A hospitable community where arts and aviation meet
Pensacola is often considered a hidden gem, with surprising contrasts. It’s the westernmost city on the Panhandle, near the Alabama border, and is filled with postcard-worthy scenes. Emerald-green waters and white sands are pleasing to the eye, while further out towards the suburbs there are vast stands of pine trees. Sunny days fill out the calendar year, but frequent rain showers also paint the streets. There are dashes of Spanish history throughout, plus lots of seafood restaurants. Navy jets fly overhead, and murals decorate city walls, adding a modern touch.
The metro area boasts 500,000 citizens, although in the city proper that number is closer to 55,000. The median age is 42, but with Florida’s lack of state income tax, it’s not uncommon to find retirees here. Banking, healthcare, military and energy are top sectors, giving a competitive edge to Pensacola — tourism is not the sole industry. In 2024, a Danish urban planning firm will create a strategic plan for the city, with three areas of focus: developing the waterfront, sustaining the local economy and improving quality of life over the next decade.
With over 220 days of sunshine a year, staying outdoors is part of daily life. The Gulf Islands National Seashore is the largest federally protected seashore in the country. Downtown, fans gather at a minor league baseball stadium to cheer on the Blue Wahoos under blue skies. Indeed, the area is infused with activity: Pensacola International Airport is the state’s second-busiest airport, just behind the airport in Jacksonville. For drivers, the average commute time is 20 minutes.
When thinking of Pensacola, most people think of the sugar white beaches and emerald waters.
The Naval Air Station in Pensacola is home to the beloved Blue Angels.
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Pastel cottages and Craftsman homes in the $200,000s
One of the incentives drawing people to Pensacola over other nearby coastal towns is the cost of living, which is 5% lower than the state average and 4% lower than the national average. The sheer diversity of living arrangements also appeals to homebuyers. One can live in a suburban development, a golf course community or even a slightly rural stretch surrounded by acreage; and still, each of these is never too far removed from the amenities in Pensacola’s core.
Consistency in price, at least around the city proper, is another strength. At the bottom of the market, beachy pastel cottages sell at $150,000. In areas like South Pensacola , bungalows begin to appear around the $200,000 mark, as do ranch homes, offering more rooms, more square footage and midcentury vintage flair. Those in search of townhouses or just less yard maintenance will also find condo units beginning in this range. New construction from the 2020s, like white brick three-bedroom homes with Craftsman stylings, are available in the upper $200,000s. Prices rise for larger homes, as well as homes in prized locations, like Downtown Pensacola and on the water.
To capture those stunning views of the bay, Realtor Levi Fortner recommends a neighborhood called East Hill, located in Southeast Pensacola . Fortner heads up a team of Panhandle experts called The Fortner Team and says this area is enticing because, in addition to views, it speaks to Pensacola’s penchant for hospitable, southern culture. “It’s one of the most sought-after neighborhoods in Pensacola just because of the community aspect,” he says.
Condos and beach houses add a beachy laid-back vibe to Pensacola Beach.
The neighborhood of East Hill is a picturesque and quaint area of Pensacola.
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High-performing Escambia County schools
Pensacola is a part of the Escambia County School District, which earns an overall B grade on Niche. Students who attend one of the 40 primary and secondary schools serving Pensacola have access to high-performing institutions. They’re known for producing some of the highest standardized test scores in the state. In 2023, two local seniors earned the highest possible ACT composite score — a rare moment achieved by only 3,000 out of 1.3 million students who took the exam. The city also has a popular magnet school, the West Florida High School of Advanced Technology. On the higher education front, Pensacola State College sits in Ferry Pass , next door to the airport, and it offers over 100 programs. The University of West Florida is just another 6 miles north of there and is attended by both graduate and undergraduate students.
Pensacola High School proudly serves Pensacola Beach.
A. K Sutter Elementary is a great school in Pensacola, FL.
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Pensacola Beach attracts locals and visitors
Pensacola Beach and the nearby Gulf Islands National Seashore draw locals and visitors. Whether it’s biking, snorkeling or collecting seashells, locals find many ways to hang around the white sands and clear waters.
But further inland, public spaces reveal Pensacola’s deep history. Plaza Ferdinand once served as the town’s central gathering spot during the Colonial era. A replica of a fountain from Seville, Spain, stands here. Visitors can also observe a bust of Andrew Jackson, who once served as Territorial Governor. Today, the beautifully shaded plaza is flanked by artistic institutions, like the Pensacola Saenger Theater.
Beyond the city center, residents might choose to go tubing on the Blackwater River or hiking through Big Lagoon State Park.
The sandy beaches on the Gulf and boating on the Pensacola Sound draw people to Pensacola.
Pensacola locals love the outdoors, taking walks, riding bikes, and boating.
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Fresh Gulf of Mexico seafood
Pensacola is known for local restaurants serving fresh Gulf of Mexico seafood. Iconic shops like Joe Patti's downtown have been leading the "ocean to table" movement for nearly 100 years. But the restaurants downtown, concentrated on Palafox Street, offer many options, including upscale steakhouses and casual brunch spots.
Downtown Pensacola's many restaurants sit between local shops. National retailers are concentrated along Highway 90 near Fairfield Drive, and Cordova Mall offers more shopping and dining options.
What an amazing view from the deck at The Fish House near Downtown Pensacola.
Downtown Pensacola is a vibrant shopping and dining district.
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Downtown Pensacola's rich heritage
Local architecture offers eye candy, too, like the Grecian-inspired First National Bank, built near the turn of the 20th century. Downtown certainly has an identity, but a unique feature is that the skyline doesn’t loom over the beach. Most of the buildings are low rises, enhancing the leisurely, walkable southern atmosphere.
Museums are in abundance: The National Naval Aviation Museum, the Lighthouse and Maritime Museum and the Pensacola Museum of Art, to name a few. In fact, despite Pensacola not being a huge metropolis like Orlando or Miami, it has what’s considered the “top 5” in cultural amenities: an opera, ballet, symphony, art museum and theater.
Events are another way that culture stands out in Pensacola. Every fall, people come together at Foo Foo Fest for an astonishing 12 days, to celebrate live music and interactive art. The Pensacola Seafood Fest has a decades-long streak, and the Palafox Market is open every Saturday with over 100 local vendors – interrupted only by the annual Mardi Gras parade.
Residents and visitors can tour the Historic Pensacola Village, where past and present meet.
Meet up with friends at the Palafox Market in Pensacola.
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I-10 connects Pensacola to both coasts
Interstate 110 runs right into the heart of downtown, connecting major thoroughfares like Palafox Street, Cervantes Street and Chase Street—all trafficked by public buses. Chase Street leads to the Pensacola Bay Bridge, a common way to reach the beach. Route 98 runs along the south side of Pensacola, and residents can take this west to reach key destinations like the National Naval Aviation Museum and Big Lagoon State Park. Just north of Pensacola, I-10 connects the city with both the Atlanta and Pacific coasts.
Pensacola International Airport, located northeast of downtown, offers nonstop flights to 9 major U.S. cities. Downtown Pensacola is known for being a highly walkable area.
Environmental factors and Crime Stats
Industrial mills, landfills and sewage plants have been polluting the City of Pensacola for decades. The Main Street Wastewater Treatment Plant was shut down in 2011 after dumping toxins into the soil, the Bay and the city’s main water supply for nearly 90 years. On top of this, Escambia County is home to six superfund sites, three of which are in Pensacola’s city limits. Though these sites center around the downtown district, pollution impacts all of Pensacola. Frequent hurricanes and tropical storms cause flooding, which then distributes toxins to the waterways further inland.
The city reports spending over $33 million on stormwater projects since the mid-2010s. Still, the U.S. Department of Environmental Protection still estimates that about 35 million pounds of toxins are released here each year. Out of 893 metropolitan areas, Pensacola currently ranks as the twelfth most toxic city in the country.
According to year-over-year crime data from the Pensacola Police Department, crime rates declined in 2024. There were 202 violent crimes in 2024, compared to 237 in 2023. Property crimes also decreased, from 1,032 in 2023 to 880 in 2024. It should be noted that both year-over-year crime reports only reflect data from January 1 through September 30. Crimes committed from October 1 to December 31 are unaccounted for by the Pensacola Police Department.
My mission is to serve my clients in a way that offers them the best real estate experience possible. As a Broker Associate with EXP Realty, I have served the Pensacola Bay Area of Florida, for many years. I specialize in the Nature Trail and Marcus Pointe neighborhoods, along with all surrounding areas. If you appreciate the qualities of Integrity, Experience, Service, Profitability, and Community, I would love to work with you. Call me today for your complementary consultation!
Disclaimer: Certain information contained herein is derived from information provided by parties other than Homes.com. Our sources include: Accuweather, Public Records and Neustar. All information provided is deemed reliable, but is not guaranteed to be accurate and should be independently verified.
