🏡 Pensacola Market Update: Activity Is Heating Up!

From Chris Reid, Realtor®

Hi friends and neighbors,

It’s Chris here with a quick look at what’s happening in our local Pensacola real estate market — and the short version is: things are picking up again.

If you’ve been watching the headlines, you’ve probably seen talk about cooling markets and slowdowns, but what we’re actually seeing here in Pensacola tells a different story.

💡 What’s Driving the Increase in Activity?

Two key factors are at play right now:

1. Interest rates have dipped to their lowest levels in over a year.
   This has brought more buyers back into the market — many who were waiting on the sidelines for better affordability.
2. There’s real demand for well-priced, quality homes.
   When the right home hits the market — especially in desirable neighborhoods like East Hill or Downtown — it’s not uncommon to see multiple offers again.

Even though you might not be hearing this in the national news, good homes that show well and are priced fairly are still moving quickly.

We’re not in the frenzied market of 2021, but we’re far from slow — Pensacola is in a sweet spot where motivated buyers and smart sellers are finding success.

🏠 Local Success Story

✨ 4241 Ellison Place – Under Contract in Just 18 Days!
This beautifully maintained home was priced strategically, presented beautifully, and marketed with care. The result? Strong activity, great feedback, and a quick contract — proof that preparation and presentation still make all the difference.

🔑 For Buyers

• Get pre-approved early — great homes don’t wait.
• Be ready to move quickly when the right one comes along.
• Work with a local agent who knows the nuances of each neighborhood (that’s where I come in!).

💼 For Sellers

• Price with strategy — fair and realistic pricing wins every time.
• Stage, prep, and market your home for maximum appeal.
• Expect serious buyers — the motivated ones are out there right now.

🌳 Spotlight on East Hill

Our beloved East Hill neighborhood continues to draw strong interest. Character homes, walkable streets, and proximity to downtown keep demand high. If your property is well-maintained and priced appropriately, expect attention — and possibly multiple offers.

💬 Final Thoughts

The Pensacola market is active, balanced, and full of opportunity. Whether you’re thinking of buying, selling, or just staying informed, having a local perspective can make all the difference.

If you’re curious what your home might sell for in today’s market — or want to get a jump on what’s coming soon — I’d love to chat.

Warm regards,
Chris Reid, Realtor®
Emerald Coast Realty Pros
📞 850-485-3575
🌐 https://www.easthillpensacolahomes.com

Will you be attending the Luna public discussion of the proposed National Registry of Historic Places Archaeological District in our East Pensacola Heights neighborhood?

When:

Wednesday Oct 29th, 2025 ⋅ 5:30pm

Location:

Voices of Pensacola 117 E Government St, Pensacola, FL 32502

Chris Reid Realtor

Emerald Coast Realty Pros

https://www.easthillpensacolahomes.com

The monthly September Pensacola Association of Real Estate Stats are now available:

HIGHLIGHTS

• September sales are down from last month but up from last year with 746 units sold. Last month 776 units sold. Number of sales Y-O-Y is up 9.1%.
• Cash buyers represent 25% of all residential sales in our area, up from last month, 23%.
• September average "days on market" is down slightly  from August with 71 days to: 70 Days.
• Average sold price is $399,424, this is up from the prior month and up by 7.5% compared to September 2024 Y-O-Y, $371,493.
• September inventory is down month over month to: 3439 units, but up from September 2024, with 3284 units. Y-O-Y increase in inventory of 4.7%
• September months of inventory is 4.6 months, up from August 4.5 months, and down from September 2024 with 4.8 months inventory.
• Average List to sold price difference in September was -3.1% compared to -3.3% in August.
• The inventory of homes is 4.6 months, this level is considered a "Neutral Market". Generally when Months Inventory is generally less than 4.0 months it is considered a seller’s market. 6.0 months or more is a buyer's market. Between 4 and 6 months inventory is a neutral market, neither favoring the buyer or seller.

Have a great day!

Hello Neighbors,

Below is a link to a recording of the closed neighborhood meeting with the Florida Historic Trust and UWF Archeology Dept. in regard to the National Historic Trust Preservation designation of the proposed De Luna site district in East Pensacola Heights and Pensacola Bay that was held on 9/19/2025.

At the end of the recording there is Q&A. Unfortunately, the meeting ran long and I missed the last few minutes of Q&A, so please excuse the abrupt stop to the recording. Another meeting is on the docket for October. 

Meeting DeLuna Site District 9192025

Chris Reid, REALTOR® — Pensacola’s trusted expert in historic homes, waterfront properties, and architectural real estate. 

Emerald Coast Realty Pros

850.485.3575

chris-reid@cox.net

easthillpensacolahomes.com

Stay ahead of the real estate curve - follow me on Facebook!

Will you be attending the UWF meeting regarding the National Historic Trust and our neighborhood today?

When:

Friday Sep 19, 2025 ⋅ 2pm – 3pm 

Location:

Voices of Pensacola 117 E Government St, Pensacola, FL 32502

ANOTHER 5 STAR GOOGLE REVIEW!!!!!!

“I’m beyond grateful to have had Chris Reid as my real estate agent during my journey to buying my dream home. From our very first conversation, Chris was attentive, knowledgeable, and completely dedicated to helping me find the perfect place—not just a house, but a home that felt right in every way.

She took the time to truly understand what I was looking for and walked me through every step of the process with so much patience, professionalism, and care. No question was too small, and no detail was overlooked. I always felt like I was in good hands with Chris by my side.

What I appreciated most was how genuine and invested she was—not just in the outcome, but in me. She celebrated every milestone with me and made a sometimes stressful process feel smooth, even fun.

Thanks to Chris, I’m now settling into a home I absolutely love. If you’re looking for someone who will go above and beyond for you, I can’t recommend Chris Reid enough”

Current Pensacola Florida Real Estate Market Trends From Chris Reid Realtor

• August sales are down from last month and down from last year with 767 units sold. Last month 774 units sold. Number of sales Y-O-Y is down 3.6%.
• Cash buyers represent 23% of all residential sales in our area, up slightly from last month, 22%.
• August average "days on market" is unchanged  from June with 71 days to: 71 Days.
• Average sold price is $391,758, this is down slightly from the prior month and up by 2.7% compared to August 2024 Y-O-Y, $381,559.
• August inventory is down month over month to: 3486 units, and up from August 2024, with 334 units. Y-O-Y increase in inventory of 4.4%
• August months of inventory is 4.5 months, down from July 4.6 months, and up from August 2024 with 4,2 months inventory.
• Average List to sold price difference in August was -3.3% unchanged from -2,6% in July.
• The inventory of homes has 4.5 months inventory, this level is considered a "Neutral Market". Generally when Months Inventory is generally less than 4.0 months it is considered a seller’s market. 6.0 months or more is a buyer's market. Between 4 and 6 months inventory is a neutral market.

The East Hill neighborhood in Pensacola continues to stand out in the current real estate market with notable distinctions from the greater Pensacola area. The median sale price in East Hill is $490,000 compared to Pensacola’s median home price in August 2024 of $335,000, highlighting East Hill as one of the city’s premier neighborhoods. Homes in East Hill currently spend an average of 85-94 days on the market—about twice as long as a year ago, indicating increased choices for buyers and slightly slower sales for sellers. For greater Pensacola, homes are spending less time on the market, about 70 days, reflecting more rapid turnover citywide. Multiple offer situations are still appearing – the “hot properties” (quality well-presented listings) do move quickly and sell for closer to list price.

What This Means for East Hill Buyers & Sellers

• If you’re a homeowner or aspiring buyer in East Hill, now is the time to leverage the neighborhood’s unique market strength. Sellers can expect above-average price points but should prepare for slightly longer marketing timelines unless their home has standout appeal. Buyers enjoy an expanded selection and the ability to negotiate, especially given the average discount to list price (about 3%).
• For a deeper dive into the East Hill housing market or to discuss your specific needs, connect with Chris Reid, your East Hill specialist. Get tailored advice, timely market data, and strategy insights to give you an edge—whether moving up, cashing out, or finding your dream address in Pensacola’s most sought-after community.

THE BLUE ANGELS PENSACOLA BEACH AIR SHOW JULY 12TH, 2025

Man it is hot out there! It is also my favorite time of the year! There is an undeniable energy in Pensacola between 4^th of July and the Blue Angels Air Show on Pensacola Beach. Match that with clear warm Gulf water and our white sand beach and it can’t be beat.  

This year’s airshow is July 9th-12th. Folks come from all over the country to see this hometown show. The U. S. Navy’s flight demonstration squadron the Blue Angels, stationed at the Naval Air Station Pensacola, hold several practice sessions along Casino Beach in the days leading up to the big event on show day. Get especially psyched for this year’s show by watching ‘The Blue Angels,’ the video documentary ahead of time! The views of Pensacola from their point of view is truly amazing.

BLUE ANGELS WEEK CALENDAR OF EVENTS

July 9^th - Breakfast with the Blues starting around 7:30am

July 10^th - Practice Show Blue Angels begin around 2pm

July 11^th - Civilian acts begin at noon, Blue Angels 2pm

July 12^th - Civilian acts begin at noon, Blue Angels 2pm

If you would like to receive a print or pdf copy of future publications, let me know!