Data Analysis

Pensacola sellers got 97.5% of their asking price in July, the closest of any Florida market we cover

Escambia and Santa Rosa sold 14.8% more homes than a year ago and gave up less on price than anywhere else in the state. Florida Realtors still reported the metro's single-family median down 2.1%.

The typical seller in Escambia and Santa Rosa counties closed at 97.5% of their original list price in July, up from 96.0% a year earlier. No other market we cover is above 97%. Statewide, Florida Realtors put the single-family figure at 96.0%.

Half of what sold went under contract within 40 days, down from 48. That 16.7% improvement is among the largest in the state, and it happened while volume rose 14.8%, to 837 closings from 729.

Faster, closer to asking, and more of it.

The number that does not fit

Florida Realtors reported the Pensacola-Ferry Pass-Brent single-family median at $332,000 for July, down 2.1%. That is one of only two Florida metros where their single-family median fell.

Our figure for the same two counties, covering all residential sales, was $331,045, up 1.4%.

The two are not in conflict, and the gap is smaller than it looks. Ours blends single-family with condo; theirs separates them, and their condo median rose 25.0%. Their measure is also a pooled statistic across member boards while ours is an aggregate of county medians, and the two estimators do not agree even on identical sales.

The count check is what matters, and it holds. They reported 843 single-family and 95 condo closings, 938 together. We hold 837, or 89% of theirs, and 88% a year ago. Coverage that steady means the rate of change is sound even though our count is not the metro's total.

Year to date their single-family median is $337,203, up 2.1%, on 8.9% more closings. The July decline sits inside a year that is up.

What the 97.5% is telling you

Sale-to-original-list is the measure most resistant to mix. It does not care whether expensive or cheap homes sold this month, only how far each one moved from its first asking price. That makes it the cleanest read on negotiating position in this release.

At 97.5%, Pensacola sellers are conceding two and a half cents on the dollar. In Collier they are conceding nine. In Sarasota and Manatee, six.

Price per square foot in the two counties was $184, up 2.8%, which runs with the sellers' position rather than against it.

What this does not mean

A 97.5% ratio does not mean homes are selling above asking, and it does not mean the market is hot in the sense buyers use that word. It means listings there are being priced close to what they fetch. A market where sellers price accurately and a market where buyers compete both produce a high ratio, and this figure cannot separate them.

The 25.0% rise in their condo median came on 95 sales. At that count a handful of transactions moves the midpoint, and it should not be read as a trend.

A metro median is not an appraisal, and no figure here values a specific property.

If you are in this market

Buying in Escambia or Santa Rosa means less room than most of Florida offers right now. Two and a half percent off original list is the typical outcome, against six to nine percent in the southwest of the state, and half of what sells is under contract inside six weeks.

Selling there, the data supports pricing close to your number rather than pricing high and negotiating down. The market is rewarding accuracy.

If you own and are not selling, a metro median that fell 2.1% in one month, inside a year that is up 2.1%, says very little about your house.

Limitations

Our figures cover Escambia and Santa Rosa through the Pensacola MLS feed and are all-residential, so we cannot separate single-family from condo. That split is Florida Realtors' alone.

Our count runs at 89% of theirs this July and 88% last July. Because that coverage held steady, the year-over-year changes above are sound. The closing count itself should not be read as the metro's total.

Pensacola is one of the seven markets where our new-construction and resale counts do not reconcile to total closings, so no new-construction figure appears here.

Both sides are preliminary.

Sources and links

• Florida Realtors, Statewide by Metropolitan Statistical Area, July 2026
• Data hub: /data/pensacola/
• Tool: /tools/florida-seller-net-proceeds-by-county.html

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.