Roman Oaks
Homes for Sale in Gulf Breeze, FL
True comps, carrying-cost math, and listings before the portals.
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.
The setting & the homes.
Aerial and on-site photos of Roman Oaks. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Roman OaksPhotos from Pensacola MLS listings in Roman Oaks; content deemed reliable but not guaranteed.
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
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 ($460K) IS the median in the snapshot above.
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.
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.
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
Roman Oaks is currently a buyer-leaning market (limited data). About 0.5 months of supply, a median asking price of $455,000, and homes go under contract in about 11 days.
Typical home value in the 32563 ZIP is $407,121, about 16.2% 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.
Housing distress & ownership in Roman Oaks, Gulf Breeze
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.
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.
Active and pending Roman Oaks listings as of 2026-07-03, priced high to low. Copyright© 2026 by the Multiple Listing Service of the Pensacola Association of REALTORS® This information is believed to be accurate but is not guaranteed. Subject to verification by all parties. This data is copyrighted and may not be transmitted, retransmitted, copied, framed, repurposed, or altered in any way for any other site, individual and/or purpose without the express written permission of the Multiple Listing Service of the Pensacola Association of REALTORS®. Florida recognizes single and transaction agency relationships. Information Deemed Reliable But Not Guaranteed. Any use of search facilities of data on this site, other than by a consumer looking to purchase real estate, is prohibited. Tap any home to ask about it.
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.
Schools
- Santa Rosa County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- West Navarre · Elementary
- WOODLAWN BEACH · Middle
- Soundside High School · High
Zoned schools reflect the assignments reported on recent Roman Oaks listings and can change; always confirm with Santa Rosa County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Roman Oaks address.
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.
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.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
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 Roman Oaks.
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.
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.
Roman Oaks in 15 seconds.
HOA, CDD & Fees
- Mandatory HOA — confirm current dues
- Any club/amenity membership is billed separately
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a Roman Oaks 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 Roman Oaks sales matched to your home.
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 →
Frequently Asked Questions
What is the median home price in Roman Oaks?
How long do homes in Roman Oaks take to sell?
How many homes are in Roman Oaks?
What share of Roman Oaks is owner-occupied?
When were the homes in Roman Oaks built?
Who is the best real estate agent for Roman Oaks?
How do I find a top Gulf Breeze real estate agent who knows Roman Oaks?
Can Momentum Realty connect me with an agent for Roman Oaks?
Should you buy in Roman Oaks?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Roman Oaks with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | Pensacola MLS, refreshed twice daily (last: July 3, 2026) |
| Community market stats | Pensacola MLS closed sales, 12-month windows ending July 13, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (community parcel extract) |
| Under-contract shares | Pensacola MLS records, as of 2026-07-12 |
| Historical depth | Closed-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.
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More Gulf Breeze & Pensacola, Escambia & Santa Rosa guides
Compare before you commit - every guide covers pricing, HOA/CDD, insurance posture, and fit. Browse all of Pensacola, Escambia & Santa Rosa or the full Neighborhood Finder.
See how Roman Oaks fits the bigger picture — live prices, inventory, and Momentum Scores: