Archive for the 'Pensacola Neighborhoods' Category
Pensacola Real Estate Market Report For Beach Homes and Condos
March 28th, 2010 Categories: Pensacola Beach, Pensacola Market Data
Here is some compiled data on the Pensacola real estate home and condo sales on Pensacola’s beaches. This includes homes, townhomes, and condos on Pensacola Beach and Perdido Key.
The tables provide yearly summaries from 2004 through 2009. Look for monthly beach real estate reports once we are into April and I can give you a breakdown of the 1st quarter of 2010.
Notice the great differences between 2009 and all the previous years listed. The prices in 2009 are considerably lower than all previous years listed, but Days On Market (DOM) are very high. In fact, at $231 per square foot, beach real estate is almost $80 a square foot less than it has been at any time in the past 6 years. This is likely one reason sales are picking up on the beaches.
On the date this report was written, there were 508 active Pensacola homes and condos for sale on Pensacola Beach and Perdido Key.
The charts below give a graphical representation of sales per year and average sold price over the past 6 years.
The graph above shows homes, townhomes and condos sold on Pensacola Beach and Perdido Key over the last 6 years. The graph below shows the average price at which beach real estate sold over those same years.
Given the price level in 2009, this could be considered the best times the past 6 years to purchase Pensacola real estate on the beaches. In an upcoming market report, I’ll look at price levels in the first quarter of 2010.
Related Articles On Pensacola Real Estate News:
The Condo Market Upswing On Pensacola’s Beaches
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What’s Brown and Smelly and Won’t Leave Pensacola Beach?
March 26th, 2010 Categories: Local Stories, Pensacola Beach
What’s all the brown stuff on the beach and in the water at Pensacola Beach lately that smells so bad? I have heard rumors going around that it is raw sewage. Those rumors were apparently started by someone who did not know what they were talking about. But you can see that the water is pretty brown looking.
The good news is that it is not sewage. Pensacola Beach Safety Director, Bob West reports that the waters at the beach are tested weekly and the fecal coliform counts are actually very low. So what is the brown stuff? It is decaying organic matter washed into the Gulf by all the recent rains. As it decays it, looks and smells bad. When surfing the other day, I felt like it was making it harder to breath, sort of like the red tide on Pensacola Beach a few years ago.
Fortunately, the decaying brown junk will not hurt you and will hopefully soon be gone. Then maybe the Pensacola Beach water will start looking like this again.
Most of the time, the Pensacola Beach water is nice and clear. As you go towards Destin, the water gets even clearer. But as you go towards Alabama, the beach water becomes more murky. Why is this?
The answer is that you can blame it on the Mississippi River (and more locally, Mobile Bay). When the Gulf of Mexico is calm and there is very little current, or an easterly current, Pensacola Beach water is usually very clear. However, when waves get larger, they tend to stir things up and the water will cloud up a little.
When the winds and currents switch to the west, all the muddy murky waters from Mobile Bay and the Mississippi river drift this direction and that is why Pensacola Beach water gets so murky sometimes. Once the waves drop and the current subsides, the water generally clears back up within a few days.
Update: As of March 28, 2010, the water on Pensacola Beach is starting to clear up. It is still a little cloudy from the wave action, but the brown stuff appears to be gone from most areas of Pensacola Beach.
Related Articles On Pensacola Real Estate News:
Pensacola Beach Water Quality Scores A Great Rating
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Bristol Park and Bristol Creek Subdivision Report – Pensacola Real Estate News
March 21st, 2010 Categories: Northwest Pensacola
This article provides a Pensacola real estate market report on the Bristol Park / Bristol Creek subdivision. Note that the original phase of this subdivision was called Bristol Park. The subsequent phase became Bristol Creek. Both Bristol Park and Bristol Creek are basically the same subdivision.
If you are interested in seeing any homes in the Bristol Park subdivision, or any other Pensacola Homes For Sale, Contact Me for assistance. All of the homes pictured on this page were for sale at the time this article was published.
To see all current Pensacola Homes for Sale in Bristol Park, simply click the link below:
Pensacola Homes For Sale In Bristol Park or Bristol Creek
Bristol Park is located in NorthWest Pensacola. The subdivision is accessible from Jacks Branch Road (County Road 97) just west of County Road 297A.
Bristol Park has a lot of advantages. It is a fairly large subdivision, which is great for walking and bike riding. The look of the homes varies, unlike many neighborhoods where it is obvious that one builder built all the houses. The majority of the subdivision has sidewalks.
While there is not a mandatory home owners association membership, all the homes and yards are very well kept. Bristol Park is also within just a few minutes of Interstate 10, which allows for short travel times to the most popular areas of Pensacola.
Bristol Park still has a few vacant lots on which new homes can be built. These lots are owned by Adams Homes and they are ready and willing to build.
Below you can find summary information on Bristol Park.
Escambia County School Districts for Bristol Park Subdivision:
Elementary: Pine Meadow
Middle: Woodham or Ransom
High: Tate
Homes in Bristol Park generally fall into the following categories:
Years Homes Built: 1989-2009
Number of Homes in Subdivision: 250 (approximate)
Construction: Contemporary style
Average Square Footage: 2200
Bedrooms: 3 to 4
Bathrooms: 2 to 3
Garages: Mostly 2 Car
Lot Sizes: .20-.60 acres typically
Waterfront? None
Homeowners Association: Voluntary
Approximate travel times to popular Pensacola destinations:
One thing I love about Bristol Park is that it seems kind of far out of town, but its proximity to Interstate 10 makes for quick access to most areas of Pensacola.
Downtown Pensacola: 20-25 Minutes
Cordova Mall / Pensacola Airport / Pensacola Junior College: 20-25 minutes
Interstate 10: 5 Minutes
Pensacola Beach : 30-35 minutes
Perdido Key Florida: 40-45 minutes
University Of West Florida: 15 minutes
Pensacola Naval Air Station (NAS) (Home of the Blue Angels): 30-35 minutes
Saufley Field Naval Base: 15 minutes
Corry Field Naval Base: 25 minutes
The table shows Pensacola Real Estate data for Bristol Park subdivision. The numbers in the table are created using data from the Pensacola MLS and are deemed reliable but not guaranteed. These numbers do not include sales by Pensacola FSBOs.
Notice in the table that even though the average price of homes sold in 2009 was higher than 2008, the average price per square foot was down about $2. The average price increase was just the result of several higher dollar homes that sold in Bristol Park in 2009. 2008 was a dismal year in Bristol from a Days On Market standpoint. But that appears to be improving.
Related Pensacola Real Estate Articles on other NorthWest Pensacola Subdivisions:
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Manchester Subdivision Report – Pensacola Real Estate News
March 5th, 2010 Categories: Southwest Pensacola
This article provides a Pensacola real estate market report on the Manchester subdivision. If you are interested in seeing any homes in the Manchester subdivision, or any other Pensacola Homes For Sale, Contact Me for assistance. All of the homes pictured on this page were for sale at the time this article was published.
To see all current Pensacola Homes for Sale in Manchester, simply click the link below:
Pensacola Homes For Sale In Manchester
Manchester is located in SouthWest Pensacola. Manchester is accessible from U.S. Highway 98, just west of Dogtrack Road.
Manchester is a relatively new subdivision, with most homes being built in 2006 or later. Homes in Manchester were built by Adams Homes Builders.
Below you can find summary information on Manchester.
Escambia County School Districts for Manchester Subdivision:
Elementary: Blue Angel
Middle: Bailey
High: Escambia
Homes in Manchester generally fall into the following categories:
Age of Homes: 2006 and later
Number of Homes in Subdivision: 80 (approximate)
Construction: Contemporary style
Average Square Footage: 2454
Bedrooms: 3 to 5
Bathrooms: 2 to 3
Garages: Mostly 2 Car (some 3-car)
Lot Sizes: .20-.30 acres
Waterfront? None
Homeowners Association: $86 per year mandatory
Approximate travel times to popular Pensacola destinations:
Downtown Pensacola: 20-25 Minutes
Cordova Mall / Pensacola Airport / Pensacola Junior College: 35-40 minutes
Interstate 10: 25-30 Minutes
Pensacola Beach : 40-45 minutes
Perdido Key Florida: 15 minutes or less from beautiful Perdido Key beaches
University Of West Florida: 45 minutes
Pensacola Naval Air Station (NAS) (Home of the Blue Angels): 10-15 minutes to back gate
Saufley Field Naval Base: 15 minutes
Corry Field Naval Base: 10 minutes
The table shows Pensacola Real Estate data for Manchester subdivision. The numbers in the table are created using data from the Pensacola MLS and are deemed reliable but not guaranteed. These numbers do not include sales by Pensacola FSBOs.
Notice in the table that Manchester homes have held their value very will since 2007. The unusually high average price in 2006 is simply attributable to the fact that only 2 homes sold in that year, and both were in the upper price range for that subdivision. Days on market has dropped since 2008, although it is still fairly high at 154. These figures should make a buyer comfortable that their home will retain its value in Manchester subdivision.
Related Pensacola Real Estate Articles on other SouthWest Pensacola Subdivisions:
Coral Creek
Herons Forest
Southbay
Emerald Shores
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Coral Creek Subdivision Report by Pensacola Real Estate News
February 27th, 2010 Categories: Southwest Pensacola
This article provides a Pensacola real estate market report on the Coral Creek subdivision. If you are interested in seeing any homes in the Coral Creek subdivision, or any other Pensacola Homes For Sale, Contact Me for assistance. All of the homes pictured on this page were for sale at the time this article was published.
To see all current Pensacola Homes for Sale in Coral Creek, simply click the link below:
Pensacola Homes For Sale In Coral Creek
Coral Creek is located Southwest Pensacola. Coral Creek is accessible from Blue Angel Parkway and Sorrento Road (a.k.a. Gulf Beach Highway). Coral Creek’s location is convenient to the Perdido Key beaches, Pensacola Naval Air Station and Corry Field Naval Base.
Anyone who works on Pensacola NAS would find Coral Creek to be one of the most convenient subdivisions to NAS.
If you have younger children, the Perdido Kids Park is just a few miles down the road, along with the Big Lagoon State Park. And the Perdido Key beaches are just 10 minutes away. If you are in the military and stationed at Naval Air Station (NAS) Pensacola, Coral Creek is just about 2-3 miles from the back gate entrance to the naval base.
Summary information for Coral Creek is provided below.
Escambia County School Districts for Coral Creek Subdivision:
Elementary: Pleasant Grove
Middle: Bailey
High: Escambia
Homes in Coral Creek generally fall into the following ranges:
Age of Homes: Homes in Coral Creek were generally built between 1990 and 2006
Number of Homes in Subdivision: 443 (approximate)
Square Footage: 1300-2300 range
Avg Sq. Footage: 1760
Bedrooms: 3 mostly, with some 4 bedroom homes
Bathrooms: 2
Garages: 2 Car
Lot Sizes: .2 – .5 acre
Waterfront? None
Home Owners Association: Coral Creek has a HOA. Dues are $30 per year (cost per year not confirmed).
Approximate travel times to popular Pensacola destinations:
Downtown Pensacola: 25 Minutes
Cordova Mall / Pensacola Airport / Pensacola Junior College : 30-35 minutes
Pensacola Beach : 45 minutes
Perdido Key: Under 15 minutes
University of West Florida: 35-40 minutes
Pensacola Naval Air Station (Home of the Blue Angels ): Under 10 minutes
The table below shows Pensacola Real Estate data for Coral Creek subdivision for the past 6 years. The numbers in the table are created using data from the Pensacola MLS and are deemed reliable but not guaranteed. These numbers do not include sales by Pensacola FSBOs.
Notice that prices have dropped from the 2005-2008 levels and Coral Creek is back near the 2004 price level. Notice also that days on market in 2009 are almost a month lower than in 2008. The close proximity to Pensacola NAS is a key feature that makes Coral Creek a popular Southwest Pensacola neighborhood.
Related Pensacola Real Estate Articles on other SouthWest Pensacola Subdivisions:
Emerald Shores
Herons Forest
Southbay
Previous Report On Coral Creek
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Emerald Shores Subdivision Report – Pensacola Real Estate News
February 22nd, 2010 Categories: Southwest Pensacola
This article provides a Pensacola real estate market report on the Emerald Shores subdivision. If you are interested in seeing any homes in the Emerald Shores subdivision, or any other Pensacola Homes For Sale, Contact Me for assistance. All of the homes pictured on this page were for sale at the time this article was published.
To see all current Pensacola Homes for Sale in Emerald Shores, simply click the link below:
Pensacola Homes For Sale In Emerald Shores
Emerald Shores is located in SouthWest Pensacola. Emerald Shores is accessible from Old Gulf Beach Highway, just west of Blue Angel Parkway.
If you have younger children, the Perdido Kids Park is just a mile or so down the road, along with the Big Lagoon State Park. And Perdido Key is just 10 minutes away. If you are in the military and stationed at Naval Air Station (NAS) Pensacola, Emerald Shores is literally around the corner from the back gate entrance to the naval base.
Below you can find summary information on Emerald Shores.
Escambia County School Districts for Emerald Shores Subdivision:
Elementary: Helen Caro
Middle: Bailey
High: Escambia
Homes in Emerald Shores generally fall into the following ranges:
Age of Homes: Built between 1997 and 2004
Number of Homes in Subdivision: 316 (approximate)
Construction: Contemporary style
Average Square Footage: 1763
Bedrooms: 3 to 4
Bathrooms: 2 to 3
Garages: Mostly 2 Car
Lot Sizes: .12-.25 acres
Waterfront? None
Approximate travel times to popular Pensacola destinations:
Downtown Pensacola: 20-25 Minutes
Cordova Mall / Pensacola Airport / Pensacola Junior College: 35-40 minutes
Interstate 10: 25-30 Minutes
Pensacola Beach : 30-35 minutes
Perdido Key Florida: 10 minutes or less from beautiful Perdido Key beaches
University Of West Florida: 45 minutes
Pensacola Naval Air Station (NAS) (Home of the Blue Angels): 5 minutes to back gate
Saufley Field Naval Base: 15 minutes
Corry Field Naval Base: 15 minutes
The table shows Pensacola Real Estate data for Emerald Shores subdivision for the past 5 years. The numbers in the table are created using data from the Pensacola MLS and are deemed reliable but not guaranteed. These numbers do not include sales by Pensacola FSBOs.
Notice that although prices dropped from the 2005-2007 levels, there was no drop in Average price from 2008 to 2009. In addition, days on market in 2009 was almost half of what it was in 2008. This shows that Emerald Shores is now holding it’s value, and homes in this neighborhood are in demand. The close proximity to Pensacola NAS is a key feature that makes Emerald Shores such a popular Pensacola neighborhood.
Related Pensacola Real Estate Articles on other SouthWest Pensacola Subdivisions:
Coral Creek
Herons Forest
Southbay
Previous Report On Emerald Shores
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The Condo Market Upswing On Pensacola’s Beaches
January 5th, 2010 Categories: Pensacola Beach, Pensacola Market Data
The Pensacola Beach, Navarre Beach, and Perdido Key condominium markets have begun to see some increase in sales. The total number of sales for these three areas, two of which are on Santa Rosa Island and the third on Perdido Key have increased from 211 units sold in 2008 to 298 units sold in 2009 for an almost 30% increase. During the same period average price per unit dropped from $566,000 to $383,000.The continuation of near historically low interest rates, and the falling prices are getting the attention of many more buyers.
I provided a report on the condo and beach real estate market back in mid-2008. You can check out that real estate condo report to get an idea of just how much prices have dropped and sales have increased in 2009.
Pensacola Beach’s core area has returned to its pre-hurricane Ivan condition, and actually has more to offer than ever. Most of the year there are 5 to 10 venues with live entertainment and a wide variety of restaurants including everything from fine dining at Hemmingway’s at the end of the Portofino Boardwalk, to Hooters, to Sidelines Sports bar.
The newly rebuilt Pensacola Beach fishing pier is back for fishing as well as sightseeing. The road to Fort Pickens has reopened, along with the road through the national seashore that connects Pensacola Beach with Navarre Beach. The picture below is a view of Pensacola Beach from the pier.
All of the annual events that take place on Pensacola Beach have resumed, bigger and better than ever, including the Blue Angels air show, and the world famous Pensacola Beach bushwhacker festival, as well as the huge Pensacola Beach Memorial Day celebration.
Here is the schedule of events for January through March from the Pensacola Bay Area Chamber of Commerce:
January 5, 2010
January
Annual Polar Bear Dip, Flora-Bama, (850) 492-0611
Navarre Half Marathon 5K/10K, (850) 476-7434
All American Chili Cookoff, Seville Quarter, (850) 434-6211
Youth Art Focus, Pensacola Museum of Art, (850) 432-6247
Annual Antique Show & Sale, Fairgrounds
February
Pensacola News Journal Double Bridge Run, 15K/5K, (850) 434-2800
Mardi Gras Street Party, Seville Quarter, (850) 434-6211
Mardi Gras Parades
Blue Angel Marathon
Cajun Fest, Pensacola Beach, (850) 932-1500
Heart of Gold Ball, American Heart Association, (850) 473-0411
Mardi Gras Parade, Pensacola Beach, (850) 932-1500
Lust for the Arts, Seville Quarter, (850) 434-6211
Gumbo Ya-Ya, Seville Quarter, (850) 434-6211
Pensacola Children’s Chorus, (850) 434-7760
March
Beulah Sausage Festival
Business Expo at Civic Center, (850) 438-4081
McGuire’s 5K Run, (850) 433-6789
Rockabilly Festival, Seville Quarter, (850) 434-6211
Pensacola Junior League Bargain Sale, (850) 433-4421
Santa Rosa Celebrates the Arts, (850) 623-2339
Magnolias and White Linen, (850) 435-2533
Gulf Coast Renaissance Festival, (877) 429-8462
Riverwalk Fine Arts Festival, Milton, (850) 626-9567, (850) 623-8493
Gulf Breeze Celebrates the Arts
Related Articles On Pensacola Real Estate News:
Pensacola Real Estate Market Report On Beach Homes and Condos
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Pensacola Ends The Year With Gorgeous Weather
January 2nd, 2010 Categories: Pensacola Beach, Pensacola Pictures
You couldn’t ask for better weather to end the year. I spent some of my day of New Years Eve at Pensacola Beach. I took a few pictures which show just how beautiful the weather was. People were on the beach catching some sun, but only surfers were in the water, in full wet suits and boots. Air temps were in the upper 60’s, but water temps were in the lower 60’s.
While you don’t see too many people in these shots, there were people all up and down Pensacola Beach enjoying the beautiful weather. These pictures were taken at the beach in front of the Portofino Condos.
These guys below were glad to get out of the cold water and onto the nice warm beach.
I would love a few more days like New Years Eve, but instead we are looking at lows in the 20’s for the coming week. Brrrrrr!!!! Not very Florida-like. Hopefully the Pensacola Real Estate Market will warm up more than the weather.
But it appears what’s really hot on Pensacola Beach are the Portofino Condos. Since October 1, 2009 (the past 3 months), 27 units have sold, with an average price of $395,000. The average price per square foot was $254.
Compare these numbers to the end of 2008 when only 9 Portofino units sold in the same time frame, with an average price of $521,000 and an average price per square foot of $353. This is a huge change within a year’s time frame. More on Portofino later.
There are currently 176 active listings for condos on Pensacola Beach. That’s a lot less than the 279 active listings 2 years ago. Things are starting to normalize a little.
Related articles:
Pensacola Real Estate Market Data – October 2007
The Improving Pensacola Real Estate Market
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Pensacola Beach Water Quality Scores A Great Rating
August 2nd, 2008 Categories: Local Stories, Pensacola Beach
The Natural Resources Defense Council issued its 18th annual report on beach water quality, “Testing the Waters: A Guide to Water Quality at Vacation Beaches.”
Overall, our nation’s beaches are not doing well, but the main swimming area of Pensacola Beach known as Casino Beach received a 3-star rating. This designates it as one of the cleanest beaches in the nation, as far as pollution and bacterial content in the water.
In the photo below, you can see the crystal clear beautiful waters of Pensacola Beach, looking west from the Pensacola Beach Fishing Pier.
While a 5-star rating is possible, 5-star ratings are only given to beaches where the water is tested more than once per week. Casino Beach is tested weekly. And every test showed that the water on Pensacola Beach met EPA standards.
The full report can be viewed in PDF format at the Natural Resources Defense Council.
Fortunately, there is no stormwater runoff, or sewage runoff into the waters of Pensacola Beach. Rain water generally just puddles on the beach and soaks in, or is drained from the roads into Santa Rosa Sound. This keeps the Gulf side of Pensacola Beach nice and clean.
However, Quietwater Beach wasn’t as clean as Casino Beach. There were nine weeks in 2007 when the water quality was so poor that beach advisories had to be issued.
This is unfortunate, especially for families. Many parents like to take their young children to Quietwater Beach to avoid the dangerous wave action of the gulf, hence the name Quietwater. You also see a lot more boats and jet skis around Quietwater Beach.
When comparing Pensacola to other areas of the country, we are doing quite well. The beaches on the California coast can be scary at times. I remember reading a report from local professional surfer Sterling Spencer that he was sick for days from surfing in the waters of California. We are truly blessed to have such beautiful, clean and uncrowded beaches.
Now if we could just get ECUA to get our water quality improved.
Related Articles On Pensacola Real Estate News:
Could Pensacola Beach Be Facing A Tourism Disaster?
The Crimson Tide Rolls Onto Pensacola Beach
Many thanks to the Pensacola Beach Blogger for bringing this story to my attention (along with many other great local stories)
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Pensacola Real Estate Beach Market Report For The First Half Of 2008
July 20th, 2008 Categories: Pensacola Beach, Pensacola Market Data, Perdido Key
Pensacola Market Data For Residential Properties
On Pensacola Beach And Perdido Key Florida
January – June 2008
The numbers in the table show the Pensacola real estate sales on the beaches for the first 6 months of 2008.
As of the writing of this report there are 11 Perdido Key Condo sales Pending and 6 Pensacola Beach Condo sales Pending. The total number of homes and condos for sale on the beach has not increased since January, so we are holding steady on inventory in the mid 700s.
The table above just gives a snapshot of the market at this time, which does not really tell a story. The table below is much more interesting.
Pensacola Market Data For Beach Homes and Condos
On Pensacola Beach And Perdido Key
For the First 6 Months Of Each Year
Be aware that the numbers showin in the table are only for the 1st 6 months of each of the years listed. This was the only way to make a good comparison to 2008. At the end of 2008 I can give you a full years worth of data on the beach real estate report.
What we can see in this table is the way the real estate markets on the beaches have moved since 2000. Here are some observations:
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If you purchased beach real estate from 2000 to 2004, you are doing well as far as the value of your investment
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2002-2004 were the hottest years as far as beach real estate sales volume. During this period, the beach homes and condos were much more affordable and we saw sales from 180 to almost 300 units.
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2005-2007 saw decreasing sales and increasing days on market as prices rose sharply.
Now in 2008 we see sales up just a little above the 2007 levels and prices holding steady. Many Pensacola real estate agents believe that prices on the beaches have pretty much bottomed out. I will provide future reports on the beaches and we’ll see if that is indeed true.
- The table shows real estate market data for Pensacola condos and residential homes on the beaches.
- Vacant land or lots are not included.
- The numbers above are created using data from the Pensacola MLS and are deemed reliable but not guaranteed
Click on Pensacola Real Estate News for a list of articles indexed by category.
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