Riviera
Condos for Sale in Pensacola, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo courtesy of Linda Murphy, KELLER WILLIAMS REALTY GULF COAST · via Pensacola MLS
Homes For Sale Right Now in Riviera
Live MLS inventory for Riviera. 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 · 1 daysTop listing
Active · 769 days
Active · 15 days
Under Contract · 18 days
Under Contract · 183 daysActive and pending Riviera listings as of 2026-10-26, 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.
Riviera is a thin market by any measure, with only 3 active listings and 5 closings in the window, so price here is driven more by the condition and particulars of whatever happens to be for sale than by any broad trend. The median sits at $255,000 and roughly $203 per square foot, but with inventory this sparse, one unusual home can swing the headline number either way.
The posture leans clearly toward buyers. At 7.2 months of supply and a median 108 days on market, homes are sitting, which gives patient buyers room to negotiate on price and terms. Sellers should price to the current reality and plan for a longer marketing window rather than a quick sale.
Figures in this note are as of October 26, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Riviera right now
🟢 Buyer-leaning market. 7.2 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: Medium (3 active and pending listings, 5 closed sales in 12 months).
🔴 Off the recent peak. The trailing-12-month median ($255K) is down 31.5% from the prior 12 months ($372K) and up 88% since 2012. With about 3 sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level Pensacola MLS closed sales, 12-month windows ending July 13. Confidence: Low (5 and 4 sales in the two windows).
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 60-Second Overview
Riviera market snapshot (as of July 13, 2026): the median sale price is about $255K ($203 per sq ft over the trailing 12 months of closed sales), a median 108 days on market for closed sales, and 7.2 months of supply, a buyer-leaning market. The trailing-12-month median is down 32% from the prior 12 months and up 88% since 2012, computed from record-level Pensacola MLS closed sales (5 closings in the current window).
Riviera is a small, slow-moving pocket of Pensacola where the modest active inventory and extended days on market put negotiating leverage with buyers. The year-over-year median is down sharply, so read any single price point against how few homes are actually trading.
The setting & the homes.
Aerial and on-site photos of Riviera. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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RivieraRivieraPhotos from Pensacola MLS listings in Riviera; content deemed reliable but not guaranteed.
Who Riviera is best for.
Best for
- Buying with patience and a willingness to wait for the right listing to surface
- Looking for negotiating leverage in a market where homes sit and supply is ample
- Prioritizing a specific home's condition and value over a wide range of choices
Probably not for
- Needing to buy or sell quickly against a tight deadline
- Wanting a broad, active inventory to tour and compare in a single weekend
- Counting on quick resale or near-term price momentum given the sharp year-over-year decline
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending July 13 of each year, from record-level Pensacola MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($255K) IS the median in the snapshot above, and the move from 2025 ($372K) IS the -31.5% one-year change.
Windows contain 1 to 7 sales each (5 in the current window); every figure carries its sample size, and thin markets swing on single closings. 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. Deemed reliable but not guaranteed.
Riviera Market Scorecard
Riviera is currently a buyer-leaning market. About 7.2 months of supply, a median asking price of $285,000, and homes go under contract in about 15 days.
Go deeper: county scorecard · true cost calculator · affordability calculator.
Live data: Pensacola MLS, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Housing distress & ownership in Riviera, Pensacola
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
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. 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. Deemed reliable but not guaranteed.
Riviera 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 contributors.
Schools
- Escambia - Fl County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Warrington Elementary · Elementary
- WARRINGTON · Middle
- Pensacola · High
Zoned schools reflect the assignments reported on recent Riviera listings and can change; always confirm with Escambia - Fl County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Riviera address.
Recent Developments in Riviera
Development, infrastructure, retail, and school activity affecting Riviera, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- October 2026Development
Escambia Planning Board to hear rezoning for 540-acre Outlying Fields site in Beulah
The Escambia County Planning Board was set to hear rezoning and land-use changes on October 6 for the former Navy Outlying Landing Field 8 next to the Navy Federal Credit Union campus. The roughly 540-acre plan includes 1,000 to 1,500 housing units, 23 acres for health-related facilities along Nine Mile Road, retail and restaurants, and an Employment, Technology and Innovation district. County staff found the changes consistent with the comprehensive plan, and FDOT expects no added trip generation.
What it may mean for the marketThe plan would add housing, commercial space and employer land in the Beulah area near Nine Mile Road, which could change local retail access, commute patterns and housing supply. The site is about 8 miles north of Riviera.
Source: Rick's Blog - September 2026Infrastructure
Pensacola mayor says new airport terminal construction starts next week
At a September 17 briefing, Mayor D.C. Reeves said the notice to proceed for the new terminal at Pensacola International Airport would be issued the following week, with site preparation starting shortly after. He described it as a nine-figure investment. A separate 600-space parking expansion still needs construction funding.
What it may mean for the marketTerminal construction signals added air-travel capacity at the airport and construction activity near the airport corridor. The site is about 9 miles northeast of Riviera.
Source: Rick's Blog
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 Riviera buying strategy.
If we were buying in Riviera 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 Riviera.
A thin market that rewards patience
The numbers that matter most here are the small ones: 3 active listings, 5 recent closings, and a market heat score of 28. With a sample this limited, the median price of $255,000 is a reference point, not a rule. Two homes in different condition can post very different prices per foot, and the spread between a dated property and an updated one is where the real pricing conversation happens.
The median 108 days on market tells you the clock runs long in Riviera. Buyers have time to inspect, compare, and make a measured offer. Sellers, in turn, need realistic expectations on timing and a willingness to meet the market, because 7.2 months of supply means buyers are not under pressure to move fast.
The location and the amenities are priced into every listing in Riviera. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in Riviera buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 4 factors (3.4). Basis: Long-Term Appreciation +88% since 2012; Recent Direction -31.5% year-over-year; Liquidity & Demand 7.2 months of supply; Pricing Power 91.4% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a market with this little inventory, averages lie and the individual property tells the story. We work the comps that actually exist, weigh condition against the $202.55 median per square foot, and build an offer or a listing strategy around the long sell cycle instead of fighting it. That means knowing when to wait, when to press on terms, and how to price so a home does not add to the 108-day median.
Riviera in 15 seconds.
Tools for a Riviera 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 Riviera sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Riviera, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Riviera home worth?
Get a no-obligation home value based on real comparable sales in Riviera, 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 Riviera on the map →
Frequently Asked Questions
What is the median home price in Riviera?
How long do homes in Riviera take to sell?
Is Riviera a buyer's or seller's market right now?
Have Riviera home prices gone up?
Who is the best real estate agent for Riviera?
How do I find a top Pensacola real estate agent who knows Riviera?
Can Momentum Realty connect me with an agent for Riviera?
Should you buy in Riviera?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Riviera with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | Pensacola MLS, refreshed twice daily (last: October 26, 2026) |
| Community market stats | Pensacola MLS closed sales, 12-month windows ending July 13, 2026 |
| Under-contract shares | Pensacola MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2005 (71 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.
Own a home here?
You just read the data. Now see what your home is worth.
The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the Pensacola MLS member average and 8 days faster, and we’ll price yours against live local comps.
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See how Riviera fits the bigger picture — live prices, inventory, and Momentum Scores: