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Oakland Terrace in Panama City

Oakland Terrace
Homes for Sale in Panama City, FL

By , Co-Founder, Momentum Realty · Updated October 20, 2026

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All 245 homes for sale in Panama City, FL · median $349,900 · 117 homes for sale in 32401 · Bay County homes for sale

Community in Panama City · Bay County · ZIP 32401
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True comps, carrying-cost math, and listings before the portals.

Photo via CPAR MLS

Built fromLive CPAR MLS data14 years of closingsUpdated twice daily

As of October 2026, Oakland Terrace in Panama City, FL has 4 homes for sale. Homes listed or recently sold were built 1942–1954; none of the 3 geocoded homes sit in a FEMA special flood hazard zone (median elevation 34 ft).

Live · Oakland Terrace Housing Pulse CPAR MLS + public records Analysis by Momentum Realty · $3.5B+ sold · 10,000+ customers served · Top 1% in Florida (RealTrends)
Tempo
0%
Under contract
Bay: 17% (528 of 3,043)
4 · 0
For sale · pending
live counts, refreshed twice daily
2
Sold · last 12 mo
10-yr average: about 6 a year

Homes For Sale Right Now in Oakland Terrace

Live MLS inventory for Oakland Terrace. 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 · 128 daysTop listing
$289,900
3 bd · 2 ba · built 1954
1305 Ware Drive, Panama City, FL 32401, Panama City, 32401
Listed by CENTURY 21 Ryan Realty Inc
Active · 67 days
$285,000
3 bd · 2 ba · built 1954
1210 Arthur Avenue, Panama City, FL 32401, Panama City, 32401
Listed by Coldwell Banker Realty
Active · 102 days
$205,000
3 bd · 2 ba · built 1942
1120 Lisenby Avenue, Panama City, FL 32401, Panama City, 32401
Listed by Own It Real Estate LLC

Active and pending Oakland Terrace listings as of 2026-10-19, priced high to low. Listing information provided by the Central Panhandle Association of REALTORS®. Information is deemed reliable but not guaranteed by the MLS to be accurate. Tap any home to ask about it.

Jon Brooks, Co-Founder of Momentum Realty
Jon's Read · written July 28, 2026

Oakland Terrace is a thin data set right now — only a handful of closings in the current window, with a median price of $152,500 and a typical time on market north of 100 days. When a community trades this infrequently, one or two unusual sales can swing the numbers hard, so the year-over-year drop of nearly 33% should be read as a signal of a slow, condition-sensitive market rather than a precise valuation trend.

With a market heat score in the mid-20s, this is not a competitive, multiple-offer environment. Sellers should expect buyers to take their time and negotiate on price and condition, and buyers who move decisively on a well-priced, well-kept home have room to work terms rather than compete on speed.

Figures in this note are as of July 28, 2026. The live market numbers elsewhere on this page update nightly and are newer.

The 60-Second Overview

Oakland Terrace is a lower-volume pocket of Panama City's Bay County market, where pricing runs on the lower end of the local spectrum and sales move slowly rather than on a set seasonal rhythm.

CPAR sales records identify 7 homes in Oakland Terrace that have changed hands since 2018, built between 1941 and 1960 (median 1942), with a median living area of about 1,088 sq ft and a typical 3-bedroom, 1.5-bath layout. Source: CPAR closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.

Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.

Quick Match

Who Oakland Terrace is best for.

Best for

  • Buyers prioritizing a lower purchase price over speed of closing
  • Buyers willing to negotiate patiently in a market with little competitive pressure
  • Investors or renovators comfortable evaluating condition-driven pricing without amenity-based comps

Probably not for

  • Buyers who need a quick close on a tight relocation timeline
  • Buyers expecting a robust set of recent comparable sales to validate an offer
  • Buyers seeking a community with established shared amenities
The Area Market

The market around Oakland Terrace

Oakland Terrace is too small for its own price trend, so here is the market around it.

In ZIP 32401, 145 homes are on the market and 15% are under contract — a slower corner of Panama City.

Across Bay County, 2,515 homes are active and 528 pending (17% under contract).

In ZIP 32401 (Panama City), 337 homes closed in the last 12 months at a median of $307K, up 0.5% year over year, with a median 62 days on market. Right now 166 active and 29 pending listings — a buyer's market. See the live ZIP 32401 housing market and the Bay County market.

ZIP and county figures describe the wider market, not Oakland Terrace specifically. Momentum Research analysis of MLS records.

Interactive Map

Oakland Terrace on the map.

Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.

Listing locations from CPAR MLS. Map data © OpenStreetMap contributors.

The Strategy

The Oakland Terrace buying strategy.

If we were buying in Oakland Terrace today, this is the order of operations we would run for our clients.

1

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.

2

Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.

3

Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.

4

Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.

5

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 Oakland Terrace.

The Quick Decision
Best Buy
Buyers looking for lower entry pricing in Bay County who are comfortable with a slower, negotiation-driven process.
Biggest Risk
Very few recent closings make the current pricing trend unreliable as a forecast.
Sweet Spot
A well-priced, move-in-ready home that stands out against a slow-moving, thinly-traded backdrop.
Avoid If
You need a fast, predictable sale timeline or comparable-heavy data to justify a lending or investment decision.
The Deep Dive

A market that rewards patience

The current snapshot shows just a few closings, a median price in the mid-$150s, and a median time on market past 100 days. That combination points to a community where homes sell on their own timeline — driven more by individual condition and pricing decisions than by broad demand pressure. No community amenities are identified from current MLS listings, so buyers here are evaluating the house and lot on their own merits rather than a shared amenity package.

The steep year-over-year change is worth sitting with rather than reacting to. In a market this small, a shift in the mix of what sold — a few more distressed or dated properties, for instance — can move the median significantly without reflecting a real change in what a comparable, move-in-ready home would fetch today. Anyone pricing a listing or building an offer here should lean on recent, comparable closings rather than the trend line alone.

“

The location and the amenities are priced into every listing in Oakland Terrace. The deal is won or lost on condition, the comps, and the renovation math.

Jon Brooks · Founder, Momentum Realty
Why Momentum

Why work with Momentum here

In a low-volume market like Oakland Terrace, the difference between a fair price and an overpay comes down to reading a small pool of comparables correctly. We track the actual closings as they happen, not a rolling average that can be skewed by one or two sales, and we price and negotiate accordingly on both sides of the transaction.

The 15-Second Verdict

Oakland Terrace in 15 seconds.

Best forBuyers looking for lower entry pricing in Bay County who are comfortable with a slower, negotiation-driven process.
Biggest advantageLong median time on market gives buyers real leverage on price and terms.
Biggest riskVery few recent closings make the current pricing trend unreliable as a forecast.
Sweet spotA well-priced, move-in-ready home that stands out against a slow-moving, thinly-traded backdrop.
Avoid ifYou need a fast, predictable sale timeline or comparable-heavy data to justify a lending or investment decision.

What it really costs to own in Oakland Terrace

The parts of the monthly number a mortgage calculator leaves out, from the tax roll, the MLS, Citizens and FEMA. Property facts only.

Property taxCurrent owners' bills run a median of $1,461/yr across 6 listings here (MLS tax records, 2026-10-20).
Home and flood insuranceThe average Citizens Property Insurance premium in Bay County is $1,928/yr (1,264 policies, Citizens detail by county, April 2026); private-market quotes depend on roof age, wind mitigation and construction.
Roof and ageMedian build year 1954 across 6 listings. An original roof here would be about 72 years old; under Florida's 2022 reform (SB 2-D) carriers may require an inspection past 15 years, so budget for a roof report, and for replacement where it fails.

Email me new listings in Oakland Terrace

One e-mail a day, only when a home lists here, with price, beds, baths and a link to every listing. Straight from the MLS feed; no account needed.

Equal Housing Opportunity. Every community is open to everyone; alerts are about homes, never about who lives here.

Ask an agent about Oakland Terrace

Have a question about the homes, fees, rules or commute here? A Momentum agent who works Oakland Terrace will answer, and the answer is published on this page for the next buyer.

Property facts only: homes, fees, rules, commute. Every community is open to everyone; agents do not answer questions about who lives here.

HOA, CDD & Fees

A note on who we are: Momentum Realty is a real estate brokerage. We are not the Oakland Terrace homeowners association, its management company or its developer, and we cannot help with dues, gate access, violations, amenity bookings or association documents. To reach the association, check your closing package, the recorded declaration at the county clerk, or search the association’s name at sunbiz.org for its registered agent. Call or message us to buy or sell a home in Oakland Terrace.
In short
  • HOA status not on record. Verify any dues before you offer
  • 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.

Run Your Numbers

Tools for a Oakland Terrace buy.

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

Mortgage paymentPrincipal, interest, taxes, and insurance on a specific price.Property taxBay County millage and the homestead picture.Rent vs buyThe breakeven on owning in Oakland Terrace.Save Our HomesProject your homestead tax cap over time.
The takeaway

Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Oakland Terrace sales matched to your home.

Selling in Oakland Terrace

Price it to the comps and condition, not an automated estimate.

If you are thinking about selling in Oakland Terrace, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.

What is your Oakland Terrace home worth?

Get a no-obligation home value based on real comparable sales in Oakland Terrace, 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 all homes for sale in Panama City →

Real comps, not an automated estimate.
The Verdict

Should you buy in Oakland Terrace?

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

Buyers prioritizing a lower purchase price over speed of closingExcellent fit
Buyers willing to negotiate patiently in a market with little competitive pressureExcellent fit
Investors or renovators comfortable evaluating condition-driven pricing without amenity-based compsExcellent fit
Buyers who need a quick close on a tight relocation timelineProbably not
Buyers expecting a robust set of recent comparable sales to validate an offerProbably not
Buyers seeking a community with established shared amenitiesProbably not

Data sources & freshness

Live listingsCPAR MLS, refreshed twice daily (last: October 19, 2026)
Under-contract sharesCPAR MLS records, as of 2026-09-20
Historical depthClosed-sale records back to 2012 (89 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 CPAR 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.

Recent Developments in Oakland Terrace

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

  1. October 2026
    Development

    Tyndall Air Force Base rebuild continues with about 140 new facilities

    WJHG reports Tyndall AFB is rebuilding with roughly 140 new hurricane-resistant facilities after Hurricane Michael in 2018, and now hosts F-35 squadrons. Most current projects are expected to finish by 2027, while other buildings await congressional funding and the work has faced labor and budget constraints.

    What it may mean for the marketContinued base construction and F-35 operations sustain military and contractor employment and construction activity in the eastern Bay County area. The site is about 11 miles southwest of Oakland Terrace.

    Source: WJHG
  2. August 2026
    Development

    Deal reached to redevelop historic Panama City Grammar School into apartments and townhomes

    Panama City reached a deal for developer Zachary Seymour to buy the 1914 Panama City Grammar School on East Seventh Street and convert it to apartments and townhomes. The city would waive about $375,000 in code fines and a $100,000 CRA grant is pending approval. Seymour has one year to finish structural repairs to roofs, windows and doors.

    What it may mean for the marketReuse of a vacant historic building would add downtown-area residential units and remove a long-standing vacant property. The project is about 14 miles west of Oakland Terrace, elsewhere in Bay County.

    Source: WJHG
  3. August 2026
    Infrastructure

    Bay County approves $13.5 million water treatment plant expansion

    Bay County commissioners approved a $13.5 million contract with NCMC Construction to add three large sand filters (30 by 50 feet each) to the county water treatment plant, which now runs 11 filters. Construction is expected to start soon and take about a year, and officials say water bills should not rise because of it.

    What it may mean for the marketAdded filtration and backup capacity supports water service reliability for a county where demand has more than doubled in 15 years. The project is about 12 miles northwest of Oakland Terrace, elsewhere in Bay County.

    Source: WJHG
  4. July 2026
    Civic

    Panama City approves 12-month moratorium on AI data centers

    Panama City commissioners unanimously approved a 12-month pause on AI data centers in certain areas, following a six-month restriction adopted by Bay County the prior week. The city said it will use the period to study data center operations and revisit how they fit into local zoning and land-use rules.

    What it may mean for the marketA temporary pause shapes where data centers can locate while the city reviews zoning and land-use standards. The project is about 14 miles west of Oakland Terrace, elsewhere in Bay County.

    Source: WJHG News Channel 7
  5. June 2026
    Development

    Panama City commissioners approve Community Development District for 1,800-home neighborhood

    Panama City commissioners approved a Community Development District for a planned neighborhood of about 1,800 homes east of John Pitts Road in north Panama City. Under the CDD, road maintenance within the neighborhood stays with the district rather than transferring to the city.

    What it may mean for the marketA new large-scale residential district adds housing supply and internally maintained streets to the north Panama City market. The project is about 11 miles northwest of Oakland Terrace, elsewhere in Bay County.

    Source: WJHG News Channel 7
  6. June 2026
    Infrastructure

    Panama City moves downtown marina slip construction to bid, ends City Marina Partners deal

    Panama City put the first 50 boat slips at the Downtown Marina out for contractor bids, with construction expected to begin shortly after a contract is awarded and the bid window closing June 16. Commissioners also ended their working relationship with City Marina Partners and budgeted payment for work already completed.

    What it may mean for the marketProgress on downtown marina slip construction advances waterfront infrastructure in the Panama City core. The project is about 14 miles west of Oakland Terrace, elsewhere in Bay County.

    Source: WJHG News Channel 7

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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.

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More on Oakland Terrace

Common questions about Oakland Terrace

Where is Oakland Terrace?

Oakland Terrace is a community in Panama City, Bay County, Florida, ZIP 32401 / 32405.

Are there homes for sale in Oakland Terrace right now?

Yes — 4 active and 0 pending listings as of the last feed refresh (twice daily). They are listed on this page.

Does Oakland Terrace have an HOA or CDD?

No HOA is on record for Oakland Terrace in our data. Verify dues, what they cover, and any special assessment for a specific address before you offer.

Answers are generated from county property records, MLS feeds and the figures on this page, as of the page date; deemed reliable but not guaranteed.

Housing distress & ownership in Oakland Terrace, Panama City

Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.

Active inventory in distress
0.0%
0 of 17 listings
Distress share trend — 0.0% now (2026-08-12 → 2026-10-17)

Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. Listing information provided by the Central Panhandle Association of REALTORS®. Information is deemed reliable but not guaranteed by the MLS to be accurate. Deemed reliable but not guaranteed.

Every Home for Sale in Oakland Terrace Right Now (3)

All 3 active and pending Oakland Terrace listings with a detail page, newest first, refreshed twice a day from the MLS.

Nearby Communities

Explore more neighborhoods near Oakland Terrace with Momentum Realty’s local guides.

Oak Hill0.2 mi awayOld Town0.4 mi away · 2 for saleHursts0.4 mi away · 43 homes, built 1935–22, 4 for saleLandmark On St Andrews Bay0.4 mi away · median $185K, 7 sales/12 moLanding At Lake Caroline0.5 mi awayGwaltney Estates0.5 mi away · median $420K, 3 sales/12 moWare Estate0.5 mi awayBayside (Bay)0.7 mi away · median $385K, 4 sales/12 mo

Browse all neighborhood guides →

Thinking of selling in Oakland Terrace? 2 recorded closings (window ending 2026-09-20). See the Bay County sell-now-or-wait data, what made 201,552 Florida listings fail in the last 12 months, or compare a cash offer vs. listing. Compiled from MLS records; deemed reliable but not guaranteed.
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