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Villa Segunda in Pensacola Beach

Villa Segunda Homes for Sale in Pensacola Beach, FL

Coastal beach homes · Pensacola Beach · ZIP 32561

Raised beach-style homes on Pensacola Beach, between Santa Rosa Sound and the Gulf.

Pensacola BeachSound & Gulf accessRaised coastal homes
Live Market Pulse
42/100
Momentum
Buyer-Leaning Market
Villa Segunda is a thin, high-demand coastal market, so the lot, the water access, the flood and wind picture, and the leasehold-versus-fee question set where a home trades far more than any headline number.
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Unlock Off-Market Villa Segunda

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

Built fromLive Pensacola MLS data14 years of closingsLocal renovation analysisUpdated twice daily
LiveMarket PulsePensacola MLS
$1.01M
Median Price
8.5mo
Supply
111days
Avg DOM
Soft
Seller Leverage
$551/sf
Median $/Sqft
+17%
1-Yr Price Change
0now
Distress
Jon Brooks, founder of Momentum Realty
Jon's Current Read

"Villa Segunda is island living: raised beach-style homes on Pensacola Beach with the Sound on one side and the Gulf on the other, some with their own docks. The defining variable right now is not the house, it is the title, because Pensacola Beach is moving from its decades-old leasehold structure toward fee-simple ownership, which reshapes financing, taxes, and value. Add the coastal flood and wind picture, and this is a market where the due diligence is the deal."

Jon Brooks, founder, Momentum Realty · Updated June 2026

The 60-Second Overview

Villa Segunda market snapshot (as of June 25, 2026): the median sale price is about $1.0M ($551 per sq ft), with homes averaging 111 days on market and 8.5 months of supply, a buyer-leaning market. Values are up 17% over the past year and up 122% since 2018, based on 24 recent closings in live Pensacola MLS data.

Villa Segunda is a neighborhood on Pensacola Beach, in Escambia County (ZIP 32561), set on the barrier island between Santa Rosa Sound and the Gulf of Mexico. It is known for raised beach-style homes, elevated for flood protection and ventilation, with classic coastal architecture.

The homes range from beach cottages to larger modern coastal retreats, with open floor plans and decks, and some properties offer private boat docks on the Sound. The neighborhood sits near the Pensacola Beach Boardwalk and its restaurants and shops.

The big structural story here is title. Pensacola Beach has long been built on land leased from Escambia County rather than owned outright, but the county and Santa Rosa County have moved to offer fee-simple title and eliminate lease fees, a change that reshapes financing, property taxes, and long-term value. Confirm the current title and tax status of any specific home.

As a barrier-island market, the flood zone, wind insurance, elevation, and any short-term-rental rules are central to the true cost and use of a home here, and should be confirmed early on any property.

Quick Match

Who Villa Segunda is best for.

Best for

  • Buyers who want a raised beach home with Sound and Gulf access
  • Boaters who want a home with dock potential on Santa Rosa Sound
  • Second-home and coastal-lifestyle buyers comfortable with island due diligence
  • Buyers who want to navigate the leasehold-to-fee-simple transition with guidance

Probably not for

  • Buyers who want the lowest carrying cost and no coastal insurance
  • Buyers who want a mainland, gated-subdivision setting
  • Buyers uncomfortable with flood-zone and elevation due diligence
  • Buyers who want a brand-new inland production home
Market Pulse

How Villa Segunda is performing right now

42/100
momentum
Buyer-Leaning Market
Seller's marketBalancedBuyer's market
8.5Months of supplytight
33Median days on marketdays
2 : 17Under contract vs for salestrong demand
24Sold in last 12 monthsliquidity
+122%Median price since 2018appreciation
+29%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 Villa Segunda 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 Villa Segunda buys, holds, and resells. See the five factors.

Homes For Sale Right Now in Villa Segunda

Live MLS inventory for Villa Segunda. 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.

1008 Ariola Dr home for sale in Villa SegundaActive · 32 daysTop listing
$6,500,000
9 bd · 9 ba · 5,052 sqft · built 2016
1008 Ariola Dr, Pensacola Beach, 32561
Listed by PARADISE COASTAL REALTY, INC.
1304 Ariola Dr home for sale in Villa SegundaActive · 14 days
$6,000,000
5 bd · 5 ba · 3,959 sqft · built 1997
1304 Ariola Dr, Pensacola Beach, 32561
Listed by PARADISE COASTAL REALTY, INC.
706 Ariola Dr home for sale in Villa SegundaActive · 6 days
$4,000,000
5 bd · 4 ba · 3,185 sqft · built 1997
706 Ariola Dr, Pensacola Beach, 32561
Listed by PARADISE COASTAL REALTY, INC.
800 Via Deluna Dr home for sale in Villa SegundaActive · 89 days
$2,325,000
6 bd · 4.5 ba · 3,936 sqft · built 2020
800 Via Deluna Dr, Pensacola Beach, 32561
Reno opportunityBest valuePool
Listed by POINTE SOUTH
802 Rio Vista Dr home for sale in Villa SegundaActive · 8 days
$2,299,000
5 bd · 2.5 ba · 3,072 sqft · built 1999
802 Rio Vista Dr, Pensacola Beach, 32561
Strong resaleRenovatedLakefront
Listed by Berkshire Hathaway Home Services PenFed Realty
1315 Ariola Dr home for sale in Villa SegundaActive · 492 days
$2,100,000
4 bd · 5 ba · 2,816 sqft · built 1997
1315 Ariola Dr, Pensacola Beach, 32561
Renovated
Listed by Poppy Properties LLC
706 Via Deluna Dr home for sale in Villa SegundaActive · 100 days
$1,679,900
3 bd · 2.5 ba · 2,476 sqft · built 1997
706 Via Deluna Dr, Pensacola Beach, 32561
Reno opportunityBest value
Listed by Levin Rinke Realty
1205 Via Deluna Dr home for sale in Villa SegundaActive · 5 days
$1,550,000
6 bd · 3.5 ba · 3,270 sqft · built 1982
1205 Via Deluna Dr, Pensacola Beach, 32561
Reno opportunityBest value
Listed by EXP Realty, LLC
808 Via Deluna Dr home for sale in Villa SegundaActive · 281 days
$1,150,000
3 bd · 3.5 ba · 1,644 sqft · built 2010
808 Via Deluna Dr, Pensacola Beach, 32561
Strong resaleRenovatedBest value
Listed by Conna O'Donovan Real Estate LLC
1207 Ariola Dr home for sale in Villa SegundaActive · 65 days
$1,145,000
3 bd · 2 ba · 1,216 sqft · built 1959
1207 Ariola Dr, Pensacola Beach, 32561
Listed by PARADISE COASTAL REALTY, INC.
1407 Maldonado Dr home for sale in Villa SegundaActive · 2 days
$1,049,000
3 bd · 2 ba · 1,710 sqft · built 1977
1407 Maldonado Dr, Pensacola Beach, 32561
RenovatedBest value
Listed by Levin Rinke Realty
900 Largo Dr home for sale in Villa SegundaActive · 360 days
$1,030,000
3 bd · 2 ba · 2,016 sqft · built 1965
900 Largo Dr, Pensacola Beach, 32561
Strong resaleReno opportunityBest value
Listed by Levin Rinke Realty
1304 Via Deluna Dr home for sale in Villa SegundaActive · 334 days
$999,000
3 bd · 2 ba · 1,403 sqft · built 1980
1304 Via Deluna Dr, Pensacola Beach, 32561
RenovatedBest value
Listed by PARADISE COASTAL REALTY, INC.
810 Panferio Dr home for sale in Villa SegundaActive · 0 days
$949,000
3 bd · 2 ba · 1,100 sqft · built 1979
810 Panferio Dr, Pensacola Beach, 32561
Strong resaleLakefront
Listed by Levin Rinke Realty
1006 Via Deluna Dr home for sale in Villa SegundaActive · 33 days
$925,000
3 bd · 3 ba · 1,849 sqft · built 2000
1006 Via Deluna Dr, Pensacola Beach, 32561
Reno opportunityBest value
Listed by Emerald Coast Realty Pros
903 Panferio Dr home for sale in Villa SegundaActive · 27 days
$825,000
2 bd · 2 ba · 1,000 sqft · built 1976
903 Panferio Dr, Pensacola Beach, 32561
Renovated
Listed by Berkshire Hathaway Home Services PenFed Realty
1202 Via Deluna Dr home for sale in Villa SegundaActive · 34 days
$775,000
2 bd · 2 ba · 1,288 sqft · built 1980
1202 Via Deluna Dr, Pensacola Beach, 32561
Reno opportunityBest value
Listed by Levin Rinke Realty
602 Via Deluna Dr home for sale in Villa SegundaPending · 81 days
$1,950,000
4 bd · 4.5 ba · 2,940 sqft · built 2012
602 Via Deluna Dr, Pensacola Beach, 32561
Reno opportunityBest value
Listed by Levin Rinke Realty
1206 Maldonado Dr home for sale in Villa SegundaPending · 76 days
$1,165,000
5 bd · 3.5 ba · 3,176 sqft · built 1987
1206 Maldonado Dr, Pensacola Beach, 32561
Reno opportunityBest value
Listed by PARADISE COASTAL REALTY, INC.

Active and pending Villa Segunda listings 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

Villa Segunda 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

Island living puts the Gulf, the Sound, and the boardwalk at your door, with Gulf Breeze and Pensacola a bridge or two away.

Drive times from Villa Segunda. The Pensacola Beach location puts the beach and the boardwalk within minutes, with the mainland over the bridges.

Pensacola Beach Boardwalk~5 min · dining and shops
Gulf of Mexico beaches~5 min · walk or short drive
Gulf Breeze~15 min · via Bob Sikes Bridge
Downtown Pensacola~25 to 30 min · via the bridges
Gulf Islands National Seashore~10 min · protected coast
Pensacola Int'l Airport (PNS)~35 min · mainland

Drive times are approximate and vary with bridge traffic, which can be heavy in season, and your exact departure point. Confirm your real commute at your real departure time.

Nearby Communities

Explore more neighborhoods near Villa Segunda Homes for Sale in Pensacola Beach, FL with Momentum Realty’s local guides.

Villa Primera Homes for Sale in Pensacola Beach, FLVilla Primera Homes for Sale in Pensacola Beach, FLPensacola Beach, FL · 0.2 miLCLafitte Cove Homes for Sale in Pensacola Beach, FLPensacola Beach, FL · 0.5 miVSVilla Sabine Homes for Sale in Pensacola Beach, FLPensacola Beach, FL · 0.6 miCalle Hermosa Homes for Sale in Pensacola Beach, FLCalle Hermosa Homes for Sale in Pensacola Beach, FLPensacola Beach, FL · 0.9 miSVSeashore Village Homes for Sale in Pensacola Beach, FLPensacola Beach, FL · 1.2 miDeer Point Village Homes for Sale in Gulf Breeze, FLDeer Point Village Homes for Sale in Gulf Breeze, FLGulf Breeze, FL · 1.8 miSunchase Homes for Sale in Gulf Breeze, FLSunchase Homes for Sale in Gulf Breeze, FLGulf Breeze, FL · 2.1 miChanteclaire Homes for Sale in Gulf Breeze, FLChanteclaire Homes for Sale in Gulf Breeze, FLGulf Breeze, FL · 2.3 miNorthcliffe Homes for Sale in Gulf Breeze, FLNorthcliffe Homes for Sale in Gulf Breeze, FLGulf Breeze, FL · 2.3 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
Villa Segunda (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
  • Escambia 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

Villa Segunda 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 Villa Segunda address.

The takeaway

What is actually reshaping value on Pensacola Beach: the move from county land leases to fee-simple title, and the coastal flood and wind insurance picture that frames cost for every island home. Each item is noted with its basis.

Recent Developments in Villa Segunda

Development Intelligence

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

Net OutlookBullishThe fee-simple transition is a structural positive for long-term island values, removing the leasehold overhang. The watch item is the cost side: coastal flood and wind insurance, which keeps barrier-island carrying costs high.

Pensacola Beach moving to fee-simple title

Ongoing
BullishMajor impact
SignificanceRadius: Island

Offering fee-simple title and eliminating lease fees removes a long-standing overhang on financing, taxes, and value.

Barrier-island land scarcity

Ongoing
BullishNotable impact
SignificanceRadius: Island

A fixed amount of island land near the Sound and the Gulf supports durable demand.

Sound access and dock potential

Ongoing
BullishNotable impact
SignificanceRadius: Community

Homes with Sound frontage and docks command a premium that interior island lots do not.

Coastal flood and wind insurance pressure

Ongoing
BearishMajor impact
SignificanceRadius: Island

Rising coastal insurance is the main headwind to fold into the true monthly cost on the island.

Short-term-rental demand

Ongoing
NeutralNotable impact
SignificanceRadius: Island

Strong rental demand supports values but comes with rules and licensing to confirm before relying on income.

Boardwalk and beach amenity proximity

Ongoing
BullishNotable impact
SignificanceRadius: Community

Walkability to the boardwalk, restaurants, and the Gulf strengthens the lifestyle appeal here.

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 Villa Segunda, 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
    Title

    Pensacola Beach moves toward fee-simple ownership

    Escambia and Santa Rosa Counties acted to amend the historic land arrangement so leaseholders on Pensacola Beach can take fee-simple title, with lease fees to be eliminated for leaseholders. Why it matters: Removing the leasehold overhang reshapes financing and taxes and is a structural positive for island values. Source

  2. January 2025
    Insurance

    Coastal insurance remains the key barrier-island cost

    Flood and wind insurance continued to be the defining carrying-cost variable for Pensacola Beach homes, making early quotes and an elevation certificate essential before pricing a specific home. Why it matters: Quote flood and wind insurance early; coastal coverage drives the true monthly cost on the island. Source

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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 Villa Segunda buying strategy.

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

1

Confirm the title status first. Determine whether a home is leasehold or fee-simple and what the transition means for financing and taxes.

2

Pull the flood zone, elevation, and insurance quotes. On a barrier island, flood and wind coverage and the elevation certificate are central to cost.

3

Verify the water access and any dock rights. Sound frontage and a dock carry a real premium; confirm what conveys.

4

Check the short-term-rental rules if you plan to rent, including any limits and licensing.

5

Cross-shop the mainland trade, and weigh Navy Point for waterfront-access living off the island.

The Quick Decision
Best Buy
A well-elevated home with Sound access and clear title
Biggest Risk
Misreading the leasehold-to-fee or flood and insurance picture
Best Lot
Sound-frontage and dock-capable lots over interior lots
Smart Timing
Confirm the title status and insurance 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

Villa Segunda is a Pensacola Beach neighborhood of raised beach-style homes set between Santa Rosa Sound and the Gulf of Mexico, near the Pensacola Beach Boardwalk, with some homes offering private docks on the Sound. The defining structural issue is title: Pensacola Beach has long been built on land leased from Escambia County, and the county and Santa Rosa County have moved to offer fee-simple title and eliminate lease fees, a change that reshapes financing, taxes, and long-term value. As a barrier-island market, flood zone, elevation, wind insurance, and short-term-rental rules are central to cost and use. Confirm title, tax status, insurance, and water access on any specific home.

Villa Segunda Homes For Sale

What your money buys in Villa Segunda.

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

The Beach Cottage
$840K to $962K

Smaller raised beach cottages on interior island lots, the entry into Pensacola Beach ownership.

Lowest entry
The Coastal Home
$962K to $1.65M

Larger raised coastal homes, some with Sound views or proximity, the heart of the island market.

Most inventory
The Soundfront
$1.65M to $5.45M

Sound-frontage homes with dock potential, the scarcest and most durable lots here.

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 ~$1.01M buys here.

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

$840K to $962K
The Beach Cottage
Smaller raised beach cottages on interior island lots, the entry into Pensacola Beach ownership.
$962K to $1.65M
The Coastal Home
Larger raised coastal homes, some with Sound views or proximity, the heart of the island market.
$1.65M to $5.45M
The Soundfront
Sound-frontage homes with dock potential, the scarcest and most durable lots here.

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 Villa Segunda, 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.

Updated homes ask about 10% more per square foot than original-condition homes, and they tend to sell faster. In an all-resale market, condition is the single biggest swing in value, which is why reading the renovation math is the whole game.

Asking price per square foot
Renovated$729
Original$663
Median days on market
Renovated154
Original34

From current Villa Segunda listings (renovated 6, original 13); condition inferred from listing descriptions, asking not closed figures. The exact number depends on a specific home's updates, lot, and view, which is the read we do before you offer.

Jon Brooks, Momentum Realty
Operator Note

The trap here is a beautifully staged original-condition home. Staging is cheap; a roof, HVAC, and a full modernization are not. We price the real renovation before you fall for the listing photos, because in an all-resale market that number is the difference between a deal and the most expensive house on the street.

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 Villa Segunda holds value.

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

Barrier-island Sound and Gulf accessStrong
Move to fee-simple titleStrong
Boardwalk and beach proximityPositive
Coastal flood and wind insuranceWatch it
Title and due-diligence complexityManage 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 Villa Segunda

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.

Villa Segunda1

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.

Villa Segunda2

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.

Villa Segunda3

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.

Villa Segunda4

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.

Villa Segunda5

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.

“

On Pensacola Beach the house is the easy part. The deal is won or lost on the title, the flood and wind picture, and the water access.

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.

8.0B+ · Buy Score
Resale Strength8.2/10
Renovation Risk6.4/10
Location Efficiency8.8/10
Long-Term Defensibility8.0/10
Carrying Cost Advantage6.0/10

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 Villa Segunda 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 Zestimate, 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
  • Sound frontage and docks hold value best
  • Elevation matters as much as the view
  • Barrier-island land cannot be reproduced
  • Title status drives financing and taxes
  • Read title, flood, and water access first

On a barrier island, the lot and its attributes are the whole game. Villa Segunda's Sound frontage, dock potential, and proximity to the Gulf are scarce and cannot be reproduced, while a raised home can be updated. But here the lot read also includes title, whether a home is leasehold or fee-simple, and elevation, which together drive financing, taxes, insurance, and resale. Read the title, the flood map, and the water access first, then price the home against real beach comps.

The 15-Second Verdict

Villa Segunda in 15 seconds.

Best forBuyers who want a raised beach home with Sound and Gulf access and will do the island due diligence.
Biggest advantageBarrier-island living with the Sound, the Gulf, and the boardwalk at hand, and dock potential on some lots.
Biggest riskTitle, flood, and wind insurance, the leasehold-to-fee transition and coastal coverage drive the real cost.
Sweet spotA well-elevated home with Sound access and clear title matched to recent comps.
Avoid ifYou want the lowest carrying cost, a mainland setting, or to skip coastal due diligence.

HOA, CDD & Fees

15-Second Take
  • Leasehold-to-fee-simple transition is the key issue
  • Flood and wind insurance are the major cost lines
  • Confirm title and tax status per home
  • Sound access and docks vary lot by lot
  • Check short-term-rental rules if renting

Carrying costs on Pensacola Beach are defined less by an HOA than by the island's title and insurance structure: confirm whether a specific home is leasehold or fee-simple, the current lease or tax situation, and flood and wind insurance, which are the major cost lines. Confirm any neighborhood association or covenants per home.

Generally no resort-style HOA amenities at the neighborhood level; the beach, the Sound, and the boardwalk are the shared draw. Confirm any association, dock, or covenant rights on a specific property.

Run Your Numbers

Tools for a Villa Segunda buy.

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

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

On Pensacola Beach your title status, water access, and elevation decide your number; we build the case with real beach comps, not an automated guess.

Selling in Villa Segunda

Price it to the title, the water, and the elevation, not the Zestimate.

If you are selling in Villa Segunda, the right list price comes from recent comparable beach sales matched to your home's title status, water access, and elevation, not an automated estimate. On the island, those factors swing value more than square footage.

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 Villa Segunda, condition and view decide your number

Because buyers here are weighing your home against renovated comps and cross-shopping Navy Point, 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 Villa Segunda home worth?

Get a no-obligation home value based on real comparable sales in Villa Segunda 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 Villa Segunda on the map →

Real comps, not a Zestimate.

The real cost & risk here

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.

$1,625/mo
Escambia County typical true cost to own
$197/mo
Escambia 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 · 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.

How much local inventory is already under contract

10% of homes for sale in Villa Segunda are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-07-04).

Villa Segunda Market Scorecard

Buyer-Leaning Market

Villa Segunda is currently a buyer-leaning market. About 9.0 months of supply, a median asking price of $1,120,000, and homes go under contract in about 30.0 days.

9.0
Months supply
$1,120,000
Median list
$1,007,500
Median sold
$551
Per sqft
30.0
Days on mkt
18/2/24
Active/Pend/Sold

Typical home value in the 32561 ZIP is $683,945, about 15.1% 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.

Frequently Asked Questions

Where is Villa Segunda?
Villa Segunda is a neighborhood on Pensacola Beach, in Escambia County (ZIP 32561), set on the barrier island between Santa Rosa Sound and the Gulf of Mexico, near the Pensacola Beach Boardwalk.
What kind of homes are in Villa Segunda?
Raised beach-style single-family homes, elevated for flood protection and ventilation, ranging from beach cottages to larger modern coastal retreats, some with private boat docks on the Sound.
What is the leasehold versus fee-simple issue on Pensacola Beach?
Pensacola Beach was long built on land leased from Escambia County rather than owned outright. The county and Santa Rosa County have moved to offer fee-simple title and eliminate lease fees, which reshapes financing, taxes, and value. Confirm the current title and tax status of any specific home.
Is Villa Segunda in a flood zone?
As a barrier-island neighborhood, flood zones and elevation are central. Pull the FEMA flood zone, the elevation certificate, and flood and wind insurance quotes on any specific home before you rely on a price.
Does Villa Segunda have water access?
The neighborhood borders Santa Rosa Sound and is near the Gulf, and some homes have private docks. Confirm exactly what a specific lot reaches and any dock rights that convey.
Can I rent my home in Villa Segunda short-term?
Short-term rentals are common on Pensacola Beach, but rules, licensing, and any limits apply. Confirm the current short-term-rental requirements before you count on rental income.
What do homes cost in Villa Segunda?
This is a thin, high-demand coastal market where title, water access, and elevation drive price. The figure that matters is the comparable-sales read on a specific home, not a beach-wide average.
Does Villa Segunda have an HOA?
There may be neighborhood covenants, but the defining cost structure on Pensacola Beach is the title and insurance picture rather than a resort HOA. Confirm any association or covenants per home.
What schools serve Villa Segunda?
Villa Segunda is part of Escambia County Public Schools. School assignment is by address and changes periodically, so confirm the exact zoning for a specific home with the district.
Is Villa Segunda a good investment?
Barrier-island scarcity, Sound and Gulf access, and the shift toward fee-simple title support the market. As with any coastal market, title status, the flood and insurance picture, and the specific lot drive the outcome; this is not a guarantee of future value.
What is near Villa Segunda?
The Pensacola Beach Boardwalk, with restaurants and shops, is just down the road, and the Gulf beaches and Santa Rosa Sound are a short stroll, with Gulf Breeze and Pensacola over the bridges.
Should I use the listing agent to buy in Villa Segunda?
No. The listing agent works for the seller. On an island purchase where title, flood, and water access swing value, having your own representation is the highest-leverage decision you make.
Who is the best real estate agent for Villa Segunda?
The best agent for Villa Segunda is one who actively works Pensacola Beach and knows the community's pricing, HOA and CDD details, 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 Villa Segunda.
How do I find a top Pensacola Beach real estate agent who knows Villa Segunda?
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 Villa Segunda and the wider Pensacola Beach area.
Can Momentum Realty connect me with an agent for Villa Segunda?
Yes. Use the form on this page and we'll introduce you to a local specialist who can guide your Villa Segunda purchase or sale - no call center and no pressure.
The Verdict

Should you buy in Villa Segunda?

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

Buyers who want a raised beach home with Sound and Gulf accessExcellent fit
Boaters who want a home with dock potential on the SoundExcellent fit
Second-home and coastal-lifestyle buyers comfortable with island due diligenceExcellent fit
Buyers who want guidance through the leasehold-to-fee-simple transitionExcellent fit
Buyers who want the lowest carrying cost and no coastal insuranceProbably not
Buyers who want a mainland, gated-subdivision settingProbably not
Buyers uncomfortable with flood-zone and elevation due diligenceProbably not
Buyers who want a brand-new inland production homeProbably not

Get the inside read on Villa Segunda

Whether you are buying a renovation project, comparing the lots and views, weighing the carrying costs, or selling your Villa Segunda 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 submitting, you agree that EAB RE INVESTMENTS LLC (Momentum Realty) and its agents may call, email, and text you about your inquiry, which may involve automated means and prerecorded or artificial voices. You do not need to consent as a condition of buying any property, goods, or services. To opt out, reply STOP at any time or reply HELP for assistance. You can also click the unsubscribe link in emails. Message and data rates may apply. Message frequency may vary. See our Privacy Policy and SMS Terms.

We respond personally, usually the same day.

You are all set.

A Momentum Realty Villa Segunda specialist will reach out personally, usually the same day.

Thinking about hiring an agent here? How to find the best real estate agent in Villa Segunda - what to look for, questions to ask, and your local expert.
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: Listing data provided by the Multiple Listing Service of the Pensacola Association of REALTORS®. Information deemed reliable but not guaranteed.
Villa Segunda median home price history from 2012 to 2026, chart by Momentum Realty
Median sale price in Villa Segunda, Florida by year (2012 to 2026). Source: Momentum Realty.

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

Momentum Offers

Need to sell fast in Duval County?

Get a real cash offer on your Villa Segunda home in 24 hours and close in as little as 7 days, as-is. Because Momentum is a licensed RealTrends-500 brokerage, we'll also show you what listing would net - so you choose with both numbers.

Get my Duval County cash offer →

Sell my house fast in Duval County · How Momentum Offers works

Buying or researching Duval County? See the full Duval County real estate market report - prices, inventory, schools, taxes, and every Duval County neighborhood.

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 RealMLS member average and 8 days faster, and we’ll price yours against live your area comps.

Looking to buy here? Search homes for sale →

What’s your home worth in your area?

A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.

By submitting, you agree that EAB RE INVESTMENTS LLC (Momentum Realty) and its agents may call, email, and text you about your inquiry, which may involve automated means and prerecorded or artificial voices. You do not need to consent as a condition of buying any property, goods, or services. To opt out, reply STOP at any time or reply HELP for assistance. You can also click the unsubscribe link in emails. Message and data rates may apply. Message frequency may vary. See our Privacy Policy and SMS Terms.or call (904) 351-6461
CallFree valuation →

More Pensacola Beach & 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.

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