jon Brooks, founder, Momentum Realty · Updated June 2026

The 60-Second Overview

Cordova Place is a small single-family enclave off Summit Boulevard in the central Cordova area of Pensacola (City of Pensacola, Escambia County, 32504), with its main street Arriviste Way, northwest of Cordova Mall.

It is 75 detached executive-style brick-and-stucco homes (around 2,800 to 3,250 square feet) built 1991-97, on roughly quarter-acre lots, with features like 12-foot ceilings, screened pools, and formal dining rooms.

The carry is light: an active HOA of about $360 a year (around $30 a month, among the lowest in the metro) covering common-area fencing, landscaping, and irrigation, and no CDD. Confirm the dues.

The draw is an executive home at a low HOA in one of the metro's most central locations, with the standout Cordova Park Elementary (8/10) and magnet Brown Barge Middle (9/10) zoned. The trade-offs are a weak zoned high school, low resale turnover in a 75-home enclave, and 1990s homes on a systems cycle.

Best for

  • Buyers who want a central executive home at a low HOA
  • Families drawn to a standout elementary and magnet middle school
  • Move-up buyers who value a small, established enclave

Probably not for

  • Families set on a strong zoned high school
  • Buyers who want new construction or large lots
  • Buyers who need deep resale liquidity

How Cordova Place is performing right now

50/100
momentum
Buyer-Leaning Market (limited data)
Seller's marketBalancedBuyer's market
0Months of supplytight
66Median days on marketdays
0 : 0Under contract vs for salestrong demand
0Sold in last 12 monthsliquidity
+127%Median price since 2012appreciation
+0%Asking vs recent sold $/sqftroom to negotiate

Tight supply and strong demand favor sellers here. Homes still take about two months to sell, though, and with asking prices running above recent sales per square foot, a prepared buyer has room on anything overpriced. Reading each home against the real comps, not the headline trend, is where the edge is.

Live from Pensacola MLS, as of June 11, 2026. Refreshed twice daily. Months of supply, days on market, and the contract-to-listing ratio are computed from current Cordova Place listings and the trailing twelve months of closed sales.

8.6A- score
Momentum intelligence
Momentum buy score

Our proprietary read on how a home in Cordova Place buys, holds, and resells. See the five factors.

Homes For Sale Right Now in Cordova Place

Live MLS inventory for Cordova Place. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.

Active and pending Cordova Place listings as of 2026-06-11, priced high to low. Copyright© 2026 by the Multiple Listing Service of the Pensacola Association of REALTORS® This information is believed to be accurate but is not guaranteed. Subject to verification by all parties. This data is copyrighted and may not be transmitted, retransmitted, copied, framed, repurposed, or altered in any way for any other site, individual and/or purpose without the express written permission of the Multiple Listing Service of the Pensacola Association of REALTORS®. Florida recognizes single and transaction agency relationships. Information Deemed Reliable But Not Guaranteed. Any use of search facilities of data on this site, other than by a consumer looking to purchase real estate, is prohibited.. Tap any home to ask about it.

Listing locations from Pensacola MLS; lot type inferred from listing descriptions. Destination pins are approximate. Map data © OpenStreetMap, tiles © CARTO. Flood, school, and commute overlays are on the roadmap.

The takeaway

The location is the everyday-convenience case: shopping, schools, and the major roads are all a manageable drive.

Cordova Mall~3-5 min · under a mile
Pensacola International Airport (PNS)~8-12 min · northeast
Downtown Pensacola~12-18 min · via 9th Ave or I-110
I-10 / I-110 interchange~10-15 min · via 9th Ave or Davis Hwy
University of West Florida~15-20 min · north
NAS Pensacola~20-25 min · south via 9th Ave

Distances and drive times are approximate and vary with traffic. Confirm your real commute at your real departure time.

Nearby Communities

Explore more neighborhoods near Cordova Place with Momentum Realty’s local guides.

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Carrying cost · the no-CDD edge

No CDD bond means thousands less per year than newer master plans.

Typical CDD community~$2,500/yr
Cordova Place (no CDD)$0/yr

Roughly $25,000 saved over 10 years in carrying cost, before resale.

Illustrative. NE Florida CDD assessments commonly run $1,500-$3,500+/yr and vary by community; verify per property.

Schools

15-Second Take
  • Escambia County Public Schools
  • Verify the zoned schools by address
  • Magnet and choice options may be available
  • Confirm current ratings before relying on them
  • Private and parochial options nearby

Cordova Place is served by Escambia County Public Schools. Assignment is by address and can change, so confirm the exact zoned elementary, middle, and high schools for any specific home, plus any magnet or choice options. Treat published ratings as a starting point, not the full story.

Buying with schools in mind? We can confirm the exact zoned schools for any Cordova Place address.

The takeaway

What is actually shaping value in Cordova Place, sourced and dated. The central location, the low HOA, and the strong lower-grade schools are the practical facts.

Recent Developments in Cordova Place

Our read on what is being built around Cordova Place, scored for direction, significance, and how close the effect lands. The full sourced timeline follows below.

Net OutlookBullishThe backdrop is a stable, central Cordova enclave with very low turnover. The recurring items are the high school and the age of the homes.

Central executive home at a low HOA

BullishExecutive homes minutes from the airport, the mall, and downtown at a ~$360/yr HOA draw move-up buyers. impact
SignificanceRadius: Cordova

Central executive home at a low HOA

Standout elementary and magnet middle

BullishCordova Park Elementary (8/10) and the magnet Brown Barge Middle (9/10) are durable family draws. impact
SignificanceRadius: Community

Standout elementary and magnet middle

Weak zoned high school and thin turnover

NeutralThe zoned high school (Washington) rates weak, and a 75-home enclave turns over rarely; weigh the high school and expect limited inventory. impact
SignificanceRadius: Community

Weak zoned high school and thin turnover

Direction, significance, and effect-radius ratings are Momentum's proprietary, qualitative read of the sourced items below, not investment advice or a prediction for any specific home.

Development, infrastructure, retail, and school activity affecting Cordova Place, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated June 2026.

Showing the latest, scroll for all updates ↓

  1. 2021-2026
    Market

    Strong appreciation, thin supply

    Comps moved from around $460,000 to $510,000 (2017-2021) to listings around $725,000 to $750,000 (2023-2026), with only a couple of homes active across the 75-home enclave (Redfin/RE/MAX). Why it matters: Thin supply supports value; comp within the enclave and expect limited inventory. Source

  2. 2024-2025
    Schools

    Strong lower-grade feeder

    The feeder includes Cordova Park Elementary (8/10) and the magnet Brown Barge Middle (9/10), with Washington High (3/10) the weak zoned high school. Why it matters: Confirm the zoned schools by address and weigh the high school. Source

Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.

If we were buying in Cordova Place, this is the order of operations we would run, and the one we run for our clients.

1

Verify the schools, especially the high school. Confirm the assigned schools by address, noting the standout elementary and magnet middle and the weak zoned high school.

2

Confirm the HOA. Verify the ~$360/yr HOA, what it covers, and any rules.

3

Inspect the 1990s home. Inspect the roof, HVAC, and systems and any pool equipment, and budget for updates.

4

Comp within the enclave. Price to recent Arriviste Way sales; turnover is low.

5

Check the FEMA flood zone. Confirm the flood zone for the specific lot (the central Cordova area is largely Zone X).

Best Buy
A well-kept executive home priced to recent in-enclave comps, with the HOA confirmed and the strong lower-grade schools verified, in a central location.
Biggest Risk
Overpaying on thin comps, or buying without weighing the high school.
Best Lot
Quarter-acre lots are similar; weigh the pool, the street, and what the home backs to.
Smart Timing
Thin supply supports value; comp within the enclave and be ready to move when inventory appears.
The takeaway

On mobile, tap any heading below to open it. This is the home by home, lot by lot, club and renovation detail, organized so you can jump straight to what matters to you.

Community Details at a Glance

Cordova Place is a small single-family enclave off Summit Boulevard in the central Cordova area of Pensacola (City of Pensacola, Escambia County, 32504), with 75 detached executive-style brick-and-stucco homes (around 2,800 to 3,250 square feet) built 1991-97 on roughly quarter-acre lots. The carry is light, with an active ~$360-a-year HOA and no CDD. The draw is an executive home at a low HOA in one of the metro's most central locations, with the standout Cordova Park Elementary (8/10) and magnet Brown Barge Middle (9/10) zoned; trade-offs are a weak zoned high school, low resale turnover, and 1990s homes on a systems cycle. Schools are in the Escambia County School District; confirm assignments by address.

The takeaway

Three honest price bands. Condition and lot, not the square footage alone, decide where a home lands.

Entry: original homes

The lower end is the more original 1990s homes, with 2017-2021 comps around $460,000 to $510,000 (Redfin). Updates are the variable.

Lowest entry
Mid: updated executive homes

The core is updated executive homes (around 2,800 to 3,000 square feet), with a 2025 listing around $725,000 (Redfin).

Most inventory
High: largest or fully updated homes

The top is the largest or fully renovated homes (toward 3,250 square feet), with listings around $750,000 (RE/MAX, 2023). Size and condition separate these; comp within the enclave.

Strongest resale

Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.

Entry: original homes
The lower end is the more original 1990s homes, with 2017-2021 comps around $460,000 to $510,000 (Redfin). Updates are the variable.
Mid: updated executive homes
The core is updated executive homes (around 2,800 to 3,000 square feet), with a 2025 listing around $725,000 (Redfin).
High: largest or fully updated homes
The top is the largest or fully renovated homes (toward 3,250 square feet), with listings around $750,000 (RE/MAX, 2023). Size and condition separate these; comp within the enclave.

Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.

15-Second Take
  • Renovation math decides the deal
  • Better lots and views resell strongest
  • Roof and HVAC age drive the insurance quote
  • Interior lots are where buyers overpay
Jon Brooks, Momentum Realty
Operator Note

Most buyers overpay on interior lots in the back half of the community. A sharp renovation can distract you, but the weaker resale position follows the lot, not the finishes. We read the homesite before the kitchen.

No CDD on the tax billStrong
Central Intracoastal West locationStrong
Scarce golf and lake homesitesStrong
$30M club reinvestment to 2028Positive
All-resale 1990s conditionManage it

Momentum analysis based on the community's structure, location, lot scarcity, and housing stock. Not a guarantee of future value.

Jon Brooks, Momentum Realty
Operator Note

The strongest value pocket is usually a renovated home on a good lot priced just under the next tier up. Buyers chasing the single biggest house often pay top prices for what is really a renovation project.

5 Mistakes Buyers Make in Cordova Place

15-Second Take
  • Calling the listing agent (who works for the seller)
  • Misjudging the renovation budget
  • Overpaying for an interior lot
  • Underbudgeting the carrying costs
  • Skipping the roof, HVAC, and systems check

The same five mistakes cost buyers the most in any market. Every one is avoidable with the right preparation before you tour.

Cordova Place is a central executive enclave at a low HOA with standout lower-grade schools. The honest read is the weak high school and thin turnover, not the carry.

Jon Brooks · Founder, Momentum Realty
8.0A- · Buy Score
Resale Strength8.0/10
Renovation Risk7.4/10
Location Efficiency8.6/10
Long-Term Defensibility8.0/10
Carrying Cost Advantage8.4/10

Momentum Intelligence Scores are our proprietary, qualitative assessment based on the analysis on this page, on a 0 to 10 scale. They are a framework for comparing communities, not a guarantee of future value or advice on a specific home.

Why our read on Cordova Place is different.

Most pages on this community are an automated estimate wrapped in stock copy. This one is built from the live Pensacola MLS feed, fourteen years of closed sales, and a renovation-by-renovation read of what actually moves value here, lot by lot. No Zestimate, no guesswork.

Live Pensacola MLS feed14 years of closed salesRenovation-premium analysisLot-by-lot, no automated estimates
Jon Brooks, founder of Momentum Realty. A housing economist with a background in real estate investment banking at Deutsche Bank and consulting at Ernst & Young, who has built and analyzed Northeast Florida real estate from the ground up.

Which Lots & Views Hold Value Best

Where the value actually sits. Each home is shaded by its price per square foot (a value read, not just a price) and ringed by lot type, so you can see at a glance which pockets carry a real, durable premium and where a renovation play makes sense.

Value ($/sqft)
$261 value$401 premium
Lake / waterPreserveInterior

Fill = price per square foot; ring = lot type, inferred from listing descriptions. Sold homes are shown by realized $/sqft (lot type not always recorded). Asking and recent-sold figures from Pensacola MLS; for orientation, not an appraisal.

15-Second Take
  • Quarter-acre lots are similar; weigh the pool and the street.
  • Check what the home backs to and the drainage.
  • Confirm the FEMA flood zone (largely Zone X).

Cordova Place's lots are similar quarter-acre executive parcels, so the lot read weighs the pool, the street, what the home backs to, and the FEMA flood zone for the specific central-Cordova address. On 1991-97 homes, the lot, the pool, and the condition of the systems, not square footage alone, separate one home's value from the next.

Cordova Place in 15 seconds.

Best forBuyers who want a central executive home at a low HOA with a standout elementary and magnet middle school.
Strong onLocation and schools: a central Cordova spot, a ~$360/yr HOA, Cordova Park Elementary (8/10), and the magnet Brown Barge Middle (9/10).
WatchA weak zoned high school (Washington), low resale turnover in a 75-home enclave, and 1990s homes on a systems cycle.
Not forFamilies set on a strong high school, buyers wanting new construction or large lots, or those needing deep resale liquidity.
The edgeA central executive enclave at a low HOA with standout lower-grade schools rewards a buyer who comps within the enclave.

HOA, CDD & Fees

15-Second Take
  • HOA ~$360/yr, among the lowest in the metro.
  • No CDD.
  • 75 executive homes, 1991-97.
  • Cordova Park Elementary (8/10), Brown Barge Middle (9/10).
  • Weak zoned high school (Washington).

The HOA is about $360 a year (around $30 a month), among the lowest in the metro, covering common-area fencing, landscaping, and irrigation, and no CDD. Confirm the dues and any rules. The real costs are taxes, insurance, and the upkeep of a 1990s home and pool.

Dues cover common-area fencing, landscaping contracts, and the subdivision irrigation system; confirm the exact coverage for the specific home.

There are no resort amenities; the appeal is the central location, the executive homes, and the strong lower-grade schools.

The takeaway

Selling here is won on condition and view, not the Zestimate. The right number comes from closed comps matched to your renovation level and lot.

Momentum listings (YTD)
97.98%
Sold-to-list ratio across our market for our agents, sellers keeping more of their price.
Market average (YTD)
96.73%
The broader metro average sold-to-list ratio over the same period.
Momentum days on market
64 days
Median days on market for our listings, faster sales mean less carrying cost and stronger leverage.
Market days on market
72 days
The broader metro median over the same period.

Sold-to-list and days-on-market figures reflect Momentum Realty listings versus our market average, year to date. Your home's result depends on pricing, condition, lot, view, and preparation.

In Cordova Place, condition and view decide your number

Because buyers here are weighing your home against renovated comps and cross-shopping Cordova Place, a home priced to the community average instead of its true condition and view either leaves money on the table or sits. A renovated kitchen, newer roof and HVAC, and a golf or lake view all deserve to show up in your price, and a buyer pool reading renovation math needs to be shown why your home is worth it. We build that case with real comps and a pricing strategy for the current market.

What is your Cordova Place home worth?

Get a no-obligation home value based on real comparable sales in Cordova Place matched to your condition, lot, and view, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.

See the full Cordova Place home value & selling guide, recent comps, fees, and 2026 timing →

Real comps, not a Zestimate.

Price History: What Homes Here Have Actually Sold For

Median sale prices in Cordova Place year by year since 2012, from closed MLS sales. A long track record beats a single estimate, showing what this community has really done through rate cycles rather than what a model predicts.

Cordova Place Market Scorecard

Thin data

Cordova Place is currently a thin data. Limited supply, a median asking price of n/a.

n/a
Months supply
n/a
Median list
n/a
Median sold
n/a
Per sqft
n/a
Days on mkt
0/0/0
Active/Pend/Sold

Live data: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.

Frequently Asked Questions

Does Cordova Place have an HOA or CDD?
It has a low HOA of about $360 a year covering common-area fencing, landscaping, and irrigation, and no CDD. Confirm the dues and any rules.
What schools serve Cordova Place?
It is in the Escambia County School District, with the standout Cordova Park Elementary (8/10) and the magnet Brown Barge Middle (9/10) zoned, and Washington High (3/10) the weak zoned high school. Confirm the assignment by address.
How old are the homes in Cordova Place?
Most are executive brick-and-stucco homes built 1991-97, so inspect the roof, HVAC, systems, and any pool equipment.
How much do homes in Cordova Place cost?
Activity ran roughly $500,000 to $750,000 (Redfin/RE/MAX, 2017-2026), with 2025-2026 listings around $725,000 to $750,000. Comp within the enclave.
How central is Cordova Place?
Very central. Cordova Mall is under a mile, the airport 8 to 12 minutes, downtown 12 to 18, and I-10 about 10 to 15 minutes.
Is Cordova Place gated?
No. It is an open, established executive enclave, not gated.
How many homes are in Cordova Place?
Seventy-five detached single-family homes, a small enclave with low resale turnover, so inventory is typically limited.
Is Cordova Place in a flood zone?
The central Cordova area is largely Zone X (minimal risk), but flood risk is parcel-specific. Confirm the FEMA flood zone for the specific lot.
Why might inventory be limited in Cordova Place?
With only 75 homes and very low turnover, only a couple of homes are typically active at a time; be ready to move when inventory appears.
What should I check before buying in Cordova Place?
Verify the schools, confirm the HOA, inspect the 1990s home, comp within the enclave, and check the FEMA flood zone.
Is Cordova Place a good investment?
A central executive enclave at a low HOA with standout lower-grade schools supports durable demand, but the weak high school, thin turnover, and 1990s systems are factors. Comp within the enclave; this is not a guarantee of future value.
Should I use the listing agent to buy in Cordova Place?
No. The listing agent works for the seller. Having your own representation to read the comps, the costs, and the inspection is the highest-leverage decision you make.
You want a central executive home at a low HOAExcellent fit
You are drawn to a standout elementary and magnet middle schoolExcellent fit
You value a small, established enclaveExcellent fit
You are set on a strong zoned high schoolProbably not
You want new construction or large lotsProbably not
You need deep resale liquidityProbably not

Get the inside read on Cordova Place

Whether you are buying a renovation project, comparing the lots and views, weighing the carrying costs, or selling your Cordova Place home, tell us what you need. Every inquiry comes straight to us. We represent you, not the seller, and what your agent is paid is negotiable and set in a written buyer agreement up front. No obligation, no spam, no high-pressure follow-up.

We respond personally, usually the same day.

You are all set.

A Momentum Realty Cordova Place specialist will reach out personally, usually the same day.

Cordova Place median home price history from 2012 to 2026 — chart by Momentum Realty
Median sale price in Cordova Place, Florida by year (2012–2026). Source: Momentum Realty.
Photography on this page is sourced from active and recently sold MLS listings in this community and remains the property of the listing brokerage and/or photographer. Source: Listing data provided by the Multiple Listing Service of the Pensacola Association of REALTORS®. Information deemed reliable but not guaranteed.

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