The State of the Rental Market – Fall 2025 (Pace & Milton)

Jason McGuire • October 29, 2025

Milton & Pace, Florida

If Pensacola is the heart of Northwest Florida’s rental market, Milton and Pace are its steady, reliable backbone. These two Santa Rosa County communities have grown rapidly over the past decade — attracting families, military personnel, and long-term residents who want more space, newer homes, and strong schools.


And while other areas are seeing rent softening and longer vacancies, Milton and Pace continue to perform remarkably well in 2025.


Steady Demand, Solid Returns

Rents in Milton and Pace haven’t changed much this year — and that’s a good thing. Stability in a shifting market means properties here are holding their value.

  • Average rent: around $1,900–$2,000 per month
  • Typical 3-bedroom home: $1,850–$2,200
  • Average days on market: about 2–3 weeks, faster than coastal or downtown Pensacola


Unlike the beachside markets that can fluctuate with tourism or seasonal jobs, these communities are anchored by long-term tenants — families, professionals, and military households from NAS Whiting Field and NAS Pensacola.

That consistency keeps the market balanced and dependable for landlords.


Milton: Affordable and In-Demand

Milton continues to see strong growth thanks to its affordability and access to major employers.

  • Average rent: just over $1,900, up roughly 6% year-over-year
  • Homes in good condition rent within 2–3 weeks on average
  • Many tenants renew for multiple years, reducing turnover costs


For landlords, Milton’s strength lies in affordability plus stability. It attracts renters who value long-term housing rather than short-term leases — ideal for maintaining consistent cash flow.


Pace: Family-Friendly and Fast-Moving

Pace remains one of Santa Rosa County’s hottest rental submarkets.

  • Average rent: around $1,950–$2,100
  • Vacancy rate: low, typically under 6%
  • Homes with fenced yards, garages, and modern finishes rent first


Good school districts and proximity to shopping, healthcare, and bases make Pace highly desirable for families relocating from out of state. Three- and four-bedroom single-family homes are in especially high demand, with most renting in under three weeks when priced right.


What’s Working in Milton & Pace

Landlords who are succeeding in this market have a few things in common:

  1. Competitive pricing. Staying within 2–3% of current market value helps properties rent quickly.
  2. Well-maintained homes. Fresh paint, updated flooring, and pet-friendly policies make a noticeable difference.
  3. Proactive renewals. Tenants here often stay multiple years — but they still appreciate communication and small improvements at renewal time.


Even as other areas cool, these towns continue to offer steady income with low vacancy risk.


How Clover Supports Local Owners

 🍀 Local pricing expertise based on real-time rental data
🍀 Aggressive marketing to reduce vacancy periods
🍀 Fast response maintenance that keeps tenants happy
🍀 Lease renewals and rent adjustments handled strategically


Clover’s team manages dozens of homes throughout Milton and Pace — giving us daily insight into what’s moving, what’s sitting, and why.


A Market Built on Consistency

Milton and Pace aren’t flashy, but that’s exactly why landlords love them. Homes here deliver predictable returns, loyal tenants, and fewer surprises.


If you’re ready to make sure your property is priced right and performing at its best, Clover Property Management can help.


📲 Visit www.CloverPM.com or call 850-994-1542 for a free rental property analysis.


We’ll show you how to keep your investment steady — even as the broader market shifts.

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The State of the Rental Market – Fall 2025 (Pensacola)

By Jason McGuire • October 27, 2025
Pensacola, Florida

Fall Rental Market Update

October 8, 2025
The State of the Rental Market – Fall 2025 Santa Rosa & Escambia Counties If you own rental property in Northwest Florida, you’ve likely noticed things feel different this year. Homes are taking longer to rent, price growth has slowed, and tenants have more choices than they did just a year or two ago. That’s not bad news — it’s just the natural cooling of a market that was red-hot for years. For landlords in Santa Rosa and Escambia Counties, the fall 2025 rental landscape is stable, competitive, and increasingly data-driven. Here’s what’s happening — and what it means for you. Rents Are Holding Steady After several years of double-digit increases, rent growth has finally leveled off. Across both counties, most homes are renting for about the same or slightly more than they did last fall. Average rent in Santa Rosa County : about $2,000 per month Average rent in Escambia County : around $1,650–$1,700 per month Year-over-year growth: roughly 1–2% in most areas That small bump means landlords are keeping pace with inflation, but big rent hikes are a thing of the past. The market has reached a healthy balance between affordability and owner returns. Homes Are Taking Longer to Rent The days of getting ten applications the first weekend are gone. Most properties now spend two to four weeks on the market before securing a tenant — longer if they’re priced above average or need updates. Several factors are driving this: More supply: new apartments and converted homes entering the market Seasonal slowdown: fall always brings fewer moves than summer Pickier renters: tenants can compare more options than before That doesn’t mean demand is weak — it’s just more deliberate. The right tenants are still out there, but they’re shopping carefully. The Market Is Splitting by Location Location has become the defining factor in 2025. Coastal towns like Navarre and Gulf Breeze still command premium rents, often above $2,300 per month , but homes can sit longer as they wait for the right tenant. Suburban hubs like Pace and Milton are steady performers, with strong family demand and average rents between $1,800–$2,000 . Inland or rural areas have lower rents but also less turnover — many tenants stay long-term for space and affordability. The key takeaway: understanding your submarket matters more than ever. What This Means for Landlords If you’re managing a property in today’s market, strategy is everything. Price precisely. Overpricing is the fastest way to lose a month of rent. Show well. Updated, clean, pet-friendly homes still rent fastest. Plan for short vacancies. Even a great property may take 2–3 weeks to fill. Be proactive. Start marketing early, and respond quickly to inquiries. Clover’s data shows that landlords who price within 2% of current market value are renting nearly twice as fast as those who list above it. How Clover Helps You Stay Ahead 🍀 Market-based pricing backed by local data 🍀 Professional marketing that reduces vacancy time 🍀 Tenant screening to protect your property 🍀 Maintenance coordination that keeps homes in top shape Our team watches the market daily — not quarterly — so your investment stays competitive and profitable. Ready to See How Your Property Compares? Clover Property Management offers free rental market evaluations to help homeowners stay in step with today’s trends. 📲 Visit www.CloverPM.com or call 850-994-1542 to request your rental analysis. Your property deserves more than guesswork — it deserves strategy.