Kaheeley Ridge
Homes for Sale in Pensacola, FL
True comps, carrying-cost math, and listings before the portals.
Kaheeley Ridge is a thin market right now. With just 2 active listings and only one closing in the trailing window, there isn't enough transaction volume to build a reliable price story from the community itself. What sells here will be driven far more by the condition and specifics of the individual home than by any neighborhood-wide trend, so treat each listing as its own negotiation rather than a comp-rich data set.
The posture is decidedly buyer-leaning, with months of supply sitting at 24.0 — an unusually deep number that reflects how few homes trade against how few change hands. For a buyer, that means time and leverage: you can move deliberately and press on price and terms. For a seller, it means realistic pricing and patience are not optional; homes here can sit, and you are competing for a small pool of attention.
Kaheeley Ridge right now
🟢 Buyer-leaning market. 24.0 months of supply and 0% of the inventory already under contract give buyers above-average negotiating leverage.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of Pensacola MLS records, as of July 13, 2026. Confidence: Low (2 active and pending listings, 1 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated July 13, 2026 · Live data: Pensacola MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The setting & the homes.
Aerial and on-site photos of Kaheeley Ridge. Swipe to explore the community.
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Kaheeley Ridge
Kaheeley Ridge
Kaheeley Ridge
Kaheeley Ridge
Kaheeley RidgeWho Kaheeley Ridge is best for.
Best for
- Patient buyers willing to negotiate hard on price and terms in a slow, low-inventory setting
- Buyers who value evaluating a single home on its own condition rather than chasing a hot market
- Long-hold buyers comfortable with limited near-term resale liquidity
Probably not for
- Sellers who need to close quickly against deep months of supply
- Buyers wanting shared community amenities, since none are identified in current listings
- Buyers who rely on abundant recent comps to price and time a purchase
Homes For Sale Right Now in Kaheeley Ridge
Live MLS inventory for Kaheeley Ridge. 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 Kaheeley Ridge listings as of 2026-07-03, 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.
Kaheeley Ridge on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from Pensacola MLS. Map data © OpenStreetMap, tiles © CARTO.
Nearby Communities
Explore more neighborhoods near Kaheeley Ridge Homes for Sale in Pensacola, FL 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.
Schools
- 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
Kaheeley Ridge 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 Kaheeley Ridge address.
What is actually shaping value in Kaheeley Ridge, sourced and dated. We do not publish rumor.
Recent Developments in Kaheeley Ridge
Our read on what is being built around Kaheeley Ridge, scored for direction, significance, and how close the effect lands. The full sourced timeline follows below.
Growing Beulah-area location
The Beulah area is a growing part of northwest Escambia County near the Navy Federal campus and Interstate 10, supporting durable demand (third-party context, 2026).
Recently built, sold-out community
D.R. Horton reports the community sold out; the for-sale market is resales, so price against comparable recent-build resales and confirm any remaining builder warranty (drhorton.com, 2026).
HOA, lot, and flood diligence
Carrying cost turns on the HOA dues, the Escambia County millage, and the FEMA flood zone; verify all of them before you write.
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 Kaheeley Ridge, 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 ↓
- 2026
Community
Documented by the builder and third-party sources
D.R. Horton and third-party sources describe Kaheeley Ridge as a recently built single-family community in the Beulah area of northwest Pensacola, ZIP 32526, with four bedroom homes from roughly 1,774 to 2,273 square feet, reported sold out. Why it matters: Verify the specific plan, the HOA dues, any remaining warranty, the lot, and the schools before relying on them. Source
- 2024
Taxes
Escambia County millage and the parcel tax bill
The Escambia County Property Appraiser publishes parcel values and the taxing authorities set the millage; the actual lines on a Kaheeley Ridge parcel set the carrying cost alongside the HOA dues and any flood insurance. Why it matters: Pull the specific parcel record and taxes from the Escambia County Property Appraiser and the FEMA flood determination before you write. 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.
The Kaheeley Ridge buying strategy.
If we were buying in Kaheeley Ridge today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in Kaheeley Ridge.
A thin market that rewards patience
The defining feature of Kaheeley Ridge today is scarcity of data, not scarcity of homes. Two active listings and a single recent closing mean there is no dependable pattern to lean on — no consistent price-per-foot, no reliable days-on-market rhythm. That cuts both ways. It removes the false comfort of a crowded comp set, but it also means both sides have to underwrite each home on its own merits.
No community amenities were identified from current MLS listings, so the value proposition rests on the houses and the location rather than shared features. In a market carrying 24.0 months of supply, buyers hold the clock. Sellers who price to condition and stay disciplined can still transact; those who anchor to hope will watch the days accumulate.
The location and the amenities are priced into every listing in Kaheeley Ridge. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a low-volume market like Kaheeley Ridge, the comps won't do the work for you — the analysis has to. We underwrite each home individually, help buyers use the buyer-leaning conditions to negotiate on price and terms, and give sellers a straight read on what disciplined pricing actually looks like when supply is this deep. No inflated expectations, no manufactured urgency.
Kaheeley Ridge in 15 seconds.
HOA, CDD & Fees
- Mandatory HOA — confirm current dues
- Any club/amenity membership is billed separately
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a Kaheeley Ridge buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Kaheeley Ridge sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Kaheeley Ridge, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Kaheeley Ridge home worth?
Get a no-obligation home value based on real comparable sales in Kaheeley Ridge, 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 homes for sale in Kaheeley Ridge on the map →
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Escambia County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Escambia County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.
37% of homes for sale in ZIP 32526 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-07-18).
Kaheeley Ridge Market Scorecard
Kaheeley Ridge is currently a buyer-leaning market (limited data). About 12.0 months of supply, a median asking price of $435,000, and homes go under contract in about 205 days.
Typical home value in the 32526 ZIP is $282,478, about 21.1% below the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: 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. Refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Kaheeley Ridge Market Scorecard
Kaheeley Ridge is currently a buyer-leaning market (limited data). About 24.0 months of supply, a median asking price of $467,450, and homes go under contract in about 104.5 days.
Typical home value in the 32526 ZIP is $282,478, about 21.1% below the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: 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. Refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Frequently Asked Questions
Is Kaheeley Ridge a buyer's or seller's market right now?
Who is the best real estate agent for Kaheeley Ridge?
How do I find a top Pensacola real estate agent who knows Kaheeley Ridge?
Can Momentum Realty connect me with an agent for Kaheeley Ridge?
Should you buy in Kaheeley Ridge?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Kaheeley Ridge with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | Pensacola MLS, refreshed twice daily (last: July 3, 2026) |
| Under-contract shares | Pensacola MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2022 (115 transactions analyzed) |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of Pensacola MLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
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