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La Belle Terre in Pensacola

La Belle Terre

Executive community · Ferry Pass, Escambia County · ZIP 32504

An established executive community with an active HOA in central Ferry Pass.

Executive homesActive HOACentral Ferry Pass
Live Market Pulse
50/100
Momentum
Buyer-Leaning Market (limited data)
This is an established, executive-scale market, so the vintage, the condition, and the lot decide where a home trades.
Free · No obligation
Unlock Off-Market La Belle Terre

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

"La Belle Terre is an established executive-home community of about 66 homes in the Ferry Pass area of Pensacola, with an active homeowners association, so it reads as a settled, managed neighborhood with larger homes. The draw is the executive scale, the active HOA, and a central Ferry Pass location. Value turns on the vintage, condition, and lot. Your leverage is reading the renovation math honestly and confirming the HOA's scope."

Jon Brooks, founder, Momentum Realty · Updated June 2026

The 60-Second Overview

La Belle Terre is an established executive-home community in Pensacola (ZIP 32504), Escambia County, in the central Ferry Pass area. It was established in 1986 and comprises about 66 larger homes, with an active homeowners association.

The homes are executive-scale single-family residences on landscaped lots along La Belle Terre Boulevard and the surrounding streets. Because the neighborhood is established, expect a mix of original and updated homes, so condition is a real swing in value at this scale.

The buy hinges on the vintage, an honest read of condition on a larger home, and the specific lot. Confirm the HOA's current dues and what they cover for a specific home. The community sits in Escambia County Public Schools in the Ferry Pass area; confirm the zoning by address.

The location is central and convenient, close to the Interstate 10 and Davis Highway corridors, with shopping, hospitals, and the University of West Florida within a short drive. The part of the value that holds up at resale is a well-kept, updated executive home on a desirable lot, priced to recent Ferry Pass comparable sales.

Quick Match

Who La Belle Terre is best for.

Best for

  • Buyers who want an established executive home with an active HOA
  • Buyers prioritizing a central Ferry Pass location
  • Buyers who value larger homes on landscaped lots
  • Buyers comfortable with a mix of older and updated homes

Probably not for

  • Buyers who want a new-construction subdivision
  • Buyers seeking a no-HOA setup
  • Buyers who want a downtown or beachfront location
  • Buyers seeking large acreage estates
Market Pulse

How La Belle Terre 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 La Belle Terre 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 La Belle Terre buys, holds, and resells. See the five factors.

Homes For Sale Right Now in La Belle Terre

Live MLS inventory for La Belle Terre. 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 La Belle Terre 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.

Interactive Map

La Belle Terre on the map.

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.

Nearby & Commute

How far is everything?

The takeaway

The central Ferry Pass location is the draw: I-10, UWF, shopping, and hospitals are a short drive, with downtown and the beach beyond.

Drive times from La Belle Terre. The central Ferry Pass location puts I-10, UWF, and shopping within an easy reach, with downtown and the beach farther out.

Interstate 10 (Davis Hwy)~5-8 min · ~3 miles
University of West Florida~8-10 min · ~5 miles
Cordova Mall / Bayou Blvd~8-10 min · ~4 miles
Downtown Pensacola~15-20 min · ~8 miles
Pensacola Int'l Airport~12-15 min · ~6 miles
Pensacola Beach~25-35 min · ~16 miles

Drive times are approximate and vary with traffic and your exact departure point. Confirm your real commute at your real departure time.

Nearby Communities

Explore more neighborhoods near La Belle Terre with Momentum Realty’s local guides.

Olive ManorOlive ManorPensacola, FL · 0.1 miLCLake ChateauPensacola, FL · 0.3 miCedarwood VillageCedarwood VillagePensacola, FL · 0.3 miCreighton PlaceCreighton PlacePensacola, FL · 0.3 miEau Claire EstatesEau Claire EstatesPensacola, FL · 0.3 miHearthstoneHearthstonePensacola, FL · 0.3 miRegency ParkRegency ParkPensacola, FL · 0.3 miCCCardinal CovePensacola, FL · 0.3 miCHCreighton HeightsPensacola, FL · 0.5 mi

Browse all Florida neighborhood guides →

Carrying cost · the no-CDD edge

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

Typical CDD community~$2,500/yr
La Belle Terre (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

La Belle Terre 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 La Belle Terre address.

The takeaway

What is actually shaping value around La Belle Terre: an active HOA, the central Ferry Pass location, and the scarcity of established executive homes. Each item is sourced and linked.

Recent Developments in La Belle Terre

Development Intelligence

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

Net OutlookBullishThe active HOA and central location point demand up, with condition the central watch item on larger older homes. The buyer's focus is the vintage and condition on a specific home.

Active HOA holds community standards

Ongoing
BullishNotable impact
SignificanceRadius: Community

An active homeowners association helps maintain the executive neighborhood's standards, a positive for value.

Central Ferry Pass location

Ongoing
BullishNotable impact
SignificanceRadius: Community

Proximity to I-10, Davis Highway, hospitals, and UWF supports steady demand for the central address.

Executive scale stays scarce

Ongoing
BullishMinor impact
SignificanceRadius: Community

A small community of larger executive homes keeps resale supply limited, which supports pricing.

Condition is the value swing

Ongoing
NeutralNotable impact
SignificanceRadius: Community

On larger older homes, condition and systems are the central line to read before you judge a price.

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 La Belle Terre, 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. January 2025
    Community

    La Belle Terre HOA maintains the executive neighborhood

    The community's active homeowners association continues to manage standards across the roughly 66-home executive enclave established in 1986. Why it matters: An active HOA supports the neighborhood's standards and value. Source

  2. November 2024
    Market

    Ferry Pass executive homes trade by condition and lot

    Area listings showed established executive homes pricing by condition and lot rather than a single community average. Why it matters: Condition and the lot set the number more than square footage alone. 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 Strategy

The La Belle Terre buying strategy.

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

1

Read the vintage and condition. Price the systems honestly on a larger executive home before you judge the list price.

2

Confirm the HOA. Verify the current dues, what they cover, and any pending assessments.

3

Weigh the lot. A larger or better-placed lot reads differently at resale; confirm the outlook.

4

Verify the school zoning. Confirm the assigned Escambia County schools for the specific address with the district.

5

Match the home to real comps. Cross-shop other established Ferry Pass executive neighborhoods.

The Quick Decision
Best Buy
A well-kept, updated executive home on a desirable lot, matched to comps
Biggest Risk
Underbudgeting systems on a larger older home
Best Lot
A larger or better-placed lot with a good outlook
Smart Timing
Confirm the HOA, the condition, and school zoning before you offer
Deep-Dive Intelligence

The full read, only if you want it.

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

La Belle Terre is an established executive-home community in the central Ferry Pass area of Pensacola, established in 1986 with about 66 larger homes and an active homeowners association. The homes are executive-scale single-family residences on landscaped lots, so condition and the lot drive value. It sits in Escambia County Public Schools near the Interstate 10 and Davis Highway corridors, with shopping, hospitals, and the University of West Florida a short drive away. There is no golf or country-club membership; the value story is the home's vintage, condition, the lot, and the HOA-managed standards.

La Belle Terre Homes For Sale

What your money buys in La Belle Terre.

The takeaway

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

Here are the broad resale bands in La Belle Terre today. The right home is the one matched to your budget and the renovation math, so seeing fitting listings early is the edge.

The Original Estate

Larger homes in original condition, the renovation entry into an established executive community.

Lowest entry
The Updated Home

Updated executive homes on solid lots, the move-in heart of the market here.

Most inventory
The Top

Larger, fully updated homes on the best lots, the homes that hold value best.

Strongest resale

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

See Off-Market & Private Listings
What Your Money Buys

What ~$900K buys here.

Three realistic price bands. Where a home lands comes down to condition and lot, not square footage alone.

The Original Estate
Larger homes in original condition, the renovation entry into an established executive community.
The Updated Home
Updated executive homes on solid lots, the move-in heart of the market here.
The Top
Larger, fully updated homes on the best lots, the homes that hold value best.

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

Operator Intelligence

Renovation & Resale Intelligence

The factors that actually move value in La Belle Terre, condition, lot, and the renovation math, read from current listings and recent sales.

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
Proprietary Data

The renovation premium.

Renovated-listing inventory in La Belle Terre is too thin right now to compute a reliable renovation premium. We read condition home by home against real comps before you offer.

Lot Value

The lot premium.

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.

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.

Resale Strength Scorecard

How well La Belle Terre holds value.

Our read on the factors that protect resale here, and the one to manage.

Active HOA holds standardsStrong
Central Ferry Pass locationStrong
Scarce executive resale supplyPositive
Mixed vintages and conditionRead it carefully
Carrying cost on larger homesManage 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 La Belle Terre

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.

La Belle Terre1

Calling the listing agent

The 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.

La Belle Terre2

Misjudging the renovation math

A 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.

La Belle Terre3

Overpaying for an interior lot

A 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.

La Belle Terre4

Underbudgeting the carrying costs

Two 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.

La Belle Terre5

Skipping the systems check

An 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 executive scale and central Ferry Pass location are the draw. The deal is won or lost on the vintage, the lot, and the renovation math.

Jon Brooks · Founder, Momentum Realty
Momentum Intelligence

Momentum Buy Score.

Our proprietary 0 to 10 read across the five factors that decide how a home here buys, holds, and resells.

7.6B+ · Buy Score
Resale Strength7.6/10
Renovation Risk5.4/10
Location Efficiency8.0/10
Long-Term Defensibility7.6/10
Carrying Cost Advantage7.4/10

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.

Momentum Housing Intelligence

Why our read on La Belle Terre 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.
About the analyst · Our methodology

Which Lots & Views Hold Value Best

Proprietary Data · Lot Value Map

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
  • Larger, better-placed lots carry the edge
  • Vintage matters as much as the lot
  • Active HOA helps hold community standards
  • Confirm the outlook and the dues
  • Read the vintage and condition before the finishes

In an established executive community, the vintage, the condition, and the lot do much of the work on value. Larger, better-placed lots and well-updated homes carry the durable edge, while older executive homes vary in condition and carrying cost. Read the home's vintage and condition, confirm the HOA, and price it to recent Ferry Pass comparable sales rather than a community average.

The 15-Second Verdict

La Belle Terre in 15 seconds.

Best forBuyers who want an established executive home with an active HOA in central Ferry Pass.
Biggest advantageExecutive scale and an active HOA in a central, convenient Ferry Pass location.
Biggest riskCondition and systems costs on a larger, older home.
Sweet spotA well-kept, updated executive home on a desirable lot, priced to comps.
Avoid ifYou want new construction, a no-HOA setup, or a downtown or beach location.

HOA, CDD & Fees

15-Second Take
  • Established executive community, about 66 homes
  • Active homeowners association
  • Central Ferry Pass location
  • Escambia County schools, confirm zoning
  • Budget condition on a larger home

La Belle Terre has an active homeowners association. Confirm the current dues, what they cover, and any pending assessments for a specific home with the listing.

The HOA typically covers common-area maintenance and community standards for the executive neighborhood. Confirm utilities and exactly what the dues include for a specific home.

There is no golf or country-club membership tied to this subdivision.

Run Your Numbers

Tools for a La Belle Terre buy.

Free calculators to pressure-test the real cost before you tour.

Mortgage paymentPrincipal, interest, taxes, and insurance on a specific price.Property taxEscambia County millage and the homestead picture.Rent vs buyThe breakeven on owning in La Belle Terre.Save Our HomesProject your homestead tax cap over time.
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.

Selling in La Belle Terre

Price it to the vintage, lot, and condition, not the automated estimate.

If you are selling in La Belle Terre, the right list price comes from recent Ferry Pass comps matched to your executive home's vintage, condition, and lot, not an automated estimate.

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 La Belle Terre, condition and view decide your number

Because buyers here are weighing your home against renovated comps and cross-shopping Ferry Pass, 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 La Belle Terre home worth?

Get a no-obligation home value based on real comparable sales in La Belle Terre 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 La Belle Terre 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 La Belle Terre 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.

La Belle Terre Market Scorecard

Thin data

La Belle Terre 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

Where is La Belle Terre?
La Belle Terre is an established executive-home community in Pensacola (ZIP 32504), Escambia County, in the central Ferry Pass area.
When was La Belle Terre built?
The community was established in 1986 and comprises about 66 larger executive homes.
What kind of homes are in La Belle Terre?
Executive-scale single-family homes on landscaped lots. Condition and the lot drive value at this scale.
Does La Belle Terre have an HOA?
Yes. La Belle Terre has an active homeowners association. Confirm the current dues, what they cover, and any pending assessments for a specific home.
Does La Belle Terre have a CDD fee?
A CDD bond is not expected in an established community like this. Confirm per parcel as a matter of course.
What schools serve La Belle Terre?
La Belle Terre is in Escambia County Public Schools in the Ferry Pass area. Confirm the exact assignment for a specific address with the district.
Is La Belle Terre conveniently located?
Yes. It sits centrally near the Interstate 10 and Davis Highway corridors, with shopping, hospitals, and the University of West Florida a short drive away.
How old are the homes in La Belle Terre?
Homes date from the mid-1980s onward, so the neighborhood is established with a range of conditions. Read the systems carefully on any specific home.
How many homes are in La Belle Terre?
The community comprises about 66 executive homes, a smaller, managed neighborhood.
Is La Belle Terre a good investment?
The executive scale, active HOA, and central location support demand. As with any established market, condition and the lot drive the outcome; this is not a guarantee of future value.
How far is La Belle Terre from the beaches?
Pensacola Beach is roughly 25 to 35 minutes away. Confirm your real commute at your real departure time.
Should I use the listing agent to buy in La Belle Terre?
No. The listing agent works for the seller. On a larger executive home where condition swings value, having your own representation is the highest-leverage decision you make.
The Verdict

Should you buy in La Belle Terre?

An honest fit check. We will tell you when it is not your community.

Buyers who want an established executive home with an active HOAExcellent fit
Buyers prioritizing a central Ferry Pass locationExcellent fit
Buyers who value larger homes on landscaped lotsExcellent fit
Buyers comfortable with a mix of older and updated homesExcellent fit
Buyers who will read the vintage, the lot, and carrying costs honestlyExcellent fit
Buyers who want a new-construction subdivisionProbably not
Buyers seeking a no-HOA setupProbably not
Buyers who want a downtown or beachfront locationProbably not
Buyers seeking large acreage estatesProbably not
Buyers unwilling to budget condition on a larger homeProbably not

Get the inside read on La Belle Terre

Whether you are buying a renovation project, comparing the lots and views, weighing the carrying costs, or selling your La Belle Terre 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.

By pressing Get My La Belle Terre Game Plan, you agree that EAB RE INVESTMENTS LLC (Momentum Realty) and its agents may call and text you about your inquiry, which may involve automated means and prerecorded or artificial voices, at the number you provided. You do not need to consent as a condition of buying any property, goods, or services. Message and data rates may apply. Message frequency may vary. Reply STOP to opt out, HELP for help. You also agree to our Privacy Policy and SMS Terms.

We respond personally, usually the same day.

You are all set.

A Momentum Realty La Belle Terre specialist will reach out personally, usually the same day.

La Belle Terre median home price history from 2012 to 2026 — chart by Momentum Realty
Median sale price in La Belle Terre, 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.

Zoom out before you decide: see the Pensacola area market guide or every community in the Neighborhood Finder.

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