Market Brief
Pensacola Beach had 37 homes and condos for sale and 4 in contract on November 4, 2026, as the Santa Rosa Island Authority took up draft short-term rental rules for the island.
Pensacola Beach ran 9.2 listings per contract on November 4, against 2.6 across Escambia and Santa Rosa, as the Island Authority weighed rental rules.
Pensacola Beach had 37 homes and condos for sale and 4 pending or under contract in our live Pensacola MLS map on November 4, 2026, about 9.2 listings per contract. Across Escambia and Santa Rosa counties the ratio was 2.6 (1,860 active against 727). The three barrier-island markets in our feed, Pensacola Beach, Perdido Key and Navarre Beach, together had 132 active listings against 11 in contract (12.0 to 1), with a median asking price of $849,450. The Santa Rosa Island Authority scheduled a discussion and possible vote on draft short-term rental rules for Pensacola Beach at its November 4 meeting, WEAR-TV reported on October 30. All market figures are ours, computed from Pensacola MLS records; information is deemed reliable but not guaranteed.
This brief ties the rental rules to the island's for-sale supply. Mainland contract pace is covered in our November 3 article on Pensacola-area contracts doubling, condos in our October 28 piece on Pensacola condos under contract, and the monthly series on the Pensacola market data hub.
What is in the Pensacola Beach rental proposal?
According to WEAR-TV's October 30 report, the draft policy would require:
- home inspection records for each rental property
- added guest parking rules
- a direct line to the owner or property manager, reachable 24 hours a day, and a response at the property within one hour
- annual registration of rental companies with the Santa Rosa Island Authority, with a fee not yet set
- a three-strike process, where three violations trigger a conference with the Island Authority that could lead to a corrective action plan or a referral for possible lease or legal enforcement
The authority's executive director told WEAR the policy was modeled on rules in Panama City Beach and Anna Maria Island. As of this morning we had not seen a published report of the November 4 outcome. Perdido Key and Navarre Beach are outside the Island Authority's jurisdiction, so the proposal covers only Pensacola Beach.
How much is for sale on Pensacola Beach?
| Island market | Active | Pending or under contract | Listings per contract |
|---|---|---|---|
| Pensacola Beach | 37 | 4 | 9.2 |
| Perdido Key | 51 | 5 | 10.2 |
| Navarre Beach | 44 | 2 | 22.0 |
| All three islands | 132 | 11 | 12.0 |
Source: Momentum Research, computed from Pensacola MLS records, live map snapshot November 4, 2026. Deemed reliable but not guaranteed.
On Pensacola Beach, single-family homes accounted for 20 active listings and 3 contracts (6.7 to 1). Condos accounted for 17 active listings and 1 contract. The median Pensacola Beach asking price was $895,000, and the median active listing had been on the market 68 days. Eight Pensacola Beach listings had been on the market 180 days or more.
On the mainland nearby, supply moved faster. Gulf Breeze had 147 active listings against 63 in contract (2.3 to 1), and Navarre on the mainland had 83 against 51 (1.6 to 1).
Are island condos selling?
Slowly. The three islands had 76 condos for sale and 5 in contract, about 15.2 to 1. Across the rest of the two counties, condos ran at 3.0 to 1 (127 against 43).
| Island condo price band | Active | In contract |
|---|---|---|
| $200,000 to $299,999 | 4 | 1 |
| $300,000 to $399,999 | 8 | 1 |
| $400,000 to $499,999 | 15 | 0 |
| $500,000 to $749,999 | 20 | 1 |
| $750,000 to $999,999 | 20 | 1 |
| $1 million and above | 9 | 1 |
Source: Momentum Research, computed from Pensacola MLS records, Pensacola Beach, Perdido Key and Navarre Beach, November 4, 2026. Deemed reliable but not guaranteed.
The median island condo asked about $507 per square foot, and the median island single-family home about $617. Island houses ran at 9.3 listings per contract (56 against 6), against 2.3 for houses in the rest of the two counties.
What changed on the islands in the last two weeks?
Activity picked up from a low base. From October 22 through November 4, our feed logged 34 new island listings, 14 price cuts and 7 new contracts. From October 8 through 21, it logged 20 new listings, 7 cuts and 1 contract. Island condos accounted for 25 of the 34 new listings and 5 of the 7 contracts. The median island cut in the later window was 2.92 percent, or $16,000.
On Pensacola Beach alone, the later window brought 16 new listings, 3 cuts and 2 contracts, against 10 new listings, 2 cuts and no contracts in the earlier one.
What does this mean for buyers and owners?
For buyers who plan to rent a Pensacola Beach property, the draft adds inspection records, a response requirement and annual registration for rental companies to the list of costs and logistics to check. The registration fee had not been set. Most island listings also carry flood costs: 86 of the 132 active island listings sat in a FEMA A or V zone in our flood map cache. Budget figures are on our Pensacola flood zones by neighborhood page, the Pensacola home insurance and Navarre home insurance pages, and the Escambia County property tax page. Condo fees by building are on our Escambia County HOA fees page.
For sellers on the islands, 12 listings competed for each contract on November 4, so pricing against recent pendings matters more than on the mainland. The Navarre Beach community page and the Escambia County condo communities page list buildings and recent activity.
People also ask
Is Pensacola Beach passing new short-term rental rules?
The Santa Rosa Island Authority scheduled a discussion and possible vote on a draft policy at its November 4, 2026 meeting, WEAR-TV reported. The draft calls for inspection records, guest parking rules, a 24-hour contact line with a one-hour response, annual registration and a three-strike process.
How many homes are for sale on Pensacola Beach?
Our live Pensacola MLS map showed 37 active listings on Pensacola Beach on November 4, 2026, with 4 pending or under contract. Twenty were single-family homes and 17 were condos, and the median asking price was $895,000.
Are Pensacola-area beach condos selling?
Slowly. Pensacola Beach, Perdido Key and Navarre Beach together had 76 condos for sale and 5 in contract on November 4, 2026, about 15 listings per contract, against 3.0 for condos elsewhere in Escambia and Santa Rosa counties.
Limitations
The live map counts listings by mailing city and can differ from monthly inventory figures. Navarre Beach and Perdido Key are reported as their own mailing cities. Two-week counts come from our feed's change log, which records a change when our refresh sees it; a listing that changed more than once in a category is counted once, and contracts count only active listings that moved to under contract or pending. Island counts are small, so a few sales can move the ratios. The flood flag comes from our cache of FEMA flood zones by listing coordinate, not a parcel survey. Details of the rental proposal come from news coverage, not the adopted text, and the rules could change before or after a vote.
Sources
- Momentum Research, computed from Pensacola MLS records, Escambia and Santa Rosa counties (live map snapshot November 4, 2026; listing change log October 8 to November 4, 2026). Information is deemed reliable but is not guaranteed by the MLS to be accurate.
- WEAR-TV, "Pensacola Beach short-term rental regulations up for discussion and possible vote Nov. 4," October 30, 2026: https://weartv.com/news/local/pensacola-beach-short-term-rental-regulations-up-for-discussion-and-possible-vote-nov-4
- Momentum Research, Pensacola Market Pulse.
- Full monthly series and per-feed attribution: Pensacola market data
Disclosure: Jon Brooks is a co-founder of Momentum Realty, a Florida real estate brokerage that owns and funds Florida Housing Intelligence. Momentum has a financial interest in Florida real estate transactions, including in markets named here. See our editorial standards.
Market statistics in this article are computed from MLS data licensed by Momentum Realty, and are current as of the date shown. Data may be preliminary and subject to revision by its source. This article is general information, not advice about any specific property, transaction, or financial decision, and is not a representation about any specific property, community, builder, or association.
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