Woodbine Farms
Homes for Sale in Pace, FL
True comps, carrying-cost math, and listings before the portals.
Woodbine Farms is a small, established pocket of 32 homes in Pace, built out between 1994 and 2020 with a median vintage around 1995. In a community this size, price is set less by any headline number and more by the individual home: condition, updates, and how a given floor plan has been maintained over three decades. Expect a wide spread between a dated original and one that has been renovated.
Right now there are no active listings and only two closings in the recent window. That is a thin, tightly held market. For sellers, low turnover means a well-prepared listing faces little direct competition. For buyers, it means patience and readiness to move when something does come up, because inventory here is intermittent rather than continuous.
The setting & the homes.
Aerial and on-site photos of Woodbine Farms. Swipe to explore the community.
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Woodbine FarmsPhotos from Pensacola MLS listings in Woodbine Farms; content deemed reliable but not guaranteed.
Who Woodbine Farms is best for.
Best for
- Long-horizon buyers who value a settled, owner-occupied street and can wait for inventory
- Buyers targeting a mid-sized home around 2,238 square feet in Pace
- Renovation-minded buyers comfortable pricing on a home's condition rather than a fixed range
Probably not for
- Buyers on a hard timeline who need to close in the next few weeks
- Anyone requiring community amenities such as a pool, gym, or clubhouse
- Buyers set on brand-new construction rather than a home built between 1994 and 2020
The market around Woodbine Farms
Woodbine Farms is a small community — 30 recorded sales on file, most recently in 2026 — too few for its own price trend. Here is the market around it.
Across Santa Rosa County, 581 homes are active and 348 pending (38% under contract).
ZIP and county figures describe the wider market, not Woodbine Farms specifically. Momentum Research analysis of MLS records.
Nearby Communities
Explore more neighborhoods near Woodbine Farms Homes for Sale in Pace, 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.
Schools
- 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
Woodbine Farms 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 Woodbine Farms address.
What is actually shaping value in Woodbine Farms, sourced and dated. We do not publish rumor.
Recent Developments in Woodbine Farms
Our read on what is being built around Woodbine Farms, scored for direction, significance, and how close the effect lands. The full sourced timeline follows below.
Affordable, convenient Pace location
Established, value-priced stock near U.S. Highway 90, Interstate 10, and Pace shopping is a durable entry point for first-time buyers and investors (third-party context, 2026).
Limited public documentation
Public documentation is limited beyond listing portals; confirm any HOA, the boundaries, and the specific home directly before relying on any specifics.
Condition and flood diligence
Carrying cost turns on any HOA, the Santa Rosa County millage, and the FEMA flood zone; on established stock, inspect the systems and price on condition before you write.
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 Woodbine Farms, 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 ↓
- 2026
Community
Documented by listing sources
Listing sources describe Woodbine Farms as an established Pace single-family neighborhood in ZIP 32571. Detailed documentation is limited. Why it matters: Confirm any HOA, the boundaries, the specific home, the lot, and the schools directly before relying on them. Source
- 2024
Taxes
Santa Rosa County millage and the parcel tax bill
The Santa Rosa County Property Appraiser publishes parcel values and the taxing authorities set the millage; the actual lines on a Woodbine Farms parcel set the carrying cost alongside any flood insurance. Why it matters: Pull the specific parcel record and taxes from the Santa Rosa County Property Appraiser and the FEMA flood determination before you write. 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 Woodbine Farms buying strategy.
If we were buying in Woodbine Farms 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 Woodbine Farms.
A held neighborhood, not a churning one
The numbers point to stability over speculation. More than four in five homes carry a homestead exemption, and the build-out spanning 1994 to 2020 tells you most of the inventory is long settled. That combination tends to produce owners who stay, which is why active listings sit at zero and only two homes have closed in the recent window.
With a median living area near 2,238 square feet and no community amenities identified in the current MLS data, buyers are paying for the house and the location rather than shared facilities or fees. Because the housing stock is mature, condition is the single biggest variable in value here: an updated systems-and-finishes home and an original 1990s build will price very differently even at similar square footage.
The location and the amenities are priced into every listing in Woodbine Farms. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a 32-home neighborhood with no active listings, deals happen on relationships and timing, not by scrolling the portals. We track who is quietly considering a move, we know how to price a mature home against its own condition rather than a made-up range, and we will tell you plainly when the right home simply is not on the market yet.
Woodbine Farms in 15 seconds.
HOA, CDD & Fees
- Mandatory HOA — confirm current dues
- Any club/amenity membership is billed separately
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a Woodbine Farms 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 Woodbine Farms sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Woodbine Farms, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Woodbine Farms home worth?
Get a no-obligation home value based on real comparable sales in Woodbine Farms, 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 Woodbine Farms on the map →
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Santa Rosa County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Santa Rosa County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.
Woodbine Farms Market Scorecard
Woodbine Farms is currently a buyer-leaning market (limited data). Limited supply, a median asking price of n/a.
Typical home value in the 32571 ZIP is $329,353, about 26.1% 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.
Frequently Asked Questions
How many homes are in Woodbine Farms?
What share of Woodbine Farms is owner-occupied?
When were the homes in Woodbine Farms built?
Who is the best real estate agent for Woodbine Farms?
How do I find a top Pace real estate agent who knows Woodbine Farms?
Can Momentum Realty connect me with an agent for Woodbine Farms?
Should you buy in Woodbine Farms?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Woodbine Farms with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | Pensacola MLS, refreshed twice daily (last: July 3, 2026) |
| Housing stock & ownership | Florida DOR 2025 assessment roll (community parcel extract) |
| Under-contract shares | Pensacola MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2005 (32 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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