A low-density, rent-restricted gulf-front condominium on Perdido Key, for residents not nightly rentals.
Listings before the portals, true comps, and the renovation and carrying-cost math, before you tour.
"The Marseilles is a different read from a vacation-rental tower: a low-density, rent-restricted gulf-front condominium on Perdido Key, two Mediterranean-style buildings of 14 homes each built in 2005, where rentals are limited to one year or longer. The value is set by the unit, the floor, and the gulf view, plus the building's reserves and insurance. Read the floor and view, confirm the monthly HOA, reserves, and coastal insurance, and price the unit against real comparable sales."
Jon Brooks, founder, Momentum Realty · Updated June 2026
The Marseilles market snapshot (as of June 25, 2026): the median sale price is about $1.5M ($632 per sq ft), a buyer-leaning market (limited data). Based on 2 recent closings in live Pensacola MLS data.
The Marseilles is a low-density, rent-restricted gulf-front condominium on Perdido Key, Escambia County (ZIP 32507), at 16547 Perdido Key Drive, about thirty minutes from Pensacola. It comprises two Mediterranean-style buildings of roughly 14 homes each, built in 2005.
Rentals are restricted to one year or longer, so this is a residential, owner-occupied building rather than a nightly-rental tower. Amenities include indoor and outdoor pools, a fitness center, sauna and hot tub, and a boardwalk over the dunes to a roughly 200-foot private beach.
In a coastal condo the floor, the gulf view, and the building's reserves and insurance are the part of your money the market gives back at resale.
For buyers who want a low-density, rent-restricted gulf-front residence on Perdido Key, The Marseilles is a distinctive option. The work is reading the floor and the gulf view, confirming the monthly HOA, the building's reserves and insurance, and the rental rules, and pricing the unit against real comparable sales.
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 The Marseilles listings and the trailing twelve months of closed sales.
Our proprietary read on how a home in The Marseilles buys, holds, and resells. See the five factors.
Live MLS inventory for The Marseilles. 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.
No homes are actively for sale in The Marseilles 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.
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.
The location is the everyday-convenience case: shopping, schools, and the major roads are all a manageable drive from The Marseilles.
Drive times from The Marseilles. They are approximate and vary with traffic and your exact start point.
Distances and drive times are approximate and vary with traffic. Confirm your real commute at your real departure time.
Explore more neighborhoods near TheMarseilles Homes for Sale in Pensacola, FL with Momentum Realty’s local guides.
Carrying cost · the no-CDD edge
No CDD bond means thousands less per year than newer master plans.
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.
The Marseilles is served by Escambia 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 The Marseilles address.
What actually shapes value at The Marseilles: it is a low-density, rent-restricted gulf-front condominium on Perdido Key, built 2005, for residents not nightly rentals. Each item is sourced.
Our read on what is being built around The Marseilles, scored for direction, significance, and how close the effect lands. The full sourced timeline follows below.
A low-density, owner-occupied gulf-front building is a scarce, distinctive offering on a rental-heavy key.
Rent restrictions support a quiet, residential character that many buyers value.
Resort-style amenities and a private beach support demand and resale.
A consistent 2005 vintage means reading the building's condition and reserves.
Gulf-front buildings carry significant insurance and reserve considerations to underwrite.
The floor, the gulf view, and condition set the number far more than square footage.
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 The Marseilles, 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 ↓
Local materials describe The Marseilles as a low-density, gated, rent-restricted gulf-front condominium on Perdido Key, two Mediterranean buildings of 14 homes each built in 2005 with a private beach. Why it matters: A scarce low-density, rent-restricted gulf-front building supports durable resale demand. Source
Profiles note that several Perdido Key buildings, including Marseilles, allow only long-term rentals of one year or longer, distinguishing them from the area's nightly-rental towers. Why it matters: Rent restrictions and low density define the building's residential character and resale. Source
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.
If we were buying in The Marseilles, this is the order of operations we would run, and the one we run for our clients.
Read the floor, the view, and the exposure first. In a condo, the unit drives resale, not a lot.
Confirm the monthly HOA and what it covers. It covers most building services and is part of the true cost.
Check the building's reserves and any assessments. Funded reserves matter more than the dues alone.
Confirm the rental rules and any restrictions. Residential, rent-restricted buildings differ; get them in writing.
Match the unit to real comps. Floor, view, and condition, not square footage alone, set the number.
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.
The Marseilles is a low-density, rent-restricted (one year or longer) gulf-front condominium of two Mediterranean buildings (roughly 14 homes each, built 2005) on Perdido Key, with indoor and outdoor pools, a fitness center, and a private beach boardwalk. Confirm the monthly HOA, reserves, insurance, and the unit's floor and view for a specific home.
Three honest price bands. Condition and lot, not the square footage alone, decide where a home lands.
Here are the broad resale bands in The Marseilles today. The right home is the one matched to your budget and the renovation math, so seeing fitting listings early is the edge.
Lower-floor or partial-view residences, the value way into the building.
Mid-level units with the better exposures, the heart of the building's market.
The higher-floor, direct-view residences, the scarce, strongest resale here.
Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.
Three realistic price bands. Where a home lands comes down to condition and lot, not square footage alone.
Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.
The factors that actually move value in The Marseilles, condition, lot, and the renovation math, read from current listings and recent sales.
Renovated-listing inventory in The Marseilles is too thin right now to compute a reliable renovation premium. We read condition home by home against real comps before you offer.
In a condo the value the market gives back at resale is set by the unit, not a lot: the floor, the view line (direct versus partial), and the exposure. The interior can be renovated, but the floor and view cannot, so higher floors and better views hold their value better. How much more they command varies by building, line, and condition, which is why we read it unit by unit against real comparable sales rather than a single headline figure.
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.
Our read on the factors that protect resale here, and the one to manage.
Momentum analysis based on the community's structure, location, lot scarcity, and housing stock. Not a guarantee of future value.
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.
The same five mistakes cost buyers the most in any market. Every one is avoidable with the right preparation before you tour.
1The 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.
2A 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.
3A 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.
4Two 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.
5An 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.
In a rent-restricted gulf-front condo the floor and the view are the asset. The deal is the unit, the gulf view, and the HOA, reserves, and insurance, matched to comps.
Our proprietary 0 to 10 read across the five factors that decide how a home here buys, holds, and resells.
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.
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 Zestimate, no guesswork.
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.
Fill = price per square foot; ring = by realized $/sqft per unit. 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.
The houses can be renovated, but the lot and view cannot. Golf frontage, lakefront, and preserve lots consistently command higher premiums and resell faster than interior lots backing to another home. The premium you pay for a great homesite is the discount you avoid when you sell.
The mistake is paying an estate price for a base interior lot. We help buyers spot which homesites carry real, durable premiums and which are dressed-up interiors, so your money lands where the market will give it back.
Open views over the course or the 26 community lakes. The scarcest, most in-demand homesites; they command the highest premiums and resell fastest.
Backing to protected preserve means privacy with no rear neighbor. A consistent favorite that holds value well above a standard interior lot.
Less traffic, more yard, and an easy walk to the club for some streets. A real but smaller premium that depends on the street and parcel size.
The most affordable way through the gates, and the best renovation value. Just do not pay a golf or lake price for one, this is where buyers most often overpay.
A monthly condominium HOA covers most building services; confirm the current dues, the reserves, and the coastal insurance for a specific unit.
Commonly building insurance, grounds, the pools, fitness center, private beach, and common areas; confirm exact inclusions and the rent restriction per unit.
No CDD applies to this condominium; confirm property taxes, the HOA, coastal insurance, and any special assessments per unit.
Free calculators to pressure-test the real cost before you tour.
In The Marseilles, the right list price comes from recent comparable sales matched to your home's plan or vintage, condition, and lot, not an automated estimate.
If you are thinking about selling in The Marseilles, the right list price comes from recent comparable sales matched to your home, not an automated estimate. We build the case with real comps and a pricing strategy for the current market.
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.
Because buyers here are weighing your home against renovated comps and cross-shopping Lands End, 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.
Get a no-obligation home value based on real comparable sales in The Marseilles 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 The Marseilles on the map →
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Median sale prices in The Marseilles year by year since 2012, from closed MLS sales. A long track record beats a single estimate, showing what this community has really done through rate cycles rather than what a model predicts.
Before the list price, the Florida math the portals skip. These are Escambia 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 · Escambia 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.
The Marseilles is currently a buyer-leaning market (limited data). Limited supply, a median asking price of n/a.
Typical home value in the 32507 ZIP is $367,304, about 5.9% above 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.
An honest fit check. We will tell you when it is not your community.
Whether you are buying a renovation project, comparing the lots and views, weighing the carrying costs, or selling your The Marseilles home, tell us what you need. Every inquiry comes straight to us. We represent you, not the seller, and what your agent is paid is negotiable and set in a written buyer agreement up front. No obligation, no spam, no high-pressure follow-up.
A Momentum Realty The Marseilles specialist will reach out personally, usually the same day.
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