Pensacola today
What this means
Values in Pensacola are about flat (+1.3% in a year), now 2.6% below the Jul 2024 peak.
Builders are busier: 82 homes permitted so far in 2026, up 16%.
A specific house can rent above or below these figures, so pull rental comps for the address. Sources and method: how these figures are built.
Quick facts
| Pensacola | vs Escambia County | vs Florida | |
|---|---|---|---|
| Population | 53,817 (2025 estimate) | ||
| Growth since 2020 | -1.1% | -4.8 pts | -10.0 pts |
| Median home value | $314,400 | 22% higher | 12% lower |
| Median gross rent | $1,322 | about the same | 21% lower |
| Median household income | $74,212 | 10% higher | about the same |
| Owner occupied homes | 64.2% | -0.6 pts | -3.4 pts |
| Residents 65 and older | 21.3% | +3.4 pts | same |
| Average commute (minutes) | 22 | 6% lower | 21% lower |
| Homes built 2010 or later | 8.3% | -4.5 pts | -5.9 pts |
| Median property tax paid | $1,852 | 24% higher | 32% lower |
Census survey figures are 2020 to 2024 averages; methods.
Living in Pensacola
Escambia County seat and seaport on Pensacola Bay, first settled by Spain in 1559.
Pensacola is a city with its own government, located in Escambia County.
Known for: Naval Air Station Pensacola; Blue Angels; National Naval Aviation Museum; University of West Florida
Development and roads: Pensacola International Airport is the busiest in Northwest Florida.
Against the Escambia County averages, the median value of $314,400 is above the county's $257,200; households are smaller (2.12 vs 2.38 people); it grew slower than the county since 2020 (-1.1% vs 3.7%) and the population is older (21.3% age 65 or older vs 17.9%).
If you like the numbers here, also look at Fort Walton Beach ($321,800, $1,307), DeLand ($330,900, $1,355), Tallahassee ($294,400, $1,293).
Growth and housing
Pensacola changed -1.1% in population from 2020 to 2025 (county 3.7%, Florida 8.9%).
| 2025 building permits | Pensacola |
|---|---|
| Single family | 88 |
| 5 or more units | 0 |
| Total units | 88 |
| Per 1,000 residents | 1.6 |
The typical home here was built around 1972. Most housing is single family (69.8%). Households average 2.12 people.
Out of state arrivals: 3.4% of residents a year, versus 5.9% countywide.
Risks to price in
| Risk item | Detail |
|---|---|
| County average homeowners insurance with wind | $3,702 a year |
| Coastal county | check flood zone and elevation per address |
64.5% of homes predate 1980: expect four point inspections. Inspections
Flood, storms and jobs
The city earned Community Rating System class 7; federal flood policies in its high risk zones cost 15% less. Since 2000, flood insurance has paid $56,803,871 on 921 claims inside Pensacola. The Escambia County guide covers storms, flood claims and employers; 6.5% of county homes are in high risk flood zones.
Buying a home in Pensacola
| 2026 loan limits (county) | Amount |
|---|---|
| FHA, one unit | $541,287 |
| Conforming, one unit | $832,750 |
| Median home value here | $314,400 |
Price to income: 4.2x, compared with 3.8x for the county.
- Conventional: the default for buyers with solid credit and 5% or more down.
- FHA: $226,887 of room between the median home and the FHA limit.
- VA: veterans are 12.2% of adults.
Investing in Pensacola
Long term rentals
| Pensacola | vs Escambia County | |
|---|---|---|
| Renter occupied homes | 35.8% | +0.6 pts |
| Rental vacancy | 4.3% | -1.3 pts |
| Rent as share of renter income | 30.7% | -2.5 pts |
Short term rentals
2.2% of homes are held for seasonal or vacation use (Escambia County 4%).
| Short term rental taxes | Rate |
|---|---|
| County tourist development tax | 5% |
| State sales tax | 6% plus any county surtax |
Confirm zoning, registration and HOA rules for the exact address. State rules
Property types
| Housing stock | Share |
|---|---|
| Single family detached | 69.8% |
| Buildings with 5+ units | 17.4% |
| Manufactured homes | 0.3% |
Nearby
Other Florida markets
Sources
- U.S. Census Bureau, American Community Survey 2020 to 2024 5 year estimates. 2020 to 2024.
- U.S. Census Bureau, Population Estimates, Vintage 2025. July 1, 2025.
- U.S. Census Bureau, Building Permits Survey, 2025 annual. 2025.
- FFIEC HMDA Data Browser, originated loans. 2025 and 2024.
- LendingTree: 2026 FHA loan limits in Florida by county (HUD figures). 2026.
- Florida Realtors: FHFA sets 2026 conforming loan limits. 2026.
- Florida Office of Economic and Demographic Research: 2026 local option tourist tax rates. 2026.
- Florida Office of Insurance Regulation, July 2026 Insurance Stability Unit report (average homeowners premium with wind, as of March 31, 2026). March 31, 2026.
- Freddie Mac Primary Mortgage Market Survey. week of October 22, 2026.
- Wikipedia: List of counties in Florida. checked October 2026.
- U.S. Census Bureau county adjacency file. 2024.
- Wikipedia county article and statewide lists (colleges, teams, airports); Florida Defense Support Task Force installation map. checked October 2026.
- Wikipedia article for this place (history, setting, roads). checked October 2026.
- Zillow Home Value Index (ZHVI), all homes, middle tier, smoothed and seasonally adjusted. September 2026.
- Federal Housing Finance Agency House Price Index (county annual, metro and state quarterly, all transactions). through Q2 2026.
- U.S. Census Bureau, Building Permits Survey, January to September 2026 and 2025. September 2026.
- FEMA OpenFEMA, NFIP Residential Penetration Rates. as of August 2026.
- FEMA OpenFEMA, FIMA NFIP Redacted Claims (2000 to 2026). as of September 2026.
- FEMA OpenFEMA, NFIP Community Status Book (Community Rating System class). August 2026.
- FEMA OpenFEMA, Disaster Declarations Summaries (2000 to 2026). October 2026.
- U.S. Census Bureau, County Business Patterns 2023. 2023.
- U.S. Census Bureau, ACS 2020 to 2024, median gross rent by bedrooms (B25031). 2020 to 2024.
- Hurricane landfalls: Wikipedia, List of Florida hurricanes (2000 to present). checked October 2026.
Estimates from public data; they change over time. General information, not investment, tax or legal advice, and not a loan offer. Methods and assumptions.