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Roman Oaks in Gulf Breeze

Roman Oaks
Homes for Sale in Gulf Breeze, FL

Community in Gulf Breeze · Santa Rosa County
23 homesBuilt 2021–2022Median sale $460K
Free · No obligation
Talk to a Roman Oaks Expert

True comps, carrying-cost math, and listings before the portals.

Built fromLive Pensacola MLS data5 years of closingsFL DOR public recordsUpdated twice daily
Live · Roman Oaks Housing Pulse Pensacola MLS + public records Analysis by Momentum Realty · $3.5B+ sold · 8,500+ transactions · Top 1% in Florida (RealTrends)
Price
$460K
Median sold · 12 mo
$175/sf
Sold $/sqft · 12 mo
peak $176 in 2022
99.4%
Sale vs ask
Tempo
75days
Median DOM · closed
75 days at the 2026 low
0 · 0
For sale · pending
live counts, refreshed twice daily
27
Sold · last 12 mo
10-yr average: about 9 a year
Ownership and context
74%
Owner-occupied · Roman Oaks
17 of 23 parcels homesteaded (FL DOR 2025)
26%
Non-owner-occupied · Roman Oaks
incl. 0% trust or LLC-held · 13% out-of-state
23
Homes in the community
23 residential parcels (FL DOR 2025)
Track record · 5 years of records
Est. 2021
Community established
homes built 2021-2022, median 2021 (FL DOR 2025)
0
Failed listings · 2025
peaked at 1 in 2021
2,464sqft
Median sold home size
12-mo windows, closed sales
117.4%/yr
Turnover rate
about 27 of 23 homes trade a year
Jon Brooks, founder of Momentum Realty
Jon's Current Read

Roman Oaks is a small, recently built pocket in Gulf Breeze — 23 homes, all delivered in 2021 or 2022. That newness is the story. When every roof, system, and finish is roughly the same vintage, price is driven less by wear and more by lot, square footage, and condition of the individual listing. The median sits at $459,900, or about $174.75 per square foot on a median of 2,710 living square feet, which tells you this is a market of comparable, sizable homes rather than a mix of eras and floor plans.

The current posture is tight. There are zero active listings as of July 2026, so anyone waiting to buy here is waiting for something that isn't on the market yet. At the same time, the median home took 75 days to sell across the closings that priced this snapshot — a slower pace than the empty-shelf inventory might suggest. Read together: turnover is thin, and when a home does list, buyers have historically had time to work rather than being forced into a same-week decision. Sellers should plan for a deliberate marketing window, not a bidding sprint.

The 60-Second Overview

Roman Oaks market snapshot (as of July 13, 2026): the median sale price is about $460K ($175 per sq ft over the trailing 12 months of closed sales), and a median 75 days on market for closed sales.

Roman Oaks is a community of 23 homes in Gulf Breeze, Santa Rosa County, built between 2021 and 2022 (median 2021), with a median living area of about 2,710 square feet. 74% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).

Roman Oaks is a compact enclave of 23 nearly-new homes in Gulf Breeze, built out over 2021 and 2022, where roughly three-quarters of owners hold homestead — a signal of an owner-occupied, low-churn street rather than a rental or flip market.

Quick Match

Who Roman Oaks is best for.

Best for

  • Buyers targeting a newer, larger single-family home in Gulf Breeze who can stay patient until one comes to market
  • Owner-occupant buyers comfortable at or near the $459,900 median who value low turnover and consistent construction vintage
  • Sellers of a 2021–2022 home who want a data-grounded price and realistic expectations for a roughly 75-day sale

Probably not for

  • Buyers who must close on a strict deadline, since there are currently no active listings
  • Bargain hunters looking for older, discounted, or fixer inventory — the stock here is uniformly new
  • Investors seeking rental turnover in a community where roughly three-quarters of homes are homesteaded
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Market Pulse

How Roman Oaks is performing right now

50/100
momentum
Buyer-Leaning Market (limited data)
Seller's marketBalancedBuyer's market
0Months of supplytight
57Median days on marketdays
0 : 0Under contract vs for salestrong demand
28Sold in last 12 monthsliquidity
+13%Median price since 2021appreciation
+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 25, 2026. Refreshed twice daily. Months of supply, days on market, and the contract-to-listing ratio are computed from current Roman Oaks 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 Roman Oaks buys, holds, and resells. See the five factors.

Homes For Sale Right Now in Roman Oaks

Live MLS inventory for Roman Oaks. 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.

1679 Amaya Ln home for sale in Roman OaksSold
$509,900
5 bd · 3 ba · 3,129 sqft · built 2025
1679 Amaya Ln, Gulf Breeze, 32563
Listed by D R Horton Realty of NW Florida, LLC
1691 Amaya Ln home for sale in Roman OaksSold
$505,000
5 bd · 3 ba · 3,129 sqft · built 2025
1691 Amaya Ln, Gulf Breeze, 32563
Listed by D R Horton Realty of NW Florida, LLC
1567 Amaya Ln home for sale in Roman OaksSold
$460,000
4 bd · 3 ba · 2,296 sqft · built 2022
1567 Amaya Ln, Gulf Breeze, 32563
Listed by Proventus Property Group LLC
1673 Amaya Ln home for sale in Roman OaksSold
$459,900
4 bd · 3 ba · 2,377 sqft · built 2025
1673 Amaya Ln, Gulf Breeze, 32563
Listed by D R Horton Realty of NW Florida, LLC
1686 Amaya Ln home for sale in Roman OaksSold
$445,900
4 bd · 3 ba · 2,560 sqft · built 2025
1686 Amaya Ln, Gulf Breeze, 32563
Listed by D R Horton Realty of NW Florida, LLC
1704 Amaya Ln home for sale in Roman OaksSold
$445,000
4 bd · 3 ba · 2,377 sqft · built 2025
1704 Amaya Ln, Gulf Breeze, 32563
Listed by D R Horton Realty of NW Florida, LLC
1692 Amaya Ln home for sale in Roman OaksSold
$444,900
4 bd · 3 ba · 2,377 sqft · built 2025
1692 Amaya Ln, Gulf Breeze, 32563
Listed by D R Horton Realty of NW Florida, LLC
1680 Amaya Ln home for sale in Roman OaksSold
$439,900
4 bd · 3 ba · 2,377 sqft · built 2025
1680 Amaya Ln, Gulf Breeze, 32563
Listed by D R Horton Realty of NW Florida, LLC

No homes are actively for sale in Roman Oaks right now, so its recent closed sales are shown, as of 2026-06-25, 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

Roman Oaks 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 location is the everyday-convenience case: shopping, schools, and the major roads are all a manageable drive.

Drive times from Roman Oaks. They are approximate and vary with traffic and your exact start point.

U.S. Highway 98 (Gulf Breeze Parkway)~3 to 8 min · the corridor
Pensacola Beach~15 to 25 min · the coast
Downtown Pensacola~20 to 30 min · employers
Tiger Point area~5 to 12 min · services
Naval Air Station Pensacola~25 to 35 min · military
Navarre~20 to 30 min · east

Distances and drive times are approximate and vary with traffic. Confirm your real commute at your real departure time.

Nearby Communities

Explore more neighborhoods near Roman Oaks Homes for Sale in Gulf Breeze, FL with Momentum Realty’s local guides.

Summerset Estates Homes for Sale in Gulf Breeze, FLSummerset Estates Homes for Sale in Gulf Breeze, FLGulf Breeze, FL · 0.4 miShadowLakes Homes for Sale in Gulf Breeze, FLShadowLakes Homes for Sale in Gulf Breeze, FLGulf Breeze, FL · 0.6 miPolynesian Islands Homes for Sale in Gulf Breeze, FLPolynesian Islands Homes for Sale in Gulf Breeze, FLGulf Breeze, FL · 0.6 miGrand Pointe Homes for Sale in Gulf Breeze, FLGrand Pointe Homes for Sale in Gulf Breeze, FLGulf Breeze, FL · 0.8 miGrand Pointe East Homes for Sale in Gulf Breeze, FLGrand Pointe East Homes for Sale in Gulf Breeze, FLGulf Breeze, FL · 0.9 miOak Pointe Homes for Sale in Gulf Breeze, FLOak Pointe Homes for Sale in Gulf Breeze, FLGulf Breeze, FL · 0.9 miPelican Bay Estates Homes for Sale in Gulf Breeze, FLPelican Bay Estates Homes for Sale in Gulf Breeze, FLGulf Breeze, FL · 0.9 miCrane Cove Homes for Sale in Gulf Breeze, FLCrane Cove Homes for Sale in Gulf Breeze, FLGulf Breeze, FL · 1.0 miTiger Point Homes for Sale in Gulf Breeze, FLTiger Point Homes for Sale in Gulf Breeze, FLGulf Breeze, FL · 1.2 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
Roman Oaks (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
  • Santa Rosa 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

Roman Oaks 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 Roman Oaks address.

The takeaway

What is actually shaping value in Roman Oaks, sourced and dated. We do not publish rumor.

Recent Developments in Roman Oaks

Development Intelligence

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

Net OutlookBullishA newer Gulf Breeze single-family community whose value tracks the specific home and a desirable south Santa Rosa County coastal location, with limited public documentation that makes home-level diligence especially important.

Desirable Gulf Breeze location

BullishNotable impact
SignificanceRadius: South Santa Rosa County

A Gulf Breeze address in south Santa Rosa County, convenient to Pensacola Beach and the Pensacola job market, is a durable draw (third-party context, 2026).

Limited public documentation

NeutralNotable impact
SignificanceRadius: Roman Oaks

Public documentation of this smaller, newer community is limited beyond the builder and listing portals; confirm the builder details, the HOA, and the community boundaries directly before relying on them.

HOA, lot, and flood diligence

NeutralMinor impact
SignificanceRadius: Roman Oaks

Carrying cost turns on the HOA dues, the Santa Rosa County millage, and the FEMA flood zone for the specific parcel; all are verifiable and worth pulling 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 Roman Oaks, 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. 2026
    Community

    Documented by third-party listing sources

    Third-party listing sources describe Roman Oaks as a newer D.R. Horton single-family community in Gulf Breeze, Santa Rosa County, ZIP 32563. Detailed public documentation is limited. Why it matters: Confirm the builder, the plans and availability, the HOA, and the community boundaries directly with the builder and the county before relying on them. Source

  2. 2024
    Taxes

    Santa Rosa County millage and the parcel tax bill

    The Santa Rosa County Property Appraiser publishes parcel values and the taxing authorities set the millage; the actual lines on a Roman Oaks parcel set the carrying cost alongside any HOA dues and flood insurance. Why it matters: Pull the specific parcel record and taxes from the Santa Rosa County Property Appraiser and the FEMA flood determination before you write. Source

Development alerts for Roman OaksGet a short monthly email when something new is approved, funded, or opens near Roman Oaks.

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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.

The Strategy

The Roman Oaks buying strategy.

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

1

Confirm the builder and community details. Verify the builder, the plans, the community boundaries, and availability directly, as public documentation is limited.

2

Confirm the HOA dues and what they cover. Verify the current dues, any CDD, and the deed restrictions before you write.

3

Compare the floor plan and finishes. Confirm the exact plan, square footage, and standard versus upgraded finishes for the specific home.

4

Pull the flood zone and the tax bill. Confirm the FEMA flood determination and the Santa Rosa County parcel taxes before you write.

5

Comp on plan and condition. Price the home against the closest comparable Gulf Breeze sale and against current builder offerings on the same plan.

The Quick Decision
Best Buy
A well-sited plan on a usable, dry lot, priced at or below current builder offerings on the same floor plan, with the community details confirmed.
Biggest Risk
Acting on limited public information, overpaying relative to current builder incentives, or an unverified flood, HOA, or lot issue.
Best Lot
The plan, the lot, and the finish level set the value here; verify all three, plus the community details.
Smart Timing
A desirable Gulf Breeze location rewards a prepared buyer who has confirmed the builder details, the HOA, and the flood picture.
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

Roman Oaks is a newer single-family community described by third-party listing sources as a D.R. Horton development in Gulf Breeze, Santa Rosa County, ZIP 32563 (Redfin community listing, 2026). Detailed public documentation of the community is limited, so value is read home-by-home on plan, lot, and finish level, and the central diligence items are confirming the builder and community details directly, the HOA dues and any CDD, the lot and survey, the FEMA flood zone, the Santa Rosa County parcel taxes, and the current builder offerings on the same plans.

Roman Oaks Homes For Sale

What your money buys in Roman Oaks.

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 Roman Oaks today. The right home is the one matched to your budget and the renovation math, so seeing fitting listings early is the edge.

Entry: smaller plans
$400K to $440K

The smaller plans are the value entry here. Confirm the builder details, the plan, the lot, the HOA, and the flood zone before you write (third-party context, 2026, not MLS).

Lowest entry
Mid: core plans
$440K to $460K

The core single-family plans are the heart of the community. Price each on its plan, lot, and finishes against the closest comparable Gulf Breeze sale and current builder offerings.

Most inventory
High: larger or upgraded plans
$460K to $510K

The larger or fully upgraded plans sit at the top here. Price each on its own plan, lot, and finish level, not a community average.

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 ~$445K buys here.

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

$400K to $440K
Entry: smaller plans
The smaller plans are the value entry here. Confirm the builder details, the plan, the lot, the HOA, and the flood zone before you write (third-party context, 2026, not MLS).
$440K to $460K
Mid: core plans
The core single-family plans are the heart of the community. Price each on its plan, lot, and finishes against the closest comparable Gulf Breeze sale and current builder offerings.
$460K to $510K
High: larger or upgraded plans
The larger or fully upgraded plans sit at the top here. Price each on its own plan, lot, and finish level, not a community average.

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 Roman Oaks, 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 Roman Oaks 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 Roman Oaks holds value.

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

No CDD on the tax billStrong
Central Intracoastal West locationStrong
Scarce golf and lake homesitesStrong
$30M club reinvestment to 2028Positive
All-resale 1990s conditionManage 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 Roman Oaks

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.

Roman Oaks1

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.

Roman Oaks2

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.

Roman Oaks3

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.

Roman Oaks4

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.

Roman Oaks5

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.

“

Roman Oaks is newer single-family living in desirable Gulf Breeze. With limited public documentation, the deal is read home-by-home in the plan, the lot, the finishes, the HOA, and the flood picture, confirmed directly.

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.

6.6B · Buy Score
Resale Strength6.4/10
Renovation Risk7.1/10
Location Efficiency7.4/10
Long-Term Defensibility6.2/10
Carrying Cost Advantage6.3/10

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 Roman Oaks 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 automated estimate, 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 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
  • The plan, the lot, and the finish level are the value; verify all three, plus the community details.
  • Confirm the HOA, any CDD, the flood zone, and the Santa Rosa County taxes.
  • Comp against the closest comparable Gulf Breeze sale and current builder offerings.

In a newer community like Roman Oaks, value is driven by the specific plan, its finish level, and its lot, plus the HOA rules and current builder pricing, not a single average, and with limited public documentation the first step is confirming the builder and community details directly. That means verifying the dues and any rental rule, comparing the plan and upgrades against the builder's current offerings, confirming the lot lines and drainage, verifying the FEMA flood zone and the Santa Rosa County parcel taxes, then pricing the home against the closest comparable Gulf Breeze sale, with the desirable south Santa Rosa County location as the durable advantage.

The 15-Second Verdict

Roman Oaks in 15 seconds.

Best forBuyers who want a newer single-family home in the desirable Gulf Breeze area.
Strong onA south Santa Rosa County coastal location near Pensacola Beach and the Pensacola job market.
WatchLimited public documentation, shifting builder inventory, the HOA dues, and the FEMA flood zone per lot.
Not forBuyers who want an established neighborhood, a direct-waterfront lot, or a large amenity community.
The edgeConfirming the community details and pricing on plan, lot, and finishes lets a prepared buyer act with confidence where public information is thin.

HOA, CDD & Fees

15-Second Take
  • Confirm whether an HOA applies, the dues, and any CDD.
  • Confirm the builder details and verify the FEMA flood zone per lot.
  • No CDD is assumed; confirm per parcel.

Roman Oaks is a newer community; confirm whether a homeowners association applies, the current dues, any CDD, and the deed restrictions and what they cover before you offer. No CDD is assumed; confirm per parcel.

No resort amenity package is assumed; the value is the newer single-family home and the Gulf Breeze location. Confirm any shared facilities in the community documents.

The value is the south Santa Rosa County coastal location near Pensacola Beach and Pensacola; confirm any shared facilities in the community documents.

Run Your Numbers

Tools for a Roman Oaks buy.

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

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

Selling here is won on condition and view, not an automated estimate. The right number comes from closed comps matched to your renovation level and lot.

Selling in Roman Oaks

Thinking of selling in Roman Oaks?

Your buyer is comparing newer Gulf Breeze homes, so sell what is specific and verifiable: the builder and plan, the upgrades, the lot, the HOA, and a clear flood and tax picture.

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 Roman Oaks, condition and view decide your number

Because buyers here are weighing your home against renovated comps and cross-shopping Santa Rosa Shores, 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 Roman Oaks home worth?

Get a no-obligation home value based on real comparable sales in Roman Oaks 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 homes for sale in Roman Oaks on the map →

Real comps, not an automated estimate.
>>>>>>> origin/main

Windows contain 0 to 27 sales each (27 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.

Every sale since 2021 · price vs size
$0$200K$400K2k2k3k
56 closed sales; green = recent. Size sets the floor, condition and lot set the rest.
Homes sold per 12-mo window
01020202220242026
0 to 27 a year; 27 in the current window.

The real cost & risk here

Before the list price, the Florida math the portals skip. These are Santa Rosa County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.

$1,989/mo
Santa Rosa County typical true cost to own
$204/mo
Santa Rosa County typical home insurance
Check CDD
Confirm before you offer

Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Santa Rosa 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.

Roman Oaks Market Scorecard

Buyer-Leaning Market (limited data)

Roman Oaks is currently a buyer-leaning market (limited data). Limited supply, a median asking price of n/a.

n/a
Months supply
n/a
Median list
$444,950
Median sold
$180
Per sqft
n/a
Days on mkt
0/0/26
Active/Pend/Sold

Typical home value in the 32563 ZIP is $403,222, about 16.9% 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.

Interactive Map

Roman Oaks 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.

The Strategy

The Roman Oaks buying strategy.

If we were buying in Roman Oaks 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 Roman Oaks.

The Quick Decision
Best Buy
Buyers who want a nearly-new, sizable Gulf Breeze home and can wait for one to list.
Biggest Risk
With zero active listings, availability is unpredictable and timing is out of your control.
Sweet Spot
A move-ready home around 2,700 square feet near the median in condition and price.
Avoid If
You need to buy on a fixed timeline or want a wide range of price points to choose from.
The Deep Dive

A new-build pocket with no shelf inventory

Because the entire community was built in a two-year span, there is little of the age-related variation that usually creates a wide price spread. What difference exists in price is condition- and lot-driven, and with a median above 2,700 square feet, these are not starter footprints. The $174.75 median per-square-foot figure is the cleaner benchmark to watch here, since it normalizes for the size differences between the homes.

The homestead share near 74% points to a street that mostly stays put, which helps explain why active inventory is currently zero. For a buyer, that means opportunity is episodic — you get in when someone decides to move, not on your own schedule. For a seller, the scarcity is real, but the 75-day median days-on-market says pricing still has to be right; scarce is not the same as instant.

“

The location and the amenities are priced into every listing in Roman Oaks. 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 23-home community with nothing currently listed, the deals happen before the sign goes up. We track owner intentions, comparable per-square-foot movement, and the small handful of relevant sales that actually set value in a market this narrow — so you're positioned to move when a home surfaces, or to price a sale with a realistic 75-day window in mind rather than a fantasy.

The 15-Second Verdict

Roman Oaks in 15 seconds.

Best forBuyers who want a nearly-new, sizable Gulf Breeze home and can wait for one to list.
Biggest advantageUniform recent construction means fewer age-related surprises across the community.
Biggest riskWith zero active listings, availability is unpredictable and timing is out of your control.
Sweet spotA move-ready home around 2,700 square feet near the median in condition and price.
Avoid ifYou need to buy on a fixed timeline or want a wide range of price points to choose from.

HOA, CDD & Fees

In short
  • 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.

Run Your Numbers

Tools for a Roman Oaks buy.

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

Mortgage paymentPrincipal, interest, taxes, and insurance on a specific price.Property taxSanta Rosa County millage and the homestead picture.Rent vs buyThe breakeven on owning in Roman Oaks.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 Roman Oaks sales matched to your home.

Selling in Roman Oaks

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

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

What is your Roman Oaks home worth?

Get a no-obligation home value based on real comparable sales in Roman Oaks, 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 Roman Oaks on the map →

Real comps, not an automated estimate.

Frequently Asked Questions

What is the median home price in Roman Oaks?
The median sale price in Roman Oaks was $460K over the 12 months ending July 13, 2026 (27 closed sales, Pensacola MLS).
How long do homes in Roman Oaks take to sell?
Homes that closed in the 12 months ending July 13, 2026 took a median 75 days on market (27 sales, Pensacola MLS).
How many homes are in Roman Oaks?
The Florida DOR 2025 assessment roll shows 23 homes in Roman Oaks (public records).
What share of Roman Oaks is owner-occupied?
74% of Roman Oaks parcels carry a homestead exemption on the 2025 Florida DOR roll, the owner-occupancy proxy in public records.
When were the homes in Roman Oaks built?
Homes in Roman Oaks were built between 2021 and 2022, with a median year built of 2021 (FL DOR 2025 roll).
Who is the best real estate agent for Roman Oaks?
The best agent for Roman Oaks is one who actively works Gulf Breeze and knows the community's pricing, fees, and current inventory. Tell us what you're looking for in the form on this page and Momentum Realty will match you with a local specialist for Roman Oaks.
How do I find a top Gulf Breeze real estate agent who knows Roman Oaks?
Share a few details in the form on this page. Momentum Realty has 280+ agents and more than $3.5B in closed sales, and we'll connect you with one who knows Roman Oaks and the wider Gulf Breeze area.
Can Momentum Realty connect me with an agent for Roman Oaks?
Yes. Use the form on this page and we'll introduce you to a local specialist who can guide your Roman Oaks purchase or sale - no call center and no pressure.
The Verdict

Should you buy in Roman Oaks?

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

Buyers targeting a newer, larger single-family home in Gulf Breeze who can stay patient until one comes to marketExcellent fit
Owner-occupant buyers comfortable at or near the $459,900 median who value low turnover and consistent construction vintageExcellent fit
Sellers of a 2021–2022 home who want a data-grounded price and realistic expectations for a roughly 75-day saleExcellent fit
Buyers who must close on a strict deadline, since there are currently no active listingsProbably not
Bargain hunters looking for older, discounted, or fixer inventory — the stock here is uniformly newProbably not
Investors seeking rental turnover in a community where roughly three-quarters of homes are homesteadedProbably not

Nearby Communities

Explore more neighborhoods near Roman Oaks with Momentum Realty’s local guides.

Browse all Florida neighborhood guides →

Data sources & freshness

Live listingsPensacola MLS, refreshed twice daily (last: July 3, 2026)
Community market statsPensacola MLS closed sales, 12-month windows ending July 13, 2026
Housing stock & ownershipFlorida DOR 2025 assessment roll (community parcel extract)
Under-contract sharesPensacola MLS records, as of 2026-07-12
Historical depthClosed-sale records back to 2021 (56 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 your area comps.

Looking to buy here? Search homes for sale →

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