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Twelve Oaks Plantation in Pace

Twelve Oaks Plantation

Established subdivision · Pace, Santa Rosa County · ZIP 32571

An established, HOA-managed Adams Homes subdivision in fast-growing Pace.

Pace schoolsHOA managedQuiet community
Live Market Pulse
50/100
Momentum
Buyer-Leaning Market (limited data)
This is an established, managed Pace subdivision, so condition and the lot decide where a home trades against the growing field.
Free · No obligation
Unlock Off-Market Twelve Oaks Plantation

Listings before the portals, true comps, and the renovation and carrying-cost math, before you tour.

Built fromLive realMLS data14 years of closingsLocal renovation analysisUpdated twice daily
LiveMarket PulserealMLS
$848K
Median Price
0mo
Supply
58days
Avg DOM
Soft
Seller Leverage
n/a
Median $/Sqft
-6%
1-Yr Price Change
0now
Distress
Jon Brooks, founder of Momentum Realty
Jon's Current Read

"Twelve Oaks Plantation is an established Adams Homes subdivision in Pace, so the read is condition and value in a fast-growing, A-rated school county. The homes are conventional single-family designs in a quiet, HOA-managed setting. Value turns on the floor plan, the lot, and updates. Your leverage is reading condition and the lot honestly and confirming the HOA against the Pace field."

Jon Brooks, founder, Momentum Realty · Updated June 2026

The 60-Second Overview

Twelve Oaks Plantation is an established single-family subdivision in Pace (ZIP 32571), Santa Rosa County, built by Adams Homes. It is described as a quiet community with attractive homes, in one of Northwest Florida's fastest-growing areas.

The homes are conventional single-family residences where condition and vintage vary from home to home. Confirm the exact vintage, floor plan, and lot for a specific home, since the community has built out over time.

There is a homeowners association managing the community; confirm the current dues, what they cover, and any rules. The neighborhood is in the Pace school district, part of the A-rated Santa Rosa County School District; confirm the zoning by address.

Because the subdivision is established, the buy hinges on an honest read of a home's condition and systems and on the specific lot. Well-kept and updated homes are the part of the value that holds up at resale, supported by strong Pace demand.

Quick Match

Who Twelve Oaks Plantation is best for.

Best for

  • Buyers who want an established, HOA-managed home in fast-growing Pace
  • Buyers prioritizing the Pace school district
  • Buyers who want a quiet, attractive community
  • Buyers comfortable pricing a home's condition honestly

Probably not for

  • Buyers who want brand-new construction with a builder warranty
  • Buyers who want a downtown or beachfront location
  • Buyers seeking large estate lots or acreage
  • Buyers who prefer no association rules or dues
Market Pulse

How Twelve Oaks Plantation is performing right now

50/100
momentum
Buyer-Leaning Market (limited data)
Seller's marketBalancedBuyer's market
0Months of supplytight
66Median days on marketdays
0 : 0Under contract vs for salestrong demand
0Sold in last 12 monthsliquidity
+127%Median price since 2012appreciation
+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 realMLS, as of June 12, 2026. Refreshed twice daily. Months of supply, days on market, and the contract-to-listing ratio are computed from current Twelve Oaks Plantation 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 Twelve Oaks Plantation buys, holds, and resells. See the five factors.

Homes For Sale Right Now in Twelve Oaks Plantation

Live MLS inventory for Twelve Oaks Plantation. 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 Twelve Oaks Plantation listings as of 2026-06-12, priced high to low. Source: Data provided by realMLS.. Tap any home to ask about it.

Interactive Map

Twelve Oaks Plantation 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 realMLS; 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 Pace location trades a longer beach drive for an established, managed home, the Pace schools, and convenient access.

Drive times from Twelve Oaks Plantation. Pace puts Five Points and the schools within an easy reach, with Pensacola and the beaches farther out.

Pace (Five Points)~8-10 min · ~4 miles
Downtown Milton~15-18 min · ~9 miles
NAS Whiting Field~15 min · ~9 miles
Interstate 10 (Avalon Blvd)~15-18 min · ~10 miles
Downtown Pensacola~25-30 min · ~16 miles
Navarre Beach~40 min · ~24 miles

Drive times are approximate and vary with traffic and your exact departure point. Confirm your real commute at your real departure time.

Nearby Communities

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

Berry PlaceBerry PlacePace, FL · adjacentWinners GaitWinners GaitPace, FL · adjacentAutumn RunAutumn RunPace, FL · adjacentAutumn RunNorthAutumn RunNorthPace, FL · adjacentDerrydownDerrydownPace, FL · adjacentGreen PasturesGreen PasturesPace, FL · adjacentSouthern PalmsSouthern PalmsPace, FL · 0.1 miArbor PlaceArbor PlacePace, FL · 0.7 miAshley PlaceAshley PlacePace, FL · 0.7 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
Twelve Oaks Plantation (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

Twelve Oaks Plantation 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 Twelve Oaks Plantation address.

The takeaway

What is actually shaping value around Twelve Oaks Plantation: rapid Pace and Santa Rosa County growth, highly rated Pace schools, and an HOA-managed setting. Each item is sourced and linked.

Recent Developments in Twelve Oaks Plantation

Development Intelligence

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

Net OutlookBullishPace growth and schools point demand up, with competing newer supply the near-term counterweight on resale. The watch item for a buyer is condition on a specific home.

Fast-growing Pace and Santa Rosa County

2025
BullishNotable impact
SignificanceRadius: County

Strong, sustained growth in Pace underpins housing demand.

Pace school district anchors demand

Ongoing
BullishNotable impact
SignificanceRadius: Community

Highly rated Pace schools are a durable demand driver for established subdivisions here.

HOA-managed setting

Ongoing
BullishMinor impact
SignificanceRadius: Community

An active HOA supports a consistent look and helps protect property values over time.

Competing new supply in Pace

Ongoing
NeutralNotable impact
SignificanceRadius: Metro

Ongoing new construction in Pace means an established home competes with newer inventory.

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 Twelve Oaks Plantation, 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. January 2025
    County

    Santa Rosa County posts continued strong growth

    County data and reporting showed Santa Rosa among the fastest-growing counties in the metro, with strong, sustained housing demand. Why it matters: Sustained growth and schools underpin demand across Pace. Source

  2. March 2025
    Market

    Santa Rosa County housing inventory and sales climb

    Market data showed inventory and monthly sales rising sharply in early 2025 across the county. Why it matters: A deeper market gives buyers more options to weigh, a factor for pricing. 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.

The Strategy

The Twelve Oaks Plantation buying strategy.

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

1

Read the condition. Price the roof, HVAC, and finishes honestly for the home's vintage before you judge the list price.

2

Confirm the HOA. Get the current dues, what they cover, and any rules.

3

Verify the Pace school zoning. Confirm the assigned schools for the specific address with the district.

4

Walk the specific street. Condition and upkeep vary across the community.

5

Match the home to real comps. Condition, the lot, and updates decide where a Twelve Oaks home lands.

The Quick Decision
Best Buy
A well-kept, updated home on a quiet lot, matched to recent Pace comps
Biggest Risk
Underbudgeting systems on an older home, or missing HOA rules
Best Lot
A larger or quieter lot on a well-maintained street
Smart Timing
Confirm the HOA and the Pace school zoning before you offer
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

Twelve Oaks Plantation is an established single-family subdivision by Adams Homes in Pace, Santa Rosa County, described as a quiet community with attractive homes in one of Northwest Florida's fastest-growing areas. The homes are conventional single-family residences where condition and vintage vary. The Twelve Oaks Plantation Homeowners Association manages the community, which is in the Pace school district. There is no golf or country-club membership; the value story is the home's condition, the lot, and strong Pace demand in a quiet, managed setting.

Twelve Oaks Plantation Homes For Sale

What your money buys in Twelve Oaks Plantation.

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

The Entry Home

More original or modest homes, the established entry into a quiet, managed Pace subdivision.

Lowest entry
The Updated Home

Updated single-family homes on solid lots, the move-in heart of the market here.

Most inventory
The Best Lot

Well-kept, updated homes on the larger or quieter lots, the homes that hold value best.

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 ~$900K buys here.

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

The Entry Home
More original or modest homes, the established entry into a quiet, managed Pace subdivision.
The Updated Home
Updated single-family homes on solid lots, the move-in heart of the market here.
The Best Lot
Well-kept, updated homes on the larger or quieter lots, the homes that hold value best.

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 Twelve Oaks Plantation, 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 Twelve Oaks Plantation 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 Twelve Oaks Plantation holds value.

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

Fast-growing Pace and Santa Rosa CountyStrong
Pace school districtStrong
HOA-managed settingSolid
Condition varies by vintageManage it
Competing newer supply nearbyManage 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 Twelve Oaks Plantation

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.

Twelve Oaks Plantation1

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.

Twelve Oaks Plantation2

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.

Twelve Oaks Plantation3

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.

Twelve Oaks Plantation4

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.

Twelve Oaks Plantation5

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.

“

The Pace schools and the quiet, managed setting are the draw. The deal is won or lost on condition, the lot, and the price versus the Pace field.

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.

7.4B · Buy Score
Resale Strength7.4/10
Renovation Risk4.4/10
Location Efficiency7.4/10
Long-Term Defensibility7.4/10
Carrying Cost Advantage8.0/10

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 Twelve Oaks Plantation is different.

Most pages on this community are an automated estimate wrapped in stock copy. This one is built from the live realMLS 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.

Live realMLS 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 at Deutsche Bank 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 realMLS; for orientation, not an appraisal.

15-Second Take
  • Larger and quieter lots carry the edge here
  • Condition and updates drive value most
  • Good drainage matters on the lot
  • The lot is fixed, the house can be updated
  • Read condition and the street before the finishes

In an established, HOA-managed Pace subdivision, condition and the lot do the heavy lifting on value, and the managed setting helps protect the look. Larger, quieter lots and well-updated homes carry the durable edge, while condition varies. Read the home's condition and the street, and price it to recent Pace comparable sales.

The 15-Second Verdict

Twelve Oaks Plantation in 15 seconds.

Best forBuyers who want an established, HOA-managed home in fast-growing Pace with strong schools.
Biggest advantageA quiet, attractive, HOA-managed community in the Pace school district.
Biggest riskCondition and systems costs on an established home, plus the HOA carrying cost.
Sweet spotA well-kept, updated home on a quiet lot, priced to recent Pace comps.
Avoid ifYou want new construction, large lots, or no association dues.

HOA, CDD & Fees

15-Second Take
  • HOA-managed, confirm the current dues and rules
  • Established Adams Homes single-family homes
  • Quiet, attractive community
  • Pace school district, A-rated county
  • Budget condition on an established home

Twelve Oaks Plantation has a homeowners association; confirm the current dues amount and billing for the specific home with the listing.

Typical neighborhood HOA upkeep of common areas and entries. Verify exactly what is covered and any rules.

There is no golf or country-club membership tied to this subdivision.

Run Your Numbers

Tools for a Twelve Oaks Plantation 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 Twelve Oaks Plantation.Save Our HomesProject your homestead tax cap over time.
The takeaway

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

Selling in Twelve Oaks Plantation

Price it to the condition and the lot, not the automated estimate.

If you are selling in Twelve Oaks Plantation, the right list price comes from recent Pace comps matched to your home's condition and lot, not an automated estimate. The condition and the lot set your number.

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 Twelve Oaks Plantation, condition and view decide your number

Because buyers here are weighing your home against renovated comps and cross-shopping Berry Place, 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 Twelve Oaks Plantation home worth?

Get a no-obligation home value based on real comparable sales in Twelve Oaks Plantation 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 the full Twelve Oaks Plantation home value & selling guide, recent comps, fees, and 2026 timing →

Real comps, not a Zestimate.

Price History: What Homes Here Have Actually Sold For

Median sale prices in Twelve Oaks Plantation 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.

Twelve Oaks Plantation Market Scorecard

Thin data

Twelve Oaks Plantation is currently a thin data. Limited supply, a median asking price of n/a.

n/a
Months supply
n/a
Median list
n/a
Median sold
n/a
Per sqft
n/a
Days on mkt
0/0/0
Active/Pend/Sold

Live data: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.

Frequently Asked Questions

Who built Twelve Oaks Plantation in Pace?
Twelve Oaks Plantation is an established single-family subdivision by Adams Homes in Pace, Santa Rosa County.
What kind of homes are in Twelve Oaks Plantation?
Conventional single-family homes where condition and vintage vary. Confirm the exact vintage, floor plan, and lot for a specific home.
Does Twelve Oaks Plantation have an HOA?
Yes. The Twelve Oaks Plantation Homeowners Association manages the community. Confirm the current dues, what they cover, and any rules for a specific home.
Does Twelve Oaks Plantation have a CDD fee?
A CDD bond is not generally expected in this established subdivision, but confirm per parcel as a matter of course.
What schools serve Twelve Oaks Plantation?
Twelve Oaks Plantation is in the Pace school district, part of the A-rated Santa Rosa County School District. Confirm the exact assignment for a specific address with the district.
Is Twelve Oaks Plantation a quiet community?
Yes. It is described as a quiet community with attractive homes. Tour the area to confirm the feel for your needs.
How old are the homes in Twelve Oaks Plantation?
The stock is established and varied, so read the age of the roof, HVAC, and other systems carefully on any specific home.
Is Twelve Oaks Plantation convenient?
Its Pace location offers convenient access to shopping, schools, and the wider area. Confirm your real commute at your real departure time.
Is Twelve Oaks Plantation affordable?
Pricing varies with the home's condition and lot. The right figure for a specific home is a comparable-sales read.
Is Twelve Oaks Plantation a good investment?
Pace's strong growth and schools support demand. As with any established subdivision, condition and the lot drive the outcome; this is not a guarantee of future value.
How far is Twelve Oaks Plantation from Pensacola and the beaches?
Pace is a convenient drive from Pensacola, with the beaches farther out. Confirm your real commute at your real departure time.
Should I use the listing agent to buy in Twelve Oaks Plantation?
No. The listing agent works for the seller. On an established home where condition swings value, having your own representation is the highest-leverage decision you make.
The Verdict

Should you buy in Twelve Oaks Plantation?

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

Buyers who want an established, HOA-managed home in fast-growing PaceExcellent fit
Buyers prioritizing the Pace school districtExcellent fit
Buyers who want a quiet, attractive communityExcellent fit
Buyers comfortable pricing a home's condition honestlyExcellent fit
Buyers who value a managed, owner-occupied settingExcellent fit
Buyers who want brand-new construction with a builder warrantyProbably not
Buyers who want a downtown or beachfront locationProbably not
Buyers seeking large estate lots or acreageProbably not
Buyers who prefer no association rules or duesProbably not
Buyers unwilling to confirm the HOAProbably not

Get the inside read on Twelve Oaks Plantation

Whether you are buying a renovation project, comparing the lots and views, weighing the carrying costs, or selling your Twelve Oaks Plantation 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.

By pressing Get My Twelve Oaks Plantation Game Plan, you agree that EAB RE INVESTMENTS LLC (Momentum Realty) and its agents may call and text you about your inquiry, which may involve automated means and prerecorded or artificial voices, at the number you provided. You do not need to consent as a condition of buying any property, goods, or services. Message and data rates may apply. Message frequency may vary. Reply STOP to opt out, HELP for help. You also agree to our Privacy Policy and SMS Terms.

We respond personally, usually the same day.

You are all set.

A Momentum Realty Twelve Oaks Plantation specialist will reach out personally, usually the same day.

Twelve Oaks Plantation median home price history from 2012 to 2026 — chart by Momentum Realty
Median sale price in Twelve Oaks Plantation, Florida by year (2012–2026). Source: Momentum Realty.
Photography on this page is sourced from active and recently sold MLS listings in this community and remains the property of the listing brokerage and/or photographer. Source: Data provided by realMLS.

Zoom out before you decide: see the Pensacola area market guide or every community in the Neighborhood Finder.

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