NW Florida's Business Climate Magazine, April 2026

Business Climate NW Florida’s

The Annual Real Estate Issue 2026

NEW REAL ESTATE DEVELOPMENTS NORTHWEST FLORIDA'S RESIDENTIAL GROWTH

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Meet the Team

Contents 12 Home Is Where the Heart Is Pensacola Habitat for Humanity expands access to affordable homeownership 17 A Market Stepping Into the Spotlight Levin Rinke Realty President Carlo Siracusa, provides an overview of Northwest Florida residential real estate momentum in 2026 and beyond

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20 Pensacola's Living History A look at efforts to restore and preserve historic properties in downtown Pensacola 26 Get Mortgage Ready A breakdown of mortgage basics for a seamless home-buying experience 29 What's New in Developments A surge of residential developments have broken ground, or are slated to break ground in the coming year. Here's a look at what's new in Escambia and Santa Rosa counties.

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ON THE COVER: Rendering of the Tristan Residences in downtown Pensacola's East Garden District. Courtesy of Catalyst HRE

8 | NWFL’s Business Climate

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Editor’s Note

It’s no exaggeration to say that Northwest Florida’s growth over the past decade has been one of historic proportions. That momentum continues today at a remarkable pace, and is most visible in the surge of residential developments transforming Escambia and Santa Rosa counties. In 2025 alone, Escambia County approved more than 50 residential projects, bringing over 3,500 new homes, apartments and townhomes to the area. As we move through 2026, that momentum shows no signs of slowing. From large-scale master-planned communities to thoughtfully designed infill and redevelopment projects, Northwest Florida’s housing market reflects both the scale and diversity of growing demand. Escambia County remains a major driver of this growth. Areas such as Cantonment and Beulah continue to evolve rapidly, with large-scale mixeduse communities introducing thousands of new homes along with retail and lifestyle components, transforming these once-rural areas into thriving residential corridors. Meanwhile, projects like the updated OLF-8 master plan in Beulah point to a long-term vision for more walkable, mixed-use communities that seamlessly blend residential living with jobs, retail and public gathering spaces. At the same time, new developments and ongoing revitalization efforts are reshaping downtown Pensacola. Projects such as The Romero—a 282-unit upscale apartment community under construction near Community Maritime Park—the ever-evolving Hawkshaw redevelopment and the planned Rhythm Loft apartments at the Maritime Park are adding density, vibrancy and new housing options to the city’s urban core. In Santa Rosa County, transformative developments like Pace Commons, a multi-phase subdivision community with more than 1,000 homes, and Parkland Place North, a nearly 500-acre mixed-use project with approximately 1,500 new homes, are helping define the next phase of growth. Meanwhile, projects such as Baxley Point, which will add more than 600 homes in Milton, along with continued expansion in communities like Lakes of Woodbine and Sentinel Ridge, are evidence of just how rapidly residential development is accelerating across Pace and Milton.

OWNER | PUBLISHER Malcolm Ballinger malcolm@ballingerpublishing.com EDITORIAL & CREATIVE DIRECTOR Kelly Oden kelly@ballingerpublishing.com ART DIRECTOR Ian Lett ian@ballingerpublishing.com GRAPHIC DESIGNER | AD COORDINATOR Ryan Dugger advertise@ballingerpublishing.com EDITOR Morgan Cole morgan@ballingerpublishing.com ASSISTANT EDITOR Dawn Gresko dawn@ballingerpublishing.com EDITORIAL INTERN Nic Fenger CONTRIBUTING WRITERS Carlo Siracusa Angela Lane SALES + MARKETING Maggie Banks, Account Executive maggie@ballingerpublishing.com Jaami Clement, Account Executive jaami@ballingerpublishing.com PUBLISHED BY BALLINGER PUBLISHING:

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As Northwest Florida’s population continues to grow, so does the need for thoughtful, long-term planning. Investments in infrastructure, roadways, schools and public services play a critical role in supporting this growth while helping ensure the region’s quality of life keeps pace with its growth. In the following pages, we take a closer look at some of the major residential developments driving this transformation, as our region continues to attract new residents, investment and opportunity. As always, we hope you enjoy the issue,

21 E. GARDEN ST., STE. 205 PENSACOLA, FL 32502 NW Florida’s Business Climate Magazine and Pensacola Magazine is locally owned and operated. All Rights Reserved. Reproduction or use of the contents herein is prohibited without written permission from the publisher. Comments and opinions expressed in this magazine represent the personal views of the individuals to whom they are attributed and/or the person identified as the author of the article, and they are not necessarily those of the publisher. This magazine accepts no responsibility for these opinions. The publisher reserves the right to edit all manuscripts. All advertising information is the responsibility of the individual advertiser. Appearance in this magazine does not necessarily reflect endorsement of any products or services by Ballinger Publishing. © 2026

10 | NWFL’s Business Climate

Escambia & Santa Rosa

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Home Is Where the Heart Is

Pensacola Habitat for Humanity Expands Access to Homeownership By Nic Fenger

A

s the cost of living climbs nationwide, many Floridians are finding it increasingly difficult to secure and finance new homes in today’s competitive market. Even as new residential developments continue to rise across Northwest Florida, ensuring these new homes remain attainable for local residents is more important than ever. Pensacola Habitat for Humanity (Pensacola Habitat) is one organization working to meet that need. “Five or six years ago, it would take a family making the average median income 3.5 times that income to purchase an average-priced home in Pensacola,” Habitat President and CEO Sam Young explained. “Now, it requires about 4.8 times the median income to purchase the average-priced home. So, you can see that it has become increasingly difficult, and families that would have qualified for a mortgage five years ago can no longer qualify for a mortgage amount necessary to purchase just an average-priced home in this market.” Pensacola Habitat was established in 1981 and has grown into the eighth largest of the 1,000 Habitat organizations in the country. This nonprofit organization has not only constructed 17,000 new homes across Escambia and Santa Rosa counties but also helps homeowners maintain and finance new homes. Pensacola Habitat has 12 | NWFL’s Business Climate

created groundbreaking initiatives to both improve home affordability and expand homeowner knowledge. “While we were traditionally just a homebuilder for affordable homes, we have grown into what we refer to as a home ownership solution organization,” Young said. “Meaning the families that we serve now expand from those folks who are in a rental situation to people who are in that missing middle where they don't they make too much to qualify for a Pensacola Habitat home but don't make enough to go out on the open market and purchase a home on their own.” Beyond building new homes, Pensacola Habitat also helps equip future homeowners with the financial knowledge and long-term stability needed to succeed in homeownership. As a HUD-certified counseling agency, the organization also develops innovative strategies to reduce housing costs and advocates for policies that support local homeowners. In accordance with these goals and values, Pensacola Habitat is offering several programs to help people realize their dreams of homeownership: the Northwest Florida Community Land Trust (CLT), the Homebuyer Program, neighborhood programs, rental properties and marketrate homes.

The Northwest Florida Community Land Trust The Northwest Florida Community Land Trust (CLT), created by Pensacola Habitat in 2023, is most helpful for those with lower incomes. Through this share-equity model, the CLT sells the home to buyers via a ground lease. A homeowner can purchase and own the home while the CLT keeps ownership of the land. This separation of homeownership and landownership allows people to buy homes at reasonable prices within their spending range. This practice also allows the price of the home to remain consistently affordable for future generations of homeowners. Pensacola Habitat’s most recent partnerships are helping to direct traffic to the CLT. Through the Home for Good Program, Levin Rinke’s agents are working to refer aspiring homeowners who cannot purchase a home on traditional markets to Pensacola Habitat’s land trust.

Basic eligibility requirements for Blueprint to Homeownership include: • Must be at least 18 years of age and a U.S. citizen • Income below or at 80% AMI (area median income) • Minimum preapproval mortgage of $180,000 • Provide $3,500 down payment at closing The CLT applies to aspiring homeowners in Escambia and Santa Rosa counties. Benefits of utilizing the CLT include lower homeownership costs; increased housing security, including security from eviction; permanent affordable housing and opportunities for building equity through homeownership. In order to qualify for the CLT, individuals must meet the following criteria: • Individuals must be at least 18 years of age and a U.S. citizen • Have 12 months of current employment, having lived or worked in either county for at least one year

“It's a win-win for everybody,” Young said. “Levin Rinke gets • $30,000 annual income in Escambia County, or $35,000 to help people that they would not otherwise be able to annual income in Santa Rosa County help, and we get to increase our homebuyer pipeline with referrals from 400 realtors out in the open market.” Another CLT-related program is the Blueprint to Homeownership program. In partnership with the Home Builders Association (HBA) of West Florida and the City of Pensacola, Pensacola Habitat put three new homes up for purchase on city-donated land. Although all homebuyers interested in these homes must attend an eight-hour Pre-Purchase Homebuyer Workshop, for this program, they are not required to complete sweat equity or other requirements like background checks. A limited-time program, Blueprint to Homeownership has already sold two of its three new homes. One home at 2300 West Jackson Street is still available for applications approved on a first-come, first-served basis.

The Homebuyer’s Program

Alternatively, the organization encourages families or individuals making a steady income to leverage the Homebuyer Program, Pensacola Habitat’s flagship homeownership program. As part of this program, aspiring homeowners become active participants in their journeys to ownership with hands-on involvement in helping build a home. “They provide 100 hours of sweat equity on either their home or another colleague's home that is being built,” Young explained. “They go through an educational curriculum, and we help them identify and secure subsidies that we have access to which will bring down the cost of that home for them. They will qualify for a mortgage, but a mortgage that 13

is much less than what it would take to purchase a home on the open market. Then, we get them to close, and, at the end of that process, they will completely own a home.”

“They need to be a first-time home buyer,” Young clarified. “All that means is they can't have owned a home for the last two years. They need to have a stable income and have been employed for a minimum of two years. They need a credit score of at least 620, and they have to income-qualify. And, depending on the family size, that income that would qualify them for the Homebuyer’s Program would vary based on the number of folks in the family. But, for a single person, the maximum they can make is around $60,000.”

This process cultivates an intimate connection with homes and a knowledge of proper home financial management. Through sweat equity, homebuyers work side-by-side with volunteers to build a home from the framing to the furnishing. Through the financial classes, homeowners acquire essential skills for navigating the financial maintenance of a home—budgeting, home maintenance, financial planning and more. There are few better ways for Other requirements for this program include being a U.S. new Pensacola homeowners to prepare for homeownership citizen of at least 18 years of age and having an unmarried than utilizing the Homebuyer’s Program. or married but not separated relationship status.

Alternative Housing Options Other avenues for finding a home through Pensacola Habitat are neighborhoods and rental properties. Plus, market-rate homes are on the horizon—with listings to be announced when available on the organization’s website. Pensacola Habitat’s neighborhoods provide homeowners with the opportunity to not only secure a home but also join a community. Hancock Meadows, the most recently constructed neighborhood, has 33 homes with floor plans that include two to four bedrooms per house. Other amenities include attached garages, impact windows and Moen plumbing. This community will also feature a community park thanks to Pensacola Habitat’s partnership with PenAir Credit Union. To learn about the requirements for applying to live in Hancock Meadows or other Habitat neighborhoods, visit pensacolahabitat.org/requirements. Rental properties are also available, providing a more flexible and even lower-cost option for those who are not quite ready for full homeownership. All rental properties 14 | NWFL’s Business Climate

come with floor plans with three to four bedrooms and one to two bathrooms, and the property owner handles most maintenance responsibilities. For more information on application and eligibility for Habitat’s rental homes, visit pensacolahabitat.org/rentals.

Volunteering and Other Support However, purchasing or renting a home through Pensacola Habitat’s programs isn’t the only way to support the organization. “We have tens of thousands of hours a year that the volunteers come out and help build homes, support us at the ReStore and support us and our administrative offices,” Young said. “The volunteer component of our mission has never been greater, and the commitment and passion that they demonstrate each and every day is remarkable. We would not be able to do what we do without that volunteer support.” Volunteer opportunities are available for anyone of at least 16 years of age to sign up for on Pensacola Habitat’s website. Opportunities in Pensacola are divided into three groups: construction, ReStore and the community development program. For construction, no prior experience is required to be able to help. Slots are available for both framing and, occasionally, landscaping. The team at ReStore distributes donated furniture and home supplies to new homeowners. Volunteers in this group work in flexible four-hour time blocks, completing tasks like donation processing and furniture restoration. However, the organization also encourages volunteers with special skills like experience in demolition or collectible evaluation to lend their talents to this work.

Meanwhile, community development involves repairing and rehabilitating damaged or dilapidated homes, especially homes of senior and disabled citizens and homes impacted by natural disasters. Projects include painting, installing accommodative structures for handicapped homeowners and cleaning up neighborhoods. To learn more about these volunteer opportunities or apply, email volunteer@pensacolahabitat.org. You can also support the organization by donating items such as stocks, land, vehicles, or home goods. Additional details are available on Pensacola Habitat’s donation webpage Thanks to the efforts of Pensacola Habitat for Humanity, the dream of homeownership in Pensacola is becoming a more achievable reality for the working class. The organization built 53 new homes for 53 families last year, with the organization’s counseling programs, rental homes and ReStore donations making even more positive impacts. Supporting initiatives of organizations like Pensacola Habitat ensures that more Floridians can afford homes and grow fulfilling lives. “We're going to build nine beautiful homes on the former Malcolm Yonge property,” Young said. “We have lots scattered all over Escambia and Santa Rosa County you can select from. So, if you're looking for a home, do not discount the advantages of working with Pensacola Habitat to find your solution.” To get involved with or learn more about Pensacola Habitat for Humanity and their affordable housing programs, visit pensacolahabitat.org or call (850) 434-5456. Those interested can also follow @PensacolaHabitatforHumanity on Facebook and @pensacolahabitat on Instagram for updates on the latest programs, volunteer opportunities and important news. 15

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A Market Stepping Into the Spotlight Pensacola’s Residential Real Estate Momentum in 2026 and Beyond

By Carlo Siracusa, President of Levin Rinke Realty For many years, Pensacola has quietly built one of the most compelling real estate markets in Northwest Florida and along the Gulf Coast. Long admired by locals for its coastal beauty, military presence and exceptional quality of life, the region has often been referred to as Florida’s “best-kept secret.”

remote professionals are increasingly discovering Northwest Florida as an alternative to the crowded and expensive cities they once called home.

Northwest Florida offers something that is increasingly rare in today’s housing market: a coastal lifestyle paired with a manageable cost of living, strong job Today, that secret is rapidly getting out. growth and a sense of community that larger metropolitan areas often struggle Over the past several years, the Pensacola to maintain. metro area has experienced steady population growth, increasing investment With world-class white sand beaches, and a rising national profile. What was vibrant downtown districts and easy once primarily a regional destination is access to outdoor recreation, Pensacola now attracting attention from buyers, provides a lifestyle that appeals to developers and companies across buyers across multiple demographics. the country who recognize the unique Remote work has accelerated this trend, combination of lifestyle, affordability allowing professionals from across the and economic momentum that defines country to relocate without sacrificing this market. career opportunities.

Station Pensacola continues to provide economic stability and a consistent housing demand that supports the local real estate market.

Downtown Pensacola’s Transformation Downtown Pensacola has become one of the most exciting areas of growth in the region. Over the past decade, the city has invested heavily in revitalization initiatives that have reshaped the urban core into a thriving hub for dining, entertainment and residential living. New condominium developments, luxury residences, and mixed-use projects are bringing additional energy to the downtown market while attracting buyers who want to live within walking distance of restaurants, galleries, and waterfront parks.

From new residential developments to At the same time, the presence of transformative mixed-use projects and a military installations such as Naval Air growing corporate presence, Pensacola’s Conceptual image of Rhythm Lofts and Reverb by Hard Rock Hotel at Community real estate landscape is evolving quickly. Maritime Park. Courtesy of the City of Pensacola/Inspired Communities of Florida For both homeowners and investors, the coming years present a remarkable window of opportunity.

Population Growth and Lifestyle Demand One of the strongest drivers behind Pensacola’s housing demand is the ongoing migration of buyers from highercost markets. Families, retirees and 17

One of the most anticipated residential developments currently underway is The Tristan Residences, a luxury condominium project designed to elevate the standard of coastal living in downtown Pensacola. Developments like this reflect a growing demand for high-quality, amenity-driven residential communities that appeal to both primary residents and second-home buyers. These projects not only create new housing inventory but also strengthen Aerial view of Hotel Tristan and Tristan Residences. Courtesy of The Trash Group and The the long-term value of surrounding 1559 Collective neighborhoods by increasing demand In recent years, the area has attracted Waterfront homes, luxury condominiums for walkable urban living. increasing attention from companies and new high-end developments are seeking to relocate or expand operations. expanding the city ’s appeal among Major Developments Shaping Northwest Florida offers a favorable affluent buyers. As the area continues to the Future business climate, a skilled workforce and gain national visibility, the luxury market Beyond individual residential projects, a strategic location along the Gulf Coast is expected to play an even greater role Pensacola is also seeing large-scale that continues to appeal to employers in shaping overall property values. developments that will influence the across multiple industries. The demand for premium waterfront market for years to come. Major employers such as Navy Federal property remains particularly strong. One of the most significant initiatives Credit Union, one of the largest credit Limited inventory along Pensacola Bay under discussion is the Maritime Park unions in the world, continue to expand and the Gulf of Mexico continues to redevelopment , a transformative their presence in the Pensacola area. support long-term appreciation, making mixed-use project that could reshape Healthcare systems, aerospace and these properties attractive both as the city’s waterfront district. Plans for defense contractors, logistics companies lifestyle purchases and as investments. the project include hospitality, retail, and technology firms are also contributing commercial space and residential to the region’s job growth. The Outlook for Northwest Florida units that would further activate the For years, Pensacola has been considered downtown corridor and bring new As these organizations grow, they bring Northwest Florida’s best-kept secret. with them a wave of employees and economic energy to the region. Today, that secret is clearly out. professionals who require housing, Projects like Maritime Park demonstrate further fueling demand in the residential Buyers, investors, and companies from the confidence that developers and real estate market. across the country are discovering what investors have in Pensacola’s longresidents have known for decades: this Infrastructure improvements, airport term growth. is one of the most desirable coastal expansion and continued investment Across the broader Pensacola metro in the Port of Pensacola are also communities in America. area—including communities such as strengthening the region’s long-term With continued economic expansion, Gulf Breeze, Pace, Milton and Perdido economic outlook. These developments thoughtful development and a lifestyle Key—additional residential construction enhance Pensacola’s connectivity while that is difficult to replicate elsewhere, is helping meet the growing demand for making the area even more attractive to Pensacola’s residential real estate housing. Builders are responding with both investors and relocating buyers. market remains well positioned for a wide range of housing options, from sustained growth. entry-level homes to luxury waterfront Luxury Market Momentum properties, creating opportunities for The luxury segment of Pensacola’s real As Northwest Florida continues to buyers at multiple price points. estate market has also experienced attract new residents and investment, the Pensacola metro area stands notable growth in recent years. Economic Growth and ready to embrace the opportunities Historically, the Gulf Coast luxury market ahead—solidifying its reputation not Corporate Expansion Another major factor contributing to the has been concentrated in areas such as just as a hidden gem, but as one of strength of Pensacola’s housing market Destin and 30A. However, Pensacola the Gulf Coast’s most dynamic and is the region’s expanding economic base is increasingly attracting attention promising markets. across Northwest Florida and the greater from high-net-worth buyers seeking a more authentic and less crowded Gulf Coast corridor. coastal experience. 18 | NWFL’s Business Climate

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The Gilded Lady. Photo by Ashley Livingston Photography

Pensacola’s Living History By Dawn Gresko

The Significance of Historic Property Preservation

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ensacola has a remarkable past. As the first multi-year European settlement in the United States, our city contains many historically and archaeologically significant properties from all periods of its history. Because of Pensacola’s rich history, historic preservation has become a vital cause. Preservation efforts not only protect the city’s storied past and maintain its unique sense of place but also boost the local economy through tourism, increase property values and promote sustainability by reusing existing, high-quality materials. In fact, a study from University of Florida indicates economic impacts of historic preservation in Florida is $4.2 billion annually.

20 | NWFL’s Business Climate

Below we take a look at some of the more recent preservation and restoration efforts in Pensacola, specifically in downtown districts where some of our city’s oldest buildings reside. Some of the groups involved in protecting our city’s historical properties and landscapes include: The Architectural Review Board (ARB), UWF Historic Trust, Pensacola Heritage Foundation (PHF) and Pensacola Preservation Guild–a newer band of community members formed by Nannette Chandler, local builder and owner of Chandler and Company Construction, to implement effective preservation policy changes. To better understand Pensacola’s history, one should first look at the five historic districts located in downtown Pensacola: North Hill Preservation District; Old East Hill Preservation

District; Pensacola Historic District, centered around Seville Square and Zaragoza street; Palafox Historic Business District, stretching along Palafox Street from Wright to Main streets; and the Governmental Center District, south of Garden Street. Each of these districts has their own distinctive history and architectural character. “Historic buildings give a community identity and are the places people want to live, work and visit,” UWF Historic Trust Senior Director and Historic Preservationist Ross Pristera said. “Historic downtowns and neighborhoods have a human scale that is easier to walk and more enjoyable to explore. So much of our built world is filled with generic and cookie-cutter architecture. Older architecture is generally more interesting and filled with details and craftsmanship.”

“Historic buildings give a community identity and are the places people want to live, work and visit.”

-Ross Pristera

With the passage of the National Historic Preservation Act of 1966, Pensacola's preservation leaders and residents successfully lobbied for and eventually established the city's first preservation ordinance and district boundaries in 1968. Since then the City of Pensacola Architectural Review Board (ARB) has worked to evaluate all developments that affect the built environment within each of Pensacola's historic, preservation and aesthetic review districts.

The Architectural Review Board and Historic Property Protections The ARB protects historic and architectural integrity, requiring certificates of appropriateness for exterior alternation, renovations or demolitions within designated historic districts. They review building materials, styles and colors to maintain community standards focusing on the historic districts like North Hill and East Hill. The ARB operates under the City Planning & Zoning Division, which also offers a CRA (Community Redevelopment Agency) Design Studio for pre-application guidance on developments. Permits, approvals and local guidelines that need to be met to demolish a historic property depend on the location of the property. If in a historic district, such as North Hill Preservation District, Old East Hill Preservation District, Pensacola Historic District, Palafox Historic Business District, and the Governmental Center District, the owner submits an application to the ARB. The application will include two parts: the reason for demolition (condition, financial, new development, etc.) and the replacement plans for the property.

A history of the property and any significance or why the building was originally deemed significant is also submitted to the ARB. All of this information is evaluated in a public ARB meeting and the ARB members can ask questions to the applicant. The public can also make comments. A demolition can be approved if the building is determined to be in poor condition and beyond the point of rehabilitation. In a historic district, typically the review process is strict and every effort is made to save the property. Once a demolition is approved, the building cannot be demolished until replacement plans are approved and ready for permitting. Each district is different so this is the most general way the process works. Outside of the historic districts, an applicant must submit a demolition application. If the property is 50 years or older, the application gets flagged for further review. City of Pensacola staff will send Pristera, who is also an advisor to the ARB, the application with pictures and property appraiser information. He researches the property to see if it meets the National Register of Historic Places criteria A through D (described below). If it does, the application is sent to the ARB for review. If not, the application goes to the ARB architect for review who can agree with Pristera or send it to the ARB. If it is sent to the ARB, the public will have a chance to make comments and the applicant can further describe the condition or need to demolish the property. If deemed historic, the board can set a 90-day delay, with the goal that someone will try to buy the property or move the structure. For a property to be considered significant enough to avoid demolition, the first requirement is the building needs to be 50 years or older. Additionally, it can meet the

National Park Service standards of one or more of the following: A. Associated with events that have made a significant contribution to the broad patterns of history. B. Associated with the lives of persons significant in the city’s past. C. Embodies distinctive characteristics of a type, period, or method of construction; represents the work of a master; possesses high artistic values; or represents a significant/ distinguishable entity. D. Has yielded, or is likely to yield, information important to prehistory or history. In addition to ARB guidelines overseeing exterior changes to structures in the designated historic districts, including landscaping, accessory structures and signage, ensuring they meet aesthetic criteria, there are a number of local codes as well as incentives in place to protect our historic properties: • City of Pensacola Land Development (LDC) code governs property use and development with updates focusing on enhancing historic preservation and preventing the demolition of historic properties. • Municipal code section 12-2-10 specifically protects historic districts such as North Hill by providing guidelines for restoring, altering and demolishing structures. • The Florida Building Code, Existing Building Chapter 12 governs repairs and alterations to historic buildings. • Ad Valorem Tax Exemptions (Escambia County Code Sec. 90-178) offers tax exemptions for improvements to historic properties (up to 100 percent for public-use, non-profit/governmental) that are consistent with the Secretary of Interior’s Standards for Rehabilitation.

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The historic Fairnie Hill. Photo by Brent Badon

The Demolition of Fairnie Hill Fairnie Hill, a historic property located at 1182 E. Lakeview Ave. in East Hill, has renewed attention on the importance of historic preservation. The current home is slated for demolition to allow the lot to be subdivided, which would eliminate the last remaining large parcel from the original 20-acre Stoddart estate. The Stoddart estate was owned by Alexander Stoddart, who came to Pensacola around 1876, purchased large tracts of land and became an early developer in what is now East Hill. His contributions to Pensacola included improving road construction methods, paying for the construction of Lakeview Avenue and donating the land that would become Bayview Park. The current house at Fairnie Hill was added as a “showpiece” home built in 1940 for E.C. Work, a 1940s-era accountant for Pensacola lumber companies. Even without the connection to the overall Fairnie Hill property, the 1940’s home is historically significant in itself due to the architectural style, connection to E.C. Work and East Hill development. Fairnie Hill does meet criteria for placement on the National Register of Historic Places: This property was 22 | NWFL’s Business Climate

important to the development of East Hill and the creation of streets in this neighborhood (criteria A). The people associated with the property were important to the history of Pensacola (criteria B). The house has great architecture and is an example of a period when new products and technologies were being used in buildings (criteria C). However, Fairnie Hill is not on the register and there is no law protecting the home against this type of development activity. “East Hill has seen a dramatic rise in demolitions, which will eventually change the aesthetics of the neighborhood," Pristera said. “One thing people need to understand is the majority of demolitions are coming from developers who don’t live in the neighborhood. They have a short-term approach to neighborhood development, whereas an individual property owner would most likely be looking at the long-term stability of the neighborhood.”

review process to be, perhaps to focus primarily on demolitions and new construction instead of renovations. “It usually takes a surprising loss of a historic building to energize a group of people to pursue change,” Pristera said. “Maybe the demolition of Fairnie Hill will be that change for East Hill.” Although Nannette Chandler of Chandler and Company Construction requested a 60-day delay on Fairnie Hill’s demolition in order to consider options like buying the property to restore it, the asking price of $1.5 million for a reduced size of only 0.5 acres of the original 1.15-acre plot does not make a renovation feasible.

In February of 2026, an ARB meeting discussed options to better protect neighborhoods like East Hill, with the idea of creating smaller corridors or pocket districts as a start. However, it is up to the neighborhood and residents to communicate to City Council and staff on how strict they want the Photo by Brent Badon

"One thing people need to The Guild also assists homeowners understand is the majority of in maintaining and repairing their demolitions are coming from historic properties by connecting them developers who don’t live in with contractors experienced in the the neighborhood. They have specialized work these homes require. For those interested in purchasing a a short-term approach to fixer-upper and don’t know where to neighborhood development, start or what the process entails, the whereas an individual property Guild offers guidance and support as a consulting resource. owner would most likely be looking at the long-term The Preservation Guild has also stability of the neighborhood.” partnered with The Pensacola -Ross Pristera Chandler was hopeful to partner with a client to buy the entire estate, with the belief that the property offered a unique opportunity to maintain an architecturally significant structure while offering something that could have benefitted the East Hill community as a social club and small venue location. However, current owner and developer George Sitton was not willing to sell the estate in whole, and would only include the Fairnie house and a small part of the land. Since it is not a profitable investment, no public or private lender would fund the deal. Similar to how the outcry over the 2016 demolition of the John Sunday House sparked the ordinance creating a 60-day delay for community members to come forward and buy at-risk historic homes, it seems the impending demolition of the Fairnie Hill property has become another catalyst for citizens to take a firm stand about the changes they expect to see. Chandler is leading the charge for change with a new group called Pensacola Preservation Guild–an idea she had in mind long before the events of Fairnie Hall.

The Pensacola Preservation Guild The Pensacola Preservation Guild was founded by Chandler to identify historic homes at risk and mobilize neighbors to take action before demolition becomes inevitable.

Heritage Foundation (PHF), a nonprofit preservation entity, which has monthly guest lectures and specializes in historical education, bringing in the most active and contributing historians in the area. Residents can sign up on the PHF’s website to attend the lunch and lecture series offered monthly.

The PHF has also historically helped create Pensacola’s historic preservation districts, saved houses from demolition and brought them back to life, with examples like The Dorr House and Barkley House. In short, education and funding are key for preservation work, and the alliance between PHF and Pensacola Preservation Guild is already producing great results. “The Pensacola Preservation Guild is a great way to be involved with local preservation efforts,” Chandler said. “The Guild is also highly active to affect policy that shapes our community in a responsible way–one that considers our history, current needs and our future. Citizens can be involved by helping to locate homes that are at-risk, signing petitions to advance the preservation agenda and investing in the preservation work directly while earning monthly interest at a higher rate of return than most investments available on the market. Business owners and contractors can be involved by applying to work on the projects directly, negotiating the purchase of these properties and completing necessary design work for permitting. Businesses are also eligible to invest.”

Pensacola Preservation Guild held its first meeting on March 11 to discuss LDC responses to City Council and Planning Board members as well as Planning and Zoning officials. The meeting proposed tree policies that would emphasize the preservation of mature oaks and require zoning board approval for removal, increasing the percentage of protected trees on a site from 10% to 25%, and asking for a moratorium on large oak tree removal until the new LDC is ratified. In regards to the demolition of structures and aesthetic review, the meeting looked at including East Hill in the CRA overlay that other downtown districts already use to apply to new constructions and create architectural differences between adjacent homes to help combat “cookie cutter” houses. The meeting also proposed that existing structures pre-1970 be protected from demolition unless there are structural defects that cannot be cured, as well as requiring only normal building permits for repairs and color changes so homeowners do not need board review for these improvements. “In a broad view, historic homes that are maintained increase the value of our area,” Chandler explained. “People are drawn to their charm and thoughtful design. For Pensacola specifically, preservation draws tourists who want to see the architecture of the ‘First Settlement’ and thus stimulates our local economy. In a more active fashion, the larger houses we preserve become apartments and co-living spaces which are desperately needed in our area. They also serve as boutique stays for tourists and family members of our local residents and help educate people about our history.” Chandler has successfully restored historic buildings like The Gilded Lady in North Hill and has more projects in the works for downtown Pensacola ranging from the Lola Lee House to 211 W. Cervantes St. 23

The Gilded Lady. Photo by Ashley Livingston Photography

The Gilded Lady Located at 520 N. Spring St., this fully restored 1880s Victorian home in North Hill now operates as a boutique stay, featuring five carefully curated, adult-only suites. Each room tells a story through thoughtfully sourced details, from antique finds of 1898 publications and a 70-pound sewing machine to mantels and portraits. Phase two of The Gilded Lady will add a three-bedroom, three-bathroom accessory dwelling unit—the Vintage Bridal Cottage—set to debut in summer 2026.

211 W. Cervantes St. This one-of-a-kind, 7,500 square-foot historic home in North Hill was built in 1908. The City of Pensacola partnered with Chandler to obtain the property, allowing her to take over plans from the previous owner and agreeing to waive the code enforcement fine if

112 W. Cervantes St. Photo courtesy of Chandler & Co Construction

she completed the renovation and returned the house to the tax rolls. The home will be transformed into a total of six apartments, each featuring two bedrooms and two bathrooms. The renovation project is anticipated to be complete by the end of 2026. You can watch weekly progress update videos on Instagram @chandlercoconstruction.

The Lola Lee House The Lola Lee Home is a 133-yearold Second Empire-style house located in the heart of Old East Hill. Chandler partnered with Scott Sallis of Dalrymple Sallis to preserve the property. Unlike most of her projects, this historic home will be sold upon completion in fall 2026. The full restoration will include three large bedrooms with ensuite baths, an office or optional fourth bedroom, a kitchen with butler’s pantry and a walk-down basement.

While Chandler’s efforts show what one builder and business owner is doing to restore and protect the historic integrity of homes that might otherwise be lost, the biggest takeaway is that community involvement in preservation efforts is necessary to enact change. Any resident of Pensacola can look at the many non-profit organizations that focus on history and preservation, get involved with a neighborhood association and talk to elected officials about preservation. For further research on all properties in the historic districts, the UWF Historic Trust maintains an extensive collection of property files. These files also include early surveys of many neighborhoods, with some properties having detailed histories. In the Historic Trust Archive, there are more documents, such as photos, newspapers, maps and personal and business histories, that the public can use when researching a property. The best way to start researching is to contact the Archive staff at HParchives@uwf.edu, or visit historicpensacola.org. Preserving Pensacola’s historic and cultural sites helps safeguard not only the city’s heritage but also the economic vitality and quality of life for residents and visitors alike. More than 450 years after its founding, Pensacola remains a flourishing city with a thriving downtown and stunning natural landscape.

The Lola Lee House. Photo courtesy of Chandler & Co Construction 24 | NWFL’s Business Climate

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Get Mortgage Ready

A Smooth Purchase Begins with Mortgage Basics By Angela Lane

W

e are approaching the time of year when thoughts of house hunting begin to surface. Did all the time snuggled up together during our cold winter bring a need for more space for your family to light? Is all the spring cleanup required in your yard leaving you weary and ready for something with less maintenance? Have you been watching our area home prices continue to increase and realize it’s time to jump in and build your own real estate wealth? Whether it is your very first home purchase or your fourth, there are some important details to consider. A Big Aspect of the Mortgage Qualification Process is Credit. A review of your credit profile can assess necessary changes that may be helpful before house hunting. More times than I care to count, a buyer has fallen in love with “the one” and wants to do whatever it takes to make the home theirs, only to learn the work needed to their credit profile will take far longer than the seller wishes to 26 | NWFL’s Business Climate

wait. Here are some questions you can ask yourself now and discuss with your lender upfront to avoid missing out on the perfect home. Is your Credit Score Below Guidelines? Many clients worry that their credit isn’t worthy, but until it’s pulled, you will truly never really know. Let’s face it head on together. It’s best to have a full mortgage report generated and face any issues head on. Maybe things aren’t as big and scary as you think. You do not need to pay for expensive credit repair through a third-party company. We (along with many other wonderful local lenders) have a program that charges nothing to our clients that allows us to run a “what if” scenario to see what it will take to get you where you need to be. It is a very precise tool and can predict the improved score outcome as well as a timeline for taking specific actions ranging from reduction of balances to perhaps opening a new revolving account.

Do You Use Buy Now, Pay Later Accounts? These accounts, such as Klarna, Affirm, Afterpay and Sezzle to name just a few are increasing daily in popularity and usage. These payments will appear on your bank statements and will need to be included in your qualification as recurring debt and potentially reduce your purchase power. Be sure to discuss this upfront with your loan officer and if you know you are several months away from buying a home, pay all accounts in full for the time being to clean up your statements and save you less paperwork during the mortgage process. Do You Need to Pay Off or Pay Down Some Debt? The algorithms take your account usage into account, and you generate positive score benefits if you can hold your revolving credit balances at or below 30 percent of your high credit balance.

Other Helpful Tips If you feel buying a home is in the near future, here are a few tips to put into practice right away. Do not open any new accounts, do not have your credit pulled (no new inquiries other than your loan officer) do not close any accounts (yes, closing an account can lower your credit score in some scenarios) and the big one: DO NOT finance a new car (or boat, jet skis or recreational vehicle). It is best to wait until AFTER you receive the keys to your new home. Have You Determined Your Preferred Monthly Budget? What is the ideal amount you would like to spend on your house payment? If you are a first time homebuyer, are you aware that your monthly house payment includes not only the principal and interest on your mortgage but also a monthly portion of your annual homeowner’s insurance and annual property taxes and may also include monthly mortgage insurance? It is important to communicate to your loan officer what you are comfortable spending. Buttoning up the budget is a very important step that should be taken before touring homes. Knowing your budget up front helps your loan officer provide your Realtor with a targeted price point to start your search. Do You Have Funds Available for Your Purchase? Funds are required almost immediately after your offer is accepted by the seller. You will need to provide an earnest money deposit—commonly known as an EMD—to the closing attorney to hold during the contract period. This amount is reflected as a credit

towards the price of the home at closing. The amount varies, your Realtor will provide you with their best recommendation, but you should plan for about 1% of the price of the home. Next, your Realtor will provide recommendations for inspections. There are numerous inspections that can occur during the home purchase, some that are required (such as a home inspection completed by a licensed inspector along with a wind mitigation and four-point inspection required for obtaining homeowner’s insurance) and other inspections that may or may not apply to your transaction, such as a termite or septic inspection. Your Realtor will assist you in determining which of these may be necessary and can provide cost estimates for each of these inspections. The mortgage process will require an appraisal. This report varies based upon the home being purchased and the type of mortgage, but the cost can range between $600 to $900. • Closing Funds: It is always wise to estimate approximately 3% to 5% of the purchase price in addition to your down payment to cover closing costs. • Cash Reserves: Having cash reserves is helpful for a smooth approval process-demonstrating that you have the ability to save and have funds in the event of illness or job loss makes for a stronger mortgage application. Do You Have Income or Employment Challenges? Discussion with a local lender can avoid issues with variable or seasonal income and address requirements if you are self-employed. Do you have gaps in your employment history?

• Variable, seasonable or part-time income are all required to be averaged to arrive at the amount of monthly income available for qualification. Having a history for receipt of this type of income and probability of continuance are key factors. • Self-employed? This will require your loan office to obtain additional documentation, but again, history and continuance are important. • Changing employers is common and allowed but it is important to share with your loan officer if there is any gap between jobs. It is perfectly understandable to take time away from work to welcome a new family member or an illness or relocation to a new area. Your loan officer can help you determine if the explanation will meet program guidelines and help craft a letter for the underwriter to review. Stop Renting. Start Building Your Future. Home ownership puts control in your hands; you can customize and renovate to your family’s needs without needing approval from your landlord (but you should check with your spouse). Home Ownership allows you to build wealth, equity and stability instead of paying your landlord’s mortgage payment and allowing them to realize all the benefits. Real estate historically appreciates, equity will build and wealth will come. Don’t sit on the sidelines. Buy land, they are not making it anymore. Go get your piece of the American Dream!

About the Author Angela Lane is an Executive Mortgage Loan Officer with Southeast Mortgage. She joined Southeast Mortgage in June of 2017, and has worked in real estate lending for over 30 years. Angela is local to the Pensacola area, with an office in the heart of downtown. She and her family have called Pensacola home for over 20 years. Angela serves as a member of Impact100, Making Strides Against Breast Cancer and is a member of the Krewe of Merry Makers and Mystic Maids. 27

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People are not allowed to appear in photos; only pets. We can not accept copyrighted or professional photo submissions. Photos that do not follow these guidelines will not be eligible. By submitting a photo entry, you warrant and represent that your entry is your own original work created by you and that you own or otherwise control all of the rights to your entry materials. While there is no fee to enter, donations made to the Pensacola Humane Society would be greatly appreciated!

Outlying Fields (OLF-8) development rendering. Courtesy of Chad C. Henderson Enterprises.

What's New in Real Estate Developments By Morgan Cole

Northwest Florida’s residential growth continues to accelerate, with thousands of new housing units approved across Escambia and Santa Rosa counties throughout 2025 and into 2026. From large-scale master-planned communities in Beulah and Cantonment to ongoing expansion in Milton and Pace, the region is experiencing a steady wave of new residential developments. Across Santa Rosa County alone, hundreds of new construction homes are now entering the market, while developers are moving forward with master‑planned neighborhoods and luxury apartment projects designed to appeal to a wide range of buyers and renters. These projects—ranging from expansive planned communities and multi-phase subdivisions to new luxury apartment developments in downtown Pensacola—are helping meet rising demand while reshaping the area’s housing landscape. Here’s a look at some of the significant residential developments taking shape throughout Escambia and Santa Rosa counties in the year ahead.

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Escambia Co.

Habitat for Humanity Breaks Ground on Hancock Meadows In early April, Pensacola Habitat for Humanity broke ground on a new affordable housing development in Escambia County aimed at supporting military members and working families. The new subdivision, Hancock Meadows, will be located at the 300 block of Hancock Lane near Brown Barge Middle School. Once complete, the community will deliver 33 single-family homes, addressing the growing affordability gap faced by

Photo courtesy of Pensacola Habitat

local workforce households amid rising market prices. Six of the homes will also be set aside specifically for military members. The project has drawn financial backing from PenAir Credit Union, which contributed $120,000 to help advance the development. Construction is slated to begin in May, with a projected timeline of 12 to 18 months. For those interested in applying or for more information regarding the development, visit pensacolahabitat.org.

Escambia County Revises Deal for OLF-8 Property Outlying Fields (OLF-8) development rendering. Courtesy of Chad C. Henderson Enterprises.

In March, Escambia County approved a major revision to the development agreement for the OLF-8 property in Beulah, reshaping both the scope of the land sale and the project’s funding strategy. Originally, the county approved a $42.5 million deal for 540 acres with Tri-W Development and Chad C. Henderson Enterprises, envisioning “Outlying Fields,” a walkable, mixed-use town center with residential, retail, dining, job-generating spaces, parks and a health and wellness district. Under the updated agreement, the developers will purchase a reduced portion of the site, while the county retains approximately 171 acres designated for an Employment, Technology & Innovation (ETI) District. The goal is to attract higherwage jobs and strengthen eligibility for Triumph Gulf Coast infrastructure funding. The revision has generated both support and criticism. Some stakeholders argue it exceeds a typical amendment,

30 | NWFL’s Business Climate

while others say the shift is essential to secure external funding and enhance longterm feasibility. Former Triumph board member David Bear emphasized the importance of the public-private structure for job-creation funding, while FloridaWest CEO Chris Plate noted that public ownership could lower development costs and improve competitiveness. Developer Chad Henderson described the change as a strategic partnership, not a price reduction, maintaining the acreage remains part of a unified master plan. County Attorney Alison Rogers confirmed the county can proceed under home rule authority. The amendment reduces the sale by 171.5 acres and $14.07 million, bringing the total to $28.43 million, pending final approval.

New Developers Revive Plans for Hawkshaw Project

Conceptually approved in December 2025, the latest design marks a shift away from earlier mixeduse proposals to a fully residential development. Plans include a twolevel parking deck and a third-floor resort-style pool with views of both Veterans Memorial Park

Conceptual rendering of new Hawkshaw development. Courtesy of City of Pensacola

and Pensacola Bay. The project also introduces public-facing features such as co-working space and curated art displays, aimed at strengthening engagement with the surrounding downtown environment. To accommodate the updated design, the city’s Community

Redevelopment Agency approved an eighth amendment to the development agreement, formally allowing the building’s seven-story height after a prior amendment omitted the change. The revised agreement reinstates firm development deadlines, with the team targeting construction well ahead of

Rhythm Lofts and Reverb by Hard Rock Hotel. Courtesy of the City of Pensacola/Inspired Communities of Florida

Maritime Park Redevelopment The Dawson Group (dba Inspired Communities of Florida) and Corporate Contractors Inc. have unveiled a two-phase redevelopment poised to reshape downtown Pensacola’s waterfront. The initial phase centers on the 1.5-acre Lot 5, just north of Blue Wahoos

Stadium, anchored by a 147-key REVERB by Hard Rock® hotel. Amenities include a 7,000-squarefoot ballroom overlooking the stadium and Pensacola Bay, podcast and recording studios, co-working lounges, Rock Shop® retail, a rooftop pool and terrace and a full-

service restaurant. Interior spaces will function as a public-facing modern music museum featuring Hard Rock® memorabilia. The project also includes a 16-story, 247-unit apartment tower, with 40 percent of the units designated as attainable

Escambia Co.

After decades of false starts, downtown Pensacola’s long-vacant Hawkshaw site is moving toward redevelopment under a new development team and a refined vision. Alabama-based Halstead Contractors now leads the project after acquiring it from original developer Bob Montgomery and his partners. The revised plan calls for a 227-unit, sevenstory residential building at 50 S. Ninth Ave. in downtown Pensacola.

an October 2026 deadline. It also grants the city the option to repurchase the property at fair market value if deadlines are missed. Originally sold in 2017 for $1.6 million with plans for retail and condominiums, the site has undergone years of redesigns, delays and penalties before arriving at its current iteration. housing. Residential amenities span wellness and fitness facilities, co-working areas, and social spaces. A structured parking garage will support a 21,000-square-foot public plaza with seating, art, a stage and flexible event programming. A threestory stairway, inspired by Rome’s Spanish Steps, will link key areas and serve as a gathering space, alongside other pop-up retail opportunities. Phase two will redevelop the adjacent 3.02-acre Lot 4, extending pedestrian connectivity and activating the corridor to West Main Street. Groundbreaking is targeted for later this year, with completion expected in 2029. 31

Escambia Co.

The Romero renderings courtesy of Crest Residential.

treatment plant—once dubbed “Old Stinky”— marking the first project to break ground under the West Main Master Plan.

The Romero A large-scale development is taking shape in downtown Pensacola as construction continues on The Romero, a new 282-unit luxury apartment community located on a

long-vacant plot between Bruce Beach and Corrine Jones Park. Birminghambased developer Crest Residential is building on the western portion of the former ECUA wastewater

The Romero will offer 10 floor plans ranging from 612 to 1,393 square feet, with one-, two- and three-bedroom layouts. Planned amenities include a saltwater pool, outdoor entertainment and dining

areas, pickleball courts, a fenced dog park and a luxury pet spa. Crest Residential acquired 8 acres of the 19-acre property in February 2025 for $6.24 million. Apartments are not yet open for leasing, but pre-leasing is scheduled to begin in the coming months.

New Condo Proposed for Bayfront Parkway Local architect Brian Spencer, in partnership with Pensacola-based Quarter Portions LLC, has advanced plans to introduce new residential development along the Bayfront Parkway corridor. The team recently secured conceptual approval from the Pensacola Architectural Review Board (ARB) for a three-story condominium project at 627 East Government Street, within the city’s historic district. The site is currently occupied by a 1981 building that houses the Kerrigan Law Firm. The proposal, led by Quarter Portions LLC President Robert Kerrigan, calls for demolishing the existing structure and constructing a 34-foottall building featuring 10 32 | NWFL’s Business Climate

Bayfront Condos courtesy of City of Pensacola

one-bedroom units above a ground-level parking podium. Designed as single-floor flats, the project is intended to address a gap in downtown Pensacola’s housing supply, particularly for residents seeking smaller, centrally located homes near the waterfront and downtown amenities.

Under the conceptual approval, the design adheres to a three-story, 34-foot height limit with structured parking at ground level and residential units above. The project has faced scrutiny, however. Although initially approved by the ARB in September 2025, the Pensacola City Council

unanimously vacated that decision a month later, citing procedural issues tied to a variance request and returning it for further review. The move reset the process and underscored strong community interest.

Hotel Tristan & Tristan Residences

Tristan Residences service, and private dining, along with exclusive access to Hotel Tristan’s luxury offerings, including a fitness center, rooftop bar, housekeeping and more. The condos feature one- to three-bedroom floorplans ranging from 837 to 1,548 square feet, plus a signature penthouse occupying more than 1,700 square feet. The city approved conceptual designs for the project in June 2025, with groundbreaking taking place that fall. The Tristan Residences are expected to be completed alongside Hotel Tristan in late 2026.

Escambia Co.

Construction is underway on a new luxury condo development in downtown Pensacola’s East Garden District. The Tristan Residences will bring 25 high-end units to North Jefferson Street, adjacent to the under-construction Hotel Tristan, which is slated for completion later this year. Developed by Catalyst Real Estate (Chad Henderson) and The Trash Group, the five-story Tristan Residences will offer units starting at $488,000. Residents will enjoy full-service amenities such as valet, room

Blue Ridge Oaks Subdivision Northwest Pensacola is set to welcome a new residential community with the approval of the Blue Ridge Oaks Subdivision, a project that will add 23 single-family homes to the area. Approved by Escambia County in August 2025, the community will be located on an 8.65-acre parcel at 2700 Stratford Road, positioned at the corner of Stratford and Chellie roads with convenient proximity to Interstate 10. Project plans identify D&S Properties Inc.

Blue Ridge Oaks subdivision plat plan

as the property owner, while Coastal Homebuilders, Inc. is the listed developer for the project. Blue Ridge Oaks is expected to contribute residential growth to Northwest Pensacola, providing new housing opportunities in a well-connected and developing corridor.

33

Escambia Co.

Twin Hollows In August 2025, Escambia County approved development orders for the Twin Hollows subdivision, a new residential project set to introduce 61 single-family homes to Pensacola’s Myrtle Grove community. The development will span approximately 21.38 acres off Lillian Highway, adding more housing inventory to this growing area of West Pensacola. The subdivision’s design

includes two internal roadways—Hollows Road and Twin Hollows Drive—with Hollows Road serving as the primary access point by connecting Twin Hollows Drive directly to Lillian Highway. Twin Hollows, LLC, registered to Pelican Real Estate & Development, is listed as the owner of both the project and the parcel where the subdivision will be built. Twin Hollows subdivision plat plan

Legends at Pensacola

Legends at Pensacola approved site plan

Escambia County has approved development orders for Legends at Pensacola, a new multifamily apartment community planned for 951 Dogtrack Rd. in southwest Pensacola. The project will be developed on a nearly 23-acre site and will deliver 256 residential units across 13 three-story buildings, bringing a new addition to the area’s rental housing supply. Site plans also include 588 designated

parking spaces to accommodate residents and guests. In addition to residential buildings, the development will feature planned amenities, including a community clubhouse, swimming pool and more. Escambia County formally issued a development order for the project in April 2025, and the project is expected to break ground in the coming year.

Navy Crossing Nearly 400 residential units will be developed in southwest Escambia County as part of the Navy Crossing project located at 8485 W. Highway 98. The project is set to deliver a total of 390 housing units across a 74-acre site, featuring a mix of nine apartment buildings and 22

townhome buildings, greatly expanding the housing options in the area. Owned by 68V Navy Crossing Holdings LLC, which purchased the property in 2022 for $2,906,667, the development was initially proposed in May of 2024 and received final approval the following March. Navy Crossing approved site plan

34 | NWFL’s Business Climate

The Cove at Bella Terra. Courtesy of Lennar

Escambia Co. Cove at Bella Terra (Phase 2) In June 2025, Escambia County accepted the construction and preliminary plat plans for the next phase of the Cove at Bella Terra residential project. Developers are now set to move forward with phase 2 of the project, which will bring 177 new single-family homes to the Bella Terra subdivision located at 1400 N. Highway

29 in Cantonment. The project is part of the larger Bella Terra masterplanned community, which received approval in August 2024 for a 440-lot single-family subdivision to be developed in three phases. According to approved plans, the third and final phase is expected to include an additional 139 residential lots.

Brookhaven (Phase 4) Wildwood Estates Escambia County approved the final plat for the fourth phase of the ongoing Brookhaven project in June 2025, clearing the way for 193 additional lots in the developing subdivision. This marks the fourth and final phase of Brookhaven, which is one of three components within the broader Wildwood Estates Master Site Plan. Altogether, Brookhaven will bring 500 new lots

to the area. The master plan for Wildwood Estates includes more than 1,000 single-family lots across nine phases of development on approximately 777 acres located off Kingsfield Road and County Road 97 in Cantonment. Plans for Brookhaven Phase 4 were initially submitted in April 2025, with Escambia County issuing the official development order in June 2025.

Brookhaven at Wildwood Estates plat plan

35

Escambia Co.

Rendering of Ekos at Warrington. Courtesy of McDowell Housing Partners

spaces. The community will also feature a freestanding clubhouse with amenities such as a swimming pool, dog park and a dedicated play area. Access to the complex will be provided by a single driveway along Dogwood Drive.

at or below the Area Median Income. Half of the units reserved for lowincome households will be designated for local veterans experiencing homelessness. In partnership with Opening Doors Northwest Florida, the development will provide community services for those in need.

Developers will reserve 10% of units for extremely low-income households and 90% for households

The $41.9 million project is being developed by McDowell Housing Partners, who initially submitted plans

Ekos at Warrington West Pensacola is set to welcome a new affordable housing complex apartment community following the approval of the longanticipated Ekos at Warrington project. Planned for an approximately 7.72acre site on Dogwood Drive, the development will feature four three-story apartment buildings totaling 120 multi-family units, along with 190 designated parking

Hammocks Subdivision In June 2025, Escambia County approved a new subdivision in Northwest Pensacola that will add 99 single-family homes to the area. Located at 6700 Hurst Hammock Rd. near Navy Federal Credit Union, the development will span approximately 55.7 acres, with access provided by a single entrance and exit along Hurst Hammock Road. The project includes 36 | NWFL’s Business Climate

approved septic systems to help reduce overall development costs while supporting local infrastructure needs. Plans were initially submitted to Escambia County in early May 2025, and a development order was officially issued the following June, clearing the way for construction to move forward.

for the project back in July 2022, with revised proposals filed in 2024 and early 2025. Before being scaled down, earlier plans called for six buildings, 180 units and 281 parking spaces. Escambia County issued the official development order in June 2025, and developers expect to break ground on the project later this year. McDowell Housing Partners is the developer of the $41.9 million project.

Hope Drive Apartments The Hope Drive Apartments in Ensley received approval from Escambia County in September 2025 to transform a 0.63-acre vacant lot near Lincoln Park Elementary School into a four-story residential building. Located off West Hope Drive near Interstate 10, the development will

feature four apartments, each occupying an entire floor, along with an on-site parking lot. The project is led by Marine Corps veteran and Pensacola resident David Loveday, in partnership with Treasure Sun Properties LLC.

Escambia Co.

The Preserve at Russell Crossing. Courtesy of D.R. Horton

Preserve at Russell Crossing The Preserve at Russell Crossing, a single-family residential community by D.R. Horton, received final approval from Escambia County in June 2025. Located at 2404 Kingsport Avenue in Warrington, the development will transform a 9-acre site into a 24-lot subdivision near NAS Pensacola and Gulf Beach Highway. The community will feature one- and two-

story homes ranging from approximately 1,799 to 2,890 square feet, offering three to five bedrooms and two to four bathrooms starting at $375,000. Originally approved in February 2024 for 27 lots, the plan was later revised to 24. While some homes remain under construction, the community includes both build-ready options and quick move-in homes. Isabella subdivision plat plan

Cypress Hollow townhomes courtesy of Adams Homes

Isabella Subdivision

Cypress Hollow Cypress Hollow is a new townhome community that was approved by Escambia County in July 2025. Developers submitted plans on June 20, with final plans receiving approval at the end of July. Located at 1490 Lansing Drive in Northwest Pensacola, the

4.12-acre development will include 49 townhome lots situated between the Cedar Grove Townhomes and Commanders Cove subdivisions. Two internal roads, Cedar Grove Lane and Cedar Grove Road, will provide access to Lansing Drive.

Located at 13500 Johnson Beach Road in Perdido Key, the Isabella subdivision is laying the groundwork for dozens of new homes in the area. Approved by Escambia County in July 2025, the development will create 40 single-family lots on a 9.85-acre site.

A new road, Giovanna Way, will run through the community, connecting it to Perdido Key Drive. Developers first filed the project in June 2023 and resubmitted in mid-July 2025, with final approval granted a week later on July 23. 37

Escambia Co.

Rendering of 3161 Barrancas Avenue

Barrancas Ave Condominiums A little over a dozen upscale condominium units are planned for Barrancas Avenue as part of a multifamily development approved by Escambia County in October 2025. The Barrancas Ave Condominiums project will include 16 luxury condominium residences on a 1.1-acre parcel located at 3161 Barrancas Avenue.

The luxury housing project is headed by developer Jane Birdwell in partnership with Elite Construction, a firm based in Dallas, Texas. Sales are being handled by Scenic Sotheby’s International Realty. Each residence will offer 2,240 square feet of living space with estimated prices ranging from $1.1 to $1.3 million per unit.

Gaylen Oaks subdivision courtesy of D.R. Horton

Gaylen Oaks Final plans for the Gaylen Oaks subdivision were approved by Escambia County in late 2025, which will bring 20 new D.R. Horton homes to the Ensley area. Located at 9995 Holsberry Road near Nine Mile Road, Gaylen Oaks features single-family homes built by D.R. Horton that range from approximately 1,631 to 2,043 square feet, depending on the floorplan selection. One new road will be created named Bridle

38 | NWFL’s Business Climate

Way, which will connect the homes to Holsberry Road. The subdivision is being developed by Holsberry, Inc., and featuring homes built by D.R. Horton. Construction and preliminary plat plans for Gaylen Oaks were previously approved in December 2024, under the name Saddlehorn Subdivision. Homes in the Gaylen Oaks subdivision are currently on the market with prices starting in the low $300,00s.

A new subdivision named Sirens Cove was approved by Escambia County that will add dozens of new singlefamily homes to Northwest Pensacola. The developers behind the Sirens Cove project were approved to split a 17.47-acre site off of Blue Jay Way into 40 lots for single-family homes and the infrastructure needed to support the subdivision. Blue Jay Way will be extended Silverlake Trace approved plat plan

Escambia Co.

Sirens Cove

Sirens Cove preliminary plat plan

through the neighborhood and connected to a new street named Green Jay Grove. Developers initially submitted their plans to the county in March 2025, going back and forth with county officials in order to revise their proposal, which was approved in October 2025.

Silverlark Trace Silverlark Trace is a new 187-lot residential community approved by Escambia County in late 2025. Located on 55.7 acres near NAS Pensacola off Summerville Court, the project features a mix of 117 single-family homes

and 70 townhomes. The owner of the development is Cantonment-based Vickie Street Housing Inc., registered to Ryan Chavers of Chavers Construction. The Silverlark Trace subdivision is situated

southeast of the South Blue Angel Parkway and Dog Track Road intersection. Preliminary plans were accepted by the county in November, and construction plans were approved in December 2025.

Tower Ridge Estates preliminary plat plan

River Road Villas approved site plan

Tower Ridge Estates

River Road Villas

A new residential subdivision spanning 4.9 acres gained approval from Escambia County in December 2025, bringing more housing options to Northwest Pensacola. Located at 9720 Tower Ridge Road, the subdivision will feature 17 single-family home lots with a designated stormwater system managed by ECUA.

Tower Ridge Estates is a 17-lot single-family residential subdivision located at 9720 Tower Ridge Road in Northwest Pensacola, which received final plat approval from Escambia County in late 2025. Developed by Coastal Homebuilders Inc. on 4.9 acres, the project was approved to proceed in late 2025.

Approved by Escambia County in late 2025, River Road Villas is a new residential development planned for 14445 River Road in Perdido Key. Located along the

Intracoastal Waterway, the River Road Villas project will feature 29 three-story, multi-family units situated on approximately 6.52 acres.

39

BY THE NUMBERS A LOOK AT FEBRUARY’S MARKET HIGHLIGHTS

ESCAMBIA COUNTY $320K

Median Sale Price

Monthly Sales

80

683

Days on Market MARKET HIGHLIGHTS Combined sales totaled for 2026 stand at 1,237, representing a 10.9% increase from the same period in 2025.

Total sales for February 2026 were up 23.2% compared to January 2026, and up 22.1% from February 2025.

New residential listings decreased by 14.6%, and new condo listings decreased by 33.9% in February 2026 from February 2025.

Pending sales in February 2026 decreased by 6.5% over February 2025, but increased 4.3% from January 2026.

*Information courtesy of Pensacola Association of Realtors 40 | NWFL’s Business Climate

SANTA ROSA COUNTY $352K

Median Sale Price

Monthly Sales

92

308

Days on Market MARKET HIGHLIGHTS Total sales for February were up 18.9% compared to the same month last year.

A total of 308 homes sold in February this year, up from 259 in 2025.

On average, homes in Santa Rosa County sell after 92 days on the market, compared to 83 days in 2025.

*Based on Redfin calculations of home data from MLS and/or public records. 41

Santa Rosa Co.

Rendering of Santa Rosa County Courthouse courtesy of Bayou District Consulting

Old Milton Courthouse to be Reimagined Santa Rosa County is moving forward with plans to transform its historic courthouse in Milton into a landmark mixed-use development. In January, county commissioners unanimously selected Bayou District Consulting, in partnership with SMP Architecture, as the preferred developer for the 3.6-acre downtown site. The developer’s $1.4 million offer covers the vacated courthouse and surrounding property, with county staff authorized to enter negotiations to finalize the purchase and development agreement.

The proposed project emphasizes preserving the historic 1920s central core of the courthouse while introducing new residential, commercial and civic spaces. Three-story oneand two-bedroom walk-up apartment flats would line each side of the restored courthouse complex, complemented by fourstory mixed-use buildings along Willing Street oriented to river views. The plan also calls for the development of three-story row housing on Elmira and Oak streets. Phase one of the project would deliver a

Grove at Berryhill D.R. Horton is developing another 54-lot single-family home community on 17.55 acres at 5703 Clarity Street in Milton. The neighborhood will offer four- to fivebedroom floor plans with two to four bathrooms, ranging from approximately 1,774 to 3,113 square feet. Several homes are already listed as move-in ready, while others are available as to-be-built opportunities. Home prices range from 42 | NWFL’s Business Climate

total of 114 housing units, with phase two adding an additional 40 units contingent on developers acquiring two privatelyowned parcels and one city-owned block.

aligned with Milton’s Riverfront Master Plan, while alternative proposals would either reuse the 1960s courthouse wings for apartments or incorporate a rooftop restaurant and If the acquisitions go event space. Parking through, the total project garages, flood-conscious would entail 48 onebedroom units ranging from design, and pedestrianfriendly layouts are central 586 to 868 square feet, 87 two-bedroom units ranging to the development, positioning it as a catalytic from 1,029 to 1,084 square feet, a trio of three-bedroom anchor for downtown Milton’s revitalization. units at 1,440 square feet and 16 1,600-square-foot row houses. Developers also envision a waterfront city park and amphitheater The Grove at Berryhill courtesy of D.R. Horton

$325,000 to $530,000, and planned amenities include a community park, picnic area and more. Santa Rosa County accepted final plat plans for the Grove at Berryhill in May 2025, allowing the development to move forward more than a year after its initial plans were first approved. The owner and developer of the Grove at Berryhill is Berryhill Land Development Holdings LLC.

Santa Rosa Co.

Courtesy of Santa Rosa County District Schools

New Soundside High School Opens this Fall Construction continues on Santa Rosa County’s new Soundside High School as it prepares to welcome students for the first time in August. Located in Midway off Gulf Breeze Parkway, the new $110 million campus spans approximately 250,000 square feet on nearly 40 acres, and is designed as the district’s first three-story high school. Soundside High features a total of 78 classrooms, including two flex class spaces on the second and third floors. The campus also features a separate gymnasium and athletic fieldhouse connected to the main facility. Soundside

High is also home to an audiology lab that’s equipped with two booths that Santa Rosa District School teachers can utilize to evaluate students who are deaf or hearing impaired. The school’s athletic facilities include an already completed football stadium and field with artificial turf. The school will serve as home to a junior varsity football team and possibly a ninthgrade team, depending on enrollment. In addition to football, the school will also offer girls’ volleyball, soccer, track and field, boys and girls basketball, baseball, softball and boys weightlifting.

Deer Ridge courtesy of D.R. Horton

Soundside High will initially serve ninth and tenth grade students, with capacity for up to 1,800 students as additional grade levels are phased in. The plan calls for a phasein of 11th-grade classes in fall 2027 and 12thgrade classes in fall 2028. Attendance zones will draw students from both Gulf Breeze and Navarre high schools, helping relieve overcrowding in the

fast-growing South Santa Rosa area. Construction kicked off in 2023, and is expected to wrap up by the end of spring. The campus was designed by Pensacola-based DAG Architects, and the Morette Company is the general contractor for the project.

Deer Ridge Crossing Santa Rosa County approved final plat plans for Deer Ridge Crossing last May, a new singlefamily subdivision by D.R. Horton planned for Midway. The upscale community will feature 58 homesites across 46.5 acres off Bergren Road, a parcel also owned by D.R. Horton. The project includes

the development of two new roads—Chirping Cricket Court and Dove Nest Road. Homes in Deer Ridge Crossing will range from approximately 1,697 to 2,560 square feet and offer three- to five-bedroom floor plans, with prices in the upper $300,000s to the mid-$400,000s.

43

Santa Rosa Co.

Lakes of Woodbine master-planned community courtesy of D.R. Horton

Lakes of Woodbine (Phase III) Lakes of Woodbine Phase III marks the latest expansion of D.R. Horton’s master-planned community in Pace, adding 63 singlefamily home lots across 13.92 acres off Woodbine Road in Pace. Approved by Santa Rosa County in May 2025, this phase will be developed on an approximately 14-acre site at the southern end of the original community, supporting its continued growth in the Pace area. Homes will feature threeto five-bedroom floor

plans priced from the low $300,000s to the upper $400,000s, along with resort-style amenities including a pool, clubhouse, fitness center, playground and pickleball courts. This approval builds on earlier progress, as Phase II— consisting of 131 lots across roughly 34 acres—received final plat acceptance in February. Development on the Lakes of Woodbine project began in late 2023, and will ultimately include more than 700 homes across 240 acres.

Sentinel Ridge courtesy of DSLD Homes

44 | NWFL’s Business Climate

Sentinel Ridge (Phase II) Santa Rosa County approved plans in May 2025 for the latest phase of Sentinel Ridge, a growing single-family community by DSLD Homes located off the Pea Ridge Connector in Pace. Phase II is currently underway, adding a 72-lot subdivision on 18.8 acres of land adjacent to the original development, with newly completed and ready-to-build homes now available for sale, priced from $320,000 to $403,000. Available floor plans range from

approximately 1,500 to more than 2,300 square feet and include three- and four-bedroom layouts. This phase will also introduce three new streets—Adeline Circle, Sugarloaf Street and Turtle Dove Street. The community is planned to feature more than 300 homes across multiple phases, with more than 100 additional singlefamily lots recently approved. DB Sentinel Ridge, LLC is the listed owner and developer behind the project.

Baxley Point

Santa Rosa Co.

Milton is getting hundreds of new homes through a residential subdivision project with multiple phases of development. In September 2025, Santa Rosa County approved the construction plans for the Baxley Point Subdivision project to develop 607 single-family home lots across seven phases using approximately 322 acres of land off of Baxley Road in Milton. Nine new roads will be created for Baxley Point while existing streets like Maddox Road and Wilmar Avenue will be extended into it. The project’s construction plans list 68 Ventures LLC, based in Daphne, Ala. as the owner of the Baxley Point project.

Whisper Creek Village (Phase 4C) Santa Rosa County recently approved the next phase of development for Whisper Creek Village in Milton. This new phase of development will bring 105 new home lots to the community, adding to the growing number of already available homes in the Whisper Creek subdivision. Two new roads named Abercorn Street and Alcove Street will be created during this phase, while another pair of existing roads inside

Stonechase (Phase IV-A)

the subdivision, Sand Perch Street and Whisper Creek Boulevard, will be extended. According to the approved site plans, GC Whisper Creek, LLC is the listed owner/developer of the project.

Stonechase Classics Collection courtesy of Lennar

Pace is getting dozens of new homes through the next phase of the Stonechase residential subdivision development currently underway off of Quintette Road. Santa Rosa County approved part A of the fourth phase of development, which includes 80 new single-family home lots across approximately 19 acres of land. Two existing roads developed during previous phases, Buckthorn Circle and Laurel Creek Drive, will be extended into this section of the community during the phase. Santa Rosa County accepted the final plat plans for this phase of the Stonechase subdivision project in September 2025. According to property records, Millrose Properties Florida, LLC is the listed developer and owner of the project. 45

Santa Rosa Co. Blossom Grove courtesy of Adams Homes

Nichols Ridge A residential subdivision project named Nichols Ridge is set to bring dozens of new homes to Milton. The new subdivision will include 44 single-family home lots that will be located on the northeast corner of Nichols

Lake Road and State Road 87. Santa Rosa County accepted the preliminary plat plans for the Nichols Ridge project in August 2025. The listed owner of the project is Navarre-based Herbst Development Group LLC.

Sentinel Ridge (Phase 3) Pace will gain 100 new homes as part of the next phase of the Sentinel Ridge subdivision project. Approved by Santa Rosa County in October 2025, phase 3 of the Sentinel Ridge project will add 103 single-family home lots to the subdivision. The subdivision sits on a 102.6-acre

parcel along the Pea Ridge Connector, and will connect to Keyser Lane through Esterbrook Boulevard, which will provide motorists access onto U.S. Highway 90. The approved construction plans list DB Sentinel Ridge LLC as the owner of the project.

Blossom Grove Santa Rosa County approved final plat plans for the Blossom Grove subdivision project in October that will bring dozens of new homes to Milton. The new community will occupy 32 acres of land off Martin Road, and it will feature 56 single-family homes. Blossom Grove will have one access point onto Martin Road leading from a new road being constructed for the subdivision named Muscadine Way. Final plat

Shady Oaks Place

Kazmine Estate

Nearly five dozen homes are coming to Santa Rosa County as part of the Shady Oaks Place subdivision project. Approved by the county in November 2025, Shady Oaks will feature 56 single-family homes upon completion. The new community will be located off Warren

Milton is getting another single-family home community through the Kazmine Estate project. Santa Rosa County approved the new residential subdivision that will bring 25 single-family homes to a new subdivision being developed between Bass Lane and Hunter Street off of State Road 87. One new

46 | NWFL’s Business Climate

Road in Bagdad. County property records list Shady Oaks Place, LLC, registered to Ruth Esser, as the listed owner of the parcel and subdivision project. The Navarre-based LLC purchased the land from Olde City Developers, LLC, for $275,000 in October 2024.

plans for the project were approved by the county in September 2025. Homes in the Blossom Grove subdivision are being developed by Adams Homes. The first phase of homes are currently under construction with three- to five-bedroom floorplans ranging from 1,605 to 2,630 square feet. New homes in the Blossom Grove subdivision start at around $330,000 depending on the selected floor plan.

road, Kazmine Drive, will be created for the subdivision and it will connect the community to Bass Lane. Santa Rosa County accepted the preliminary plat plans for this subdivision project in August 2025. The owner of the project and the land is Eric Shaffer Contracting LLC, based in Pace.

NatureWalk at Pond Creek courtesy of Olson Land Partners

Santa Rosa Co.

NatureWalk at Pond Creek (Phase 3B) In June 2025, Santa Rosa County accepted the final plat plans for another ongoing subdivision project in Pace spanning nearly 600 acres named NatureWalk at Pond Creek. In June 2025, developers were granted approval for Phase 3-B of the project, which consists of an eight-

lot private subdivision on a nearly 55-acre site located off NatureWalk Drive. Each residential lot will occupy at least 5.5 acres of land, with the largest lot occupying approximately 8.44 acres. One road, South Timber Lane, will run through the subdivision connecting

it to NatureWalk Drive. The preliminary plat and construction plans for the phase were approved in February 2025. The final plat for Phase 3-A was accepted by the county in March 2025, which included the development of 42 lots, 20 new-platted lots and 22 existing lots

that they’re providing infrastructure for, across a 55.65-acre site. Lots in NatureWalk at Pond Creek range from two to 17 acres in size, and prospective residents can choose from available lots and floorplans at naturewalkliving.com.

Pace Commons (Phase 1) Santa Rosa County accepted the final plat plans for phase one of the Pace Commons project in June 2025 and its developer, Edwin Henry, is now moving forward with his vision to build another private subdivision near Avalon Boulevard in Milton. This phase of the project consists of developing 266 lots for single-family homes across a 321-acre parcel. The lots are currently under development northeast of the Bell Lane and

Sterling Way intersection. Plans for this multi-phase development include more than 1,000 new homes upon completion. Developed by Henry Company Homes, the Pace Commons project has raised significant local concerns regarding traffic congestion, infrastructure strain on schools and drainage, resulting in approved nighttime construction. Once complete, the gated subdivision will feature a variety of upscale

Pace Commons courtesy of Henry Company Homes

amenities, including a 3-acre park, community splashpad, playground, clubhouse and more. The first phase of completed homes features four-

bedroom floor plans with two to three bathrooms, ranging from 1,840 to 2,700 square feet, with prices starting in the upper $300k. 47

Santa Rosa Co.

Waterside at East Bay (Phase 1) Santa Rosa County recently approved final plat plans for the development of the first phase of Waterside at East Bay—a new multi-family development near East Bay Boulevard adjacent to the River Run subdivision in Gulf Breeze. The private subdivision is situated on two parcels totaling around 17.67 acres. Phase one will consist

Waterside at East Bay courtesy of D.R. Horton

of 47 single-family homes and stormwater infrastructure that will feature a private community pond and dock for residents to enjoy. Two privately maintained roads, Aqua Street and Wave Street, will be constructed as part of the subdivision. D.R. Horton is the listed developer for Waterside at East Bay.

Blackwater Reserve courtesy of D.R. Horton

Blackwater Reserve (Phase One-B) Santa Rosa County recently approved final plat plans for Phase One-B of Blackwater Reserve, part of a largescale residential development by D.R. Horton in Milton. The subdivision consists of single-family homes, with Phase 48 | NWFL’s Business Climate

One-B representing a portion of the initial phase located near the center of the site. Phase One spans 72 acres and is planned for up to 256 lots, with early estimates ranging from 165 singlefamily homes. The community features

both one- and twostory homes with multiple floor plans. Floor plans range from roughly 1,400 to 2,900 square feet, with home prices ranging from the high $200,000s to low $300,000 range. The neighborhood features a resort-

style amenity center, which includes a swimming pool, a lazy river, a splash pad and playground, a disc golf course and pickleball courts, with future expansion planned to the north and south.

Santa Rosa Co.

Ridge at Harvest Point courtesy of Lennar

Ridge at Harvest Point (Phase 1) Construction is underway on the first phase of a new 55-lot Lennar-developed community in Milton named the Ridge at Harvest Point. Santa Rosa County approved final plat plans for the new single-family subdivision in December 2025 after the property was previously rezoned

back in October, clearing the way for development. The Ridge at Harvest Point will feature three- to four-bedroom homes with floorplans ranging from 1,290 to 1,732 square feet. Homes are currently under construction, with prices starting from $260,000 to $295,000.

Parkland Place courtesy of Adams Homes

Emerald Ocean RV Park Emerald Ocean RV Park, approved in December, will bring a new hospitality option to the Midway community in Santa Rosa County. Planned for a 6.98acre site at 5214 Gulf Breeze

Parkway, the development will feature 62 RV pads and a 2,060-square-foot bathhouse. Plans also include a variety of on-site amenities that align with similar regional RV resorts.

Parkland Place North Parkland Place North is a large-scale residential and mixed-use community approved by Santa Rosa County in early 2026. Planned by Adams Homes on nearly 500 acres near Berryhill Road in Pace, the community will include approximately 1,500 single-family homes and 10 acres of commercial space, anchored by an 80,000-square-foot building designed for neighborhoodserving businesses. Homes will range from three to five bedrooms with floor plans between 1,500 and 3,105 square feet. Residents will

have access to resort-style amenities such as a pool, tennis courts, playground, dog park, nature trail and pickleball courts. Located between Berryhill Road and Willard Norris Road, the site was rezoned from agricultural rural residential to accommodate higherdensity development. Adams Homes, through its subsidiary Garden Street Communities, purchased the property from Jubilee Development Group in 2024 and plans to complete the community over a 15-year period.

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