An established neighborhood in fast-growing Pace, in the A-rated Santa Rosa school county.
Listings before the portals, true comps, and the renovation and carrying-cost math, before you tour.
"Derrydown is an established neighborhood in Pace, the fast-growing heart of Santa Rosa County with top-rated schools and a quick run to Pensacola. The read is condition-first, since this is an established neighborhood; public detail is limited, so confirm the exact location and rely on the comparable-sales read, with the Pace schools and value as the backdrop."
Jon Brooks, founder, Momentum Realty · Updated June 2026
Derrydown market snapshot (as of June 11, 2026): the median sale price is about $400K ($208 per sq ft), a buyer-leaning market (limited data). Based on 3 recent closings in live Pensacola MLS data.
Derrydown is an established residential neighborhood in Pace, Santa Rosa County (ZIP 32571), one of Northwest Florida's fastest-growing communities.
As an established neighborhood, the housing stock varies in vintage and condition, so the read is property-specific. Public detail is limited, so confirm the exact location and rely on the comparable-sales read on a specific home.
Pace pairs top-rated schools with a convenient run to Pensacola and the Gulf beaches, at a value relative to the coast.
For value-focused buyers who want a settled Pace home in top-rated schools, Derrydown is a sensible target; confirm the home's condition, the lot, and any HOA.
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 Derrydown listings and the trailing twelve months of closed sales.
Our proprietary read on how a home in Derrydown buys, holds, and resells. See the five factors.
Live MLS inventory for Derrydown. 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.
No homes are actively for sale in Derrydown right now, so its recent closed sales are shown, 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.
Every active, pending, and recently sold home, plotted. Toggle the layers, color the dots by status or lot type, and tap a home for the details.
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.
Derrydown pairs a settled Pace setting with top schools, Pensacola close and the beaches a longer drive.
Drive times from Derrydown. The Pace location keeps shopping and Pensacola close, with the beaches a longer drive.
Drive times are approximate and vary with traffic and your exact departure point. Confirm your real commute at your real departure time.
Explore more neighborhoods near Derrydown with Momentum Realty’s local guides.
Carrying cost · the no-CDD edge
No CDD bond means thousands less per year than newer master plans.
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.
Derrydown is served by Santa Rosa 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 Derrydown address.
What shapes value around Derrydown: Santa Rosa County's sustained growth, the A-rated school district's capacity expansion, and the area's value relative to the coast. Each item is sourced and linked.
Our read on what is being built around Derrydown, scored for direction, significance, and how close the effect lands. The full sourced timeline follows below.
Sustained population growth supports demand across the county.
An A-rated district adding capacity, including a new high school, is a durable draw.
Prices below the coastal communities keep the area attractive to value buyers.
Reasonable access to jobs and the Gulf keeps the buyer pool broad.
A varied stock means condition and the lot, not a single standard, set pricing.
Rising statewide insurance is a carrying-cost factor to confirm early.
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 Derrydown, 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 ↓
Census-based reporting showed Santa Rosa County among Gulf Coast counties gaining population in 2025, part of a multi-year surge driving heavy demand. Why it matters: Sustained growth supports demand for Derrydown. Source
With the A-rated district straining on capacity, Santa Rosa County moved to add schools, including Soundside High School opening in fall 2026 with room for 1,800 students. Why it matters: An A-rated district adding capacity supports values in the area. 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 Derrydown, this is the order of operations we would run, and the one we run for our clients.
Read the home and the lot, the condition, the plan, and the lot.
Check the systems and any updates, which drive price and insurability on a resale.
Confirm any HOA, whether a CDD applies, and whether a parcel is on public utilities or well and septic.
Verify the zoned schools by address.
Cross-shop a peer, and weigh Saddle Club Estates nearby.
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.
Derrydown is an established residential neighborhood in Pace, the fast-growing heart of Santa Rosa County. As an established neighborhood, home vintage and condition vary, and public detail is limited, so confirming the exact location and relying on the comparable-sales read on a specific home matter most. Pace pairs top-rated schools with a convenient run to Pensacola and the beaches. Confirm any HOA, the systems, and school zoning per home.
Three honest price bands. Condition and lot, not the square footage alone, decide where a home lands.
Here are the broad resale bands in Derrydown today. The right home is the one matched to your budget and the renovation math, so seeing fitting listings early is the edge.
Smaller or value homes, the entry into the community.
Sound homes on solid lots, the heart of the market here.
Larger homes on the better lots, the homes that hold value best in the subdivision.
Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.
Three realistic price bands. Where a home lands comes down to condition and lot, not square footage alone.
Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.
The factors that actually move value in Derrydown, condition, lot, and the renovation math, read from current listings and recent sales.
Renovated-listing inventory in Derrydown is too thin right now to compute a reliable renovation premium. We read condition home by home against real comps before you offer.
On a preferred homesite (water, preserve, corner, or a larger lot), the homesite is the part of your money the market gives back at resale. The house can be renovated; the lot cannot, so premium lots hold their value better than interior ones. How much more they command varies by frontage, view, and condition, which is why we read it home by home against real comparable sales rather than a single headline figure.
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.
Our read on the factors that protect resale here, and the one to manage.
Momentum analysis based on the community's structure, location, lot scarcity, and housing stock. Not a guarantee of future value.
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.
The same five mistakes cost buyers the most in any market. Every one is avoidable with the right preparation before you tour.
1The agent on the sign works for the seller. In a market where condition swings price by hundreds of thousands, negotiating against that agent with no one in your corner is the costliest move of all.
2A dated home looks like a deal until you price the roof, HVAC, pool, and full modernization honestly. Underbudget the reno and the bargain becomes the expensive house.
3A premium homesite (water, preserve, or a preferred position) carries a real, durable premium. Pay a top price for an interior lot and you are buying the weakest version of the value.
4Two similar homes can cost very differently to own once the HOA, any CDD, insurance, and upkeep are priced in. Buyers who do not run the full monthly carrying cost misread the real number.
5An older home means older systems unless updated. Roof age, HVAC age, pool equipment, and prior renovations drive both price and insurability, and a thorough inspection matters more here than in a new build.
The Pace schools and value are the draw. The deal is won or lost on the condition, the updates, and the lot.
Our proprietary 0 to 10 read across the five factors that decide how a home here buys, holds, and resells.
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.
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.
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.
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.
In a residential subdivision, value is in the specific home and lot. Derrydown's a fast-growing Pace location in top-rated schools is the durable draw, while individual homes vary by condition. Read the systems and the lot first, then price against carefully matched comps.
Derrydown may carry an HOA or deed restrictions; confirm whether one applies, the dues, and the rules per home. No CDD is expected (confirm per parcel). Confirm insurance, a statewide cost factor.
Generally a traditional subdivision; confirm any association rights, restrictions, or utility arrangements on a specific property.
Free calculators to pressure-test the real cost before you tour.
In Derrydown your home, lot, and condition decide your number; we build the case with real comps, not an automated guess.
If you are selling in Derrydown, the right list price comes from recent comparable sales matched to your home's condition, plan, and lot, not an automated estimate.
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.
Because buyers here are weighing your home against renovated comps and cross-shopping Saddle Club Estates, 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.
Get a no-obligation home value based on real comparable sales in Derrydown 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 Derrydown home value & selling guide, recent comps, fees, and 2026 timing →
Median sale prices in Derrydown 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.
Derrydown is currently a no active listings. Limited supply, a median asking price of n/a.
Typical home value in the 32571 ZIP is $327,859, about 25.9% below the Florida norm (Zillow Home Value Index).
Zoom out for the wider market: ZIP market scorecard · county scorecard.
Live data: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
An honest fit check. We will tell you when it is not your community.
Whether you are buying a renovation project, comparing the lots and views, weighing the carrying costs, or selling your Derrydown 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.
A Momentum Realty Derrydown specialist will reach out personally, usually the same day.
Zoom out before you decide: see the Pensacola area market guide or every community in the Neighborhood Finder.
Compare before you commit — every guide covers pricing, HOA/CDD, insurance posture, and fit. Browse all of Pensacola, Escambia & Santa Rosa or the full Neighborhood Finder.
