Can’t Sell Your Home in Today’s Market? Here’s What to Do Next
Jason McGuire • July 4, 2025
Can’t Sell Your Home in Today’s Market? Here’s What to Do Next in Santa Rosa & Escambia County
Your home has been listed for weeks—or even months—and still hasn’t sold.
You’ve done the price drops. You’ve cleaned it up for showings. Maybe you’ve even changed agents.
Still nothing.
In today’s slower real estate market, many Florida homeowners are facing the same frustration: a home that just won’t move.
But here’s the good news: you have options. And renting it out may be the smartest one on the table.
Why Is It Taking So Long to Sell Right Now?
Even in popular areas like
Pace, Milton, and Pensacola, we’re seeing:
• Fewer qualified buyers due to rising interest rates
• Longer days on market, especially above median price points
• Increased inventory, making it harder to stand out
• More cautious buyer behavior after the hot market cooled
In some cases, even well-priced homes are sitting. That doesn’t mean your property has lost value—it may just mean the timing isn’t right for selling.
The Hidden Costs of a Slow Sale
Every month your home sits unsold, you’re paying:
• Mortgage payments
• Property taxes and insurance
• Lawn care, utilities, HOA fees
• Staging or marketing costs
• Emotional energy and stress
That “waiting game” can quietly eat away at your net return.
Renting Out Your Home: A Smart Alternative to Selling Low
Many of our clients at Clover originally listed their homes for sale—only to pivot to renting when they realized it made more financial sense.
Here’s why renting might be the better move:
• Monthly cash flow helps cover the mortgage (or profit beyond it)
• You preserve the property’s equity while waiting for the market to rebound
• You gain long-term appreciation, tax benefits, and tenant-paid principal reduction
• It’s reversible—rent short term, and sell later when conditions improve
We make the transition from For Sale to For Rent simple, fast, and stress-free.
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How to Choose the Right Property Manager in Santa Rosa & Escambia County Owning rental property can be rewarding—but only if the right systems are in place. And for most landlords, the biggest system of all is your property manager. Whether you’re a first-time landlord or an experienced investor, choosing the right property management company can mean the difference between peace of mind and constant frustration. Here’s what you should look for—and how Clover Property Management compares. 1. Local Knowledge of the Rental Market A great property manager doesn’t just understand rentals—they understand your market. Ask: • Do they manage homes in your exact zip code or neighborhood? • Can they explain current rent trends in Pace vs. Pensacola vs. Milton? • Do they know local tenant expectations, HOA quirks, or school zone premiums? At Clover, we manage hundreds of homes across Santa Rosa and Escambia counties , and we use that hyper-local experience to get results faster. 2. Transparent Pricing Without Hidden Fees Too many companies advertise a low rate—then charge extra for everything else. Ask: • Is pricing flat, percentage-based, or a mix? • What’s included in leasing, renewals, inspections, and maintenance coordination? • Are there startup or cancellation fees? Clover offers clear, competitive plans with easy to understand pricing. 3. Strong Tenant Screening Standards Your manager should protect your property by placing qualified, respectful tenants—not just the first person who applies. Ask: • Do they verify income and employment? • Run full background and eviction checks? • Require past landlord references? We do all of the above—and we screen thoroughly before presenting applicants to owners for approval. 4. Proactive Maintenance and Inspections Maintenance shouldn’t be a surprise—or a scramble. Ask: • How often do they inspect the property? • Do they document condition with photos? • Do they have preferred vendors or use in-house maintenance? Clover performs biannual inspections , coordinates repairs with our Priority 1 Home Services team , and communicates clearly with both tenants and owners. 5. Communication and Responsiveness When issues arise, you need answers—fast. Ask: • How do owners contact the management team? • Are there dedicated team members for leasing, maintenance, and billing? • Do they offer an online portal with real-time updates? Our team is local, available, and experienced —and our online portal puts property info, payments, and reports at your fingertips 24/7. 6. Reputation, Reviews, and Referrals Ask around. A strong company should have: • Positive reviews from both tenants and owners • A clear track record of trust and performance • Willingness to provide references if needed Clover is proud to be highly rated across Google, Facebook, and local platforms—and most of our business comes from referrals. Ready to Make the Switch? Let’s Talk If you’re unsure about your current manager—or just want to explore a smarter option—we’re here to help. 📲 Visit www.CloverPM.com or call 850-994-1542 for a free consultation. We’ll show you how property management should work.
What Landlords Should Expect in the 2025 Rental Market Across Santa Rosa & Escambia Counties The real estate market in our area has changed a lot over the past 12–18 months—and if you’re a property owner or investor, it’s important to understand where things are heading for the rest of 2025 and into early 2026. Let’s break down what’s happening right now—and what it means for rental property owners across Pace, Milton, Pensacola, and the surrounding areas . Rental Prices: Still Strong, but Slowing In 2022–2023, rents were rising rapidly. Now, things are balancing out. Pace, FL rental prices are still above average. Typical rent: $1,850–$2,200/month for 3 BR homes Small apartments and two-bed units are averaging $1,300–$1,600 Pensacola / Escambia County sees a wider range. Smaller homes or units: $1,400–$1,600/month Larger single-family homes: $1,700–$2,000+, depending on condition and location Across both counties, we’re seeing less aggressive rent increases —but overall rates remain healthy. Vacancy Rates Are Rising One of the most noticeable shifts in early 2025: properties are sitting longer. What used to rent in 3–5 days may now take 2–3 weeks. Why? • More rental inventory available • Renters have more options • Some sellers are converting unsold homes into rentals This means landlords need to act faster, market smarter, and remain flexible—especially on older or less-updated properties. Rental Demand Is Still There Despite slower movement, renter demand is not disappearing . • Military relocations and steady job growth continue to fuel interest • Families prefer areas like Pace, Milton, and Gulf Breeze due to schools and space • Many would-be buyers are staying in rentals longer due to interest rates The takeaway? A well-managed, competitively priced property in good condition will still rent—it just may take a little more strategy than it used to. Home Sales Are Slowing—Creating More Rental Opportunities Across Santa Rosa and Escambia counties, homes are taking longer to sell —and many owners are turning to renting as a backup plan. • Average time on market for home listings: ~90 days • Home values in some areas have dropped 1–2% from last year • Pace, FL list prices are holding strong, but buyer activity is softer If you’ve been trying to sell with no luck, renting your home out might be a smart short-term move that protects your equity and generates monthly income. What Landlords Should Focus On Right Now Here’s what we recommend heading into the second half of 2025: ✅ Price with precision Don’t overprice based on last year’s market. Let the data guide you. ✅ Act quickly on vacancies Even 1–2 extra weeks off-market costs you money. Stay proactive. ✅ Update where it counts Fresh paint, curb appeal, working appliances—these small updates make a big difference in today’s market. ✅ Work with professionals Leverage experienced property management to reduce turnover, stay legally compliant, and fill vacancies faster. Let’s Talk About Your Property Whether you’re an investor with multiple homes or a homeowner with one vacant property, now is the time to make smart, data-driven decisions. 📲 Visit www.CloverPM.com or call 850-994-1542 to schedule a free rental evaluation. We’ll give you a clear picture of what your property could earn—and how to keep it rented in today’s market.
What Is My Rental Property Worth in Today’s Market? Whether you're already a landlord or just thinking about renting out your home, one of the most important questions you can ask is: “What is my rental property really worth in today’s market?” In Santa Rosa and Escambia counties , rental demand remains strong—but pricing is changing month to month based on interest rates, supply, and local economic factors. And getting it wrong—on either side—can cost you. Here’s how to find out what your property could earn, and how to make the most of it. Why Rental Pricing Matters So Much Pricing too high means: • Longer vacancies • Higher turnover • Attracting short-term or desperate renters Pricing too low means: • Lost monthly income • Poor tenant screening pool • Undervaluing your investment The goal isn’t just to “fill it fast.” The goal is to maximize long-term ROI by balancing rent price with tenant quality and lease longevity. How We Determine Your Property’s Rental Value At Clover, we use a blend of local data and real-world market insight to give you a true, up-to-date rental valuation. Here's what we look at: ☑️ Comparable Rentals in Your Neighborhood We analyze similar properties recently rented in your zip code—same bed/bath count, square footage, upgrades, and style. ☑️ Current Demand in Your Submarket Are more renters searching in Gulf Breeze than Milton right now? Is Pace seeing an uptick in 3-bed demand? We know—because we’re leasing daily. ☑️ Your Property’s Unique Features From upgraded kitchens to fenced yards, pools, and school zones—these details impact what a renter will pay (and how long they’ll stay). ☑️ Seasonal Pricing Trends Rent values shift with the season—especially in military-heavy markets. We help you time renewals and listings for top-dollar outcomes. How Often Should You Reassess Rental Value? Even long-term landlords should reassess rental value at least once per year —especially before: • Renewing a lease • Re-listing after a vacancy • Making property upgrades or improvements • Changing property managers We include rental reassessments automatically for all Clover-managed properties. Maximizing Value Beyond the Rent Price Your rental income is more than just the monthly check. We help increase value by: • Reducing turnover through tenant satisfaction • Preventing costly damage via twice-yearly inspections • Managing renewals with proactive outreach • Avoiding legal issues with lease compliance and documentation It’s not just what your property is worth today—it’s what it’s worth month after month, with less stress and fewer surprises. Want to Know What Your Home Could Earn? Let’s Run the Numbers. If you’re unsure what to charge—or whether your property is underperforming—we’re here to help. Our free rental analysis includes: • A full pricing breakdown • Local rental comp report • Custom recommendations to boost income and retention 📲 Call 850-994-1542 or visit www.CloverPM.com to request your free rental evaluation today. Your property. Our expertise. The perfect partnership.
