Roman Oaks
Homes for Sale in Gulf Breeze, FL
All 166 homes for sale in Gulf Breeze, FL · median $536,500 · 103 homes for sale in 32563 · Santa Rosa County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of D R Horton Realty of NW Florida, LLC · via Pensacola MLS
Over the 12 months ending 2026-09-20, 20 recorded sales closed at a median of $444,950, $176 per square foot, a median 105 days on market, sellers accepting 98% of original asking (-8% versus the prior year). Homes listed or recently sold were built 2022–2025 with 9 new construction; 11 of 11 report an HOA (median $33/mo); none of the 11 geocoded homes sit in a FEMA special flood hazard zone (median elevation 24 ft). At the median price and Santa Rosa County's FY2025-26 rate of 12.81 mills, annual property tax runs about $5,700 ($5,190 with the full homestead exemption).
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.
Figures in this note are as of July 15, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Roman Oaks right now
🔴 Off the recent peak. The trailing-12-month median ($445K) is down 8.2% from the prior 12 months ($485K). With about a dozen 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 September 20. Confidence: Medium (20 and 10 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated November 2, 2026 · Live data: Pensacola MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
Nearby homes for sale
No active listings inside Roman Oaks right now. These are the 6 closest homes on the market, by straight-line distance from the community's center; some may sit just outside its boundary.
Listing data from the MLS feeds named on each listing page; deemed reliable but not guaranteed. Refreshed nightly.
The 60-Second Overview
Roman Oaks market snapshot (as of September 20, 2026): the median sale price is about $445K ($176 per sq ft over the trailing 12 months of closed sales), and a median 105 days on market for closed sales. The trailing-12-month median is down 8% from the prior 12 months, computed from record-level Pensacola MLS closed sales (20 closings in the current window).
In ZIP 32563 (Gulf Breeze), 415 homes closed in the last 12 months at a median of $427K ($230/sq ft), up 1.9% year over year, with a median 45 days on market. Right now 75 active and 40 pending listings put supply at about 3.2 months — a healthy market. See the live ZIP 32563 housing market and the Santa Rosa County market.
County records show 10 qualified sales in Roman Oaks across 2024–2025 (1 in 2024, 9 in 2025), median $487,900 — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
Flood zones in Roman Oaks: of 11 listing addresses checked against the FEMA National Flood Hazard Layer, 100% sit outside the FEMA Special Flood Hazard Area (Zone X). Individual parcels vary - verify any specific address at msc.fema.gov. See flood zones by neighborhood in Gulf Breeze.
Roman Oaks is a community of 42 homes in Gulf Breeze, Santa Rosa County, built between 2021 and 2022 (median 2021.0), with a median living area of about 2,694 square feet. 37% 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 September 20 of each year, from record-level Pensacola MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($445K) IS the median in the snapshot above, and the move from 2025 ($485K) IS the -8.2% one-year change.
Windows contain 0 to 24 sales each (20 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.
Roman Oaks Market Scorecard
Roman Oaks is currently a buyer-leaning market (limited data). Limited supply, a median asking price of n/a.
Typical home value in the 32563 ZIP is $403,499, about 16.1% 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.
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 contributors.
Recent Developments in Roman Oaks
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 October 2026.
- September 2026Infrastructure
Santa Rosa commissioners consider $826,544 signal at SR 87 and Ray Helms Road
The September 22 Santa Rosa County commission agenda included an $826,544 contract with Griffin Traffic Signals for a traffic light at State Road 87 and Ray Helms Road, the truck route to Milton Interchange Park, plus resurfacing and sidewalk work. A separate $106,480 contract would replace signs at the park, now called the I-10 Coastal Commerce Center. The article is a preview of the meeting.
What it may mean for the marketA signal and resurfacing on SR 87 would affect truck and commuter traffic flow near the I-10 industrial park in Milton. The project is about 27 miles northeast of Roman Oaks, elsewhere in Santa Rosa County.
Source: Navarre Press - 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 north of Roman Oaks.
Source: Rick's Blog - July 2026Development
Goldring Gulf Distributing plans expansion at Milton facility
Goldring Gulf Distributing filed plans to add 76,400 square feet to its existing 192,000 square foot beverage distribution facility in the Santa Rosa County Industrial Park in East Milton. The expansion would grow the company's footprint in Northwest Florida.
What it may mean for the marketEnlarges an established industrial and distribution operation within the Santa Rosa County Industrial Park and expands the county's industrial base. The project is about 24 miles northeast of Roman Oaks, elsewhere in Santa Rosa County.
Source: Navarre Press - May 2026Retail & Dining
Circle K convenience store planned for Navarre Parkway
Plans for a Circle K convenience store with a gas canopy were submitted to Santa Rosa County in May 2026 for a site at 8510 Navarre Parkway. The proposal is under review by county development services.
What it may mean for the marketAdds a fuel and convenience retail option along the Navarre Parkway commercial corridor and expands roadside services in the local market. The project is about 20 miles east of Roman Oaks, elsewhere in Santa Rosa County.
Source: Navarre Press
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 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.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in Roman Oaks 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 3 factors (5.5). Basis: Recent Direction -8.2% year-over-year; Owner Commitment 37% owner-occupied; Pricing Power 98.3% sale-to-list. Refreshed with each data update.
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.
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.
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Recently off market in Roman Oaks
Homes in Roman Oaks that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 1 on record.
- 1559 Amaya Ln · off market
| Location | Gulf Breeze, Santa Rosa County, FL · ZIP 32563 |
|---|---|
| Homes in the community | 42 (FL DOR 2025 assessment roll) |
| Years built | 2021–2022 (median 2021.0) |
| Typical living area | 2,694 sq ft (median) |
| Home types (current listings and sales) | single-family 100% |
| Sale prices, last 12 months | $444,950 median across 20 closed sales · $176 per sq ft · -8.2% vs the prior 12 months |
| Days on market (closed sales) | 105 median |
| For sale right now | 0 active, 0 pending |
| Owner-occupied (homestead) share | 37% |
Data as of September 20, 2026. 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; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “Roman Oaks key facts,” movewithmomentum.com/neighborhoods/roman-oaks, data as of September 20, 2026.
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.
More Gulf Breeze home searches
- All homes for sale in Gulf Breeze, FL
- Homes for sale in Santa Rosa County, FL
- Gulf Breeze home values: what is my house worth?
- ZIP 32563 housing scorecard
- 4 coming-soon communities in Santa Rosa County
Gulf Breeze guides & data
- Market data
- Cost of living
- Best neighborhoods
- Flood zones
- Property taxes (Santa Rosa County)
- Homestead exemption (Santa Rosa County)
- Home insurance cost
- New construction
Florida buyer guides
- Florida home insurance rates by county
- Florida property tax by county
- Florida property tax calculator
- What flood zone X means
- The 4-point inspection, explained
- Florida flood insurance calculator
- Florida housing market map
Real estate agent in Gulf Breeze? Join Momentum in Gulf Breeze: 100% commission, one $12K cap.
Streets in this community
Street-level pages: every home on record, what sold and what is for sale on each street.
- Amaya Lane (49 homes on record)
What it really costs to own in Roman Oaks
The parts of the monthly number a mortgage calculator leaves out, from the tax roll, the MLS, Citizens and FEMA. Property facts only.
| HOA dues | Median $401/year (about $33/month) across 12 MLS listings (most billed annually; 2026-11-02). Dues cover what the documents say they cover; ask for the budget and reserve study. |
|---|---|
| Home and flood insurance | The average Citizens Property Insurance premium in Santa Rosa County is $2,444/yr (876 policies, Citizens detail by county, April 2026); private-market quotes depend on roof age, wind mitigation and construction. Flood: of 11 listing addresses checked against the FEMA flood map, 100% sit outside the high-risk zone. Statewide, a Zone X flood policy runs about $500-$700/yr and a high-risk zone $1,200-$2,500/yr (FEMA Risk Rating 2.0 averages, not quotes). |
| Roof and age | Median build year 2025 across 11 listings. Newer roofs and current wind-mitigation features usually mean the lower end of insurance quotes. |
Email me new listings in Roman Oaks
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.
Ask an agent about Roman Oaks
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Roman Oaks will answer, and the answer is published on this page for the next buyer.
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?
Where is Roman Oaks, and what county is it in?
Is Roman Oaks in a flood zone?
Is Roman Oaks a good place to live?
Should you buy in Roman Oaks?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | Pensacola MLS, refreshed twice daily (last: November 2, 2026) |
| Community market stats | Pensacola MLS closed sales, 12-month windows ending September 20, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (1 streets, ZIP 32563)) |
| Under-contract shares | Pensacola MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2021 (57 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.
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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 Roman Oaks fits the bigger picture — live prices, inventory, and Momentum Scores:
More on Roman Oaks
- Find an agent · How to choose the best real estate agent in Roman Oaks
Schools serving nearby communities
We do not have a confirmed school assignment for Roman Oaks. These are the public schools most often assigned to other communities in ZIP 32563; zones change and vary by address, so confirm with the district before you buy.
- Oriole Beach Elementary School · Elementary · FLDOE grade A (assigned to 6 nearby communities)
- Gulf Breeze Middle School · Middle · FLDOE grade A (assigned to 6 nearby communities)
- Gulf Breeze High School · High · FLDOE grade A (assigned to 6 nearby communities)
Assignments from district data for neighboring communities; grades are official Florida Department of Education school grades (2025-26).
Shop the zone: Homes zoned for Soundside High School
Nearby Communities
Explore more neighborhoods near Roman Oaks with Momentum Realty’s local guides.