Pensacola vs Jacksonville: The Numbers, Side by Side
Deciding between Pensacola and Jacksonville? Skip the anecdotes — here is every measurable difference between the two markets (anchored on their core counties): home values and list prices, property taxes at each side’s verified millage, insurance, rents, growth, investor yield and migration — each figure from the named source that produced it.
The head-to-head table
| Metric | Pensacola | Jacksonville |
|---|---|---|
| Typical home value (Zillow) | $283,690 | $297,493 |
| Median list price | $342,428 | $308,950 |
| 1-yr value change | 1.2% | -1.7% |
| 5-yr value change | 4.3% | 3.8% |
| Median days on market | 64 days | 57 days |
| Active listings | 1,797 | 3,809 |
| Listings with a price cut | 22.9% | 24.4% |
| Typical millage (property tax) | 17.54 mills | 17.86 mills |
| Avg Citizens insurance | $2,364/yr | $1,315/yr |
| Typical rent (ZORI) | $1,660/mo | $1,616/mo |
| Modeled monthly cost to own | $1,751/mo | $1,795/mo |
| Gross cap rate | 7.0% | 6.5% |
| Net migration (people/yr) | +975 | +912 |
| Residential permits (2025) | 1,398 | 6,017 |
Bold marks the side a cost-or-yield metric favors. Values from Zillow research series, Realtor.com Economic Research, verified county millage, Citizens Property Insurance filings, Zillow Observed Rent Index, IRS SOI migration and Census permits; all change over time.
What the table actually says
On price, Pensacola is the cheaper market — typical values run about $13,803 lower than Jacksonville.
On carrying costs, Pensacola has the lower typical millage and Jacksonville the lower average Citizens premium; the own-versus-rent gap is narrower in Pensacola.
On momentum, Pensacola shows the stronger 1-year value change (1.2% vs -1.7%); five-year growth favors Pensacola.
For rental investors, Pensacola carries the higher gross cap rate (7.0% vs 6.5%).
On demand, IRS migration data shows Pensacola gaining more net residents per year (975 vs 912).
The costs people forget to compare
Two Florida specifics matter more than the sticker gap. First, property tax RESETS to your purchase price when you buy — compare the two markets at YOUR price with the property tax calculator, not at the sellers’ current bills. Second, insurance varies more by home age, construction and distance-to-coast than by county average — quote the specific home. The buyer closing costs calculator builds both into a real cash-to-close for either market.
Dig deeper on Pensacola
Run the numbers in Escambia County
- Find the best agent in Escambia County
- Get a cash offer in Escambia County
- Escambia County housing scorecard
- What would selling net you
- Buyer closing costs calculator
Dig deeper on Jacksonville
Run the numbers in Duval County
- Find the best agent in Duval County
- Get a cash offer in Duval County
- Duval County housing scorecard
- What would selling net you
- Buyer closing costs calculator
Common questions
Is Pensacola or Jacksonville cheaper to buy a home?
Which has lower property taxes, Pensacola or Jacksonville?
Which is better for rental investors?
A factual comparison of market data only, from the sources named above as of 2026-06-16; figures change over time and are deemed reliable but not guaranteed. It describes markets, not people, and is not advice about where anyone should live. Equal Housing Opportunity.