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

Jason McGuire • October 27, 2025

Pensacola, Florida

Pensacola remains the heartbeat of the Northwest Florida rental market — a mix of historic neighborhoods, new development, and steady demand from military families, students, and professionals.


While the city is still one of the most active rental hubs in the Gulf Coast, 2025 has brought subtle but important changes every landlord should understand.


Average Rents in Pensacola

Rental prices have leveled out after years of steady growth.

  • Average rent: about $1,750 per month (all property types)
  • Typical 3-bedroom home: $1,700–$2,000
  • 1-bedroom apartments: $1,200–$1,400


Compared to last fall, rents are down slightly (around 2–3%), mostly due to more available homes and apartments. The good news is that demand remains healthy — especially for well-kept single-family homes in good locations.


Homes Are Taking Longer to Rent

The Pensacola market is still active, but listings aren’t flying off the shelf like they did during the post-pandemic boom.

Most long-term rentals now spend three to four weeks on the market before signing a lease. Homes that are outdated, overpriced, or poorly marketed may sit even longer.


Vacancies have crept up to around 8–9%, reflecting an increase in supply from new apartments and homeowners turning unsold properties into rentals.


For landlords, this means success depends less on luck — and more on strategy.


Neighborhood Performance

Pensacola’s rental demand varies block by block. Here’s what we’re seeing:

  • Downtown Pensacola: Rents remain high, averaging around $2,000–$2,400 for modern apartments and townhomes. But competition has grown, and concessions (like free parking or move-in specials) are back.
  • East Hill / North Hill: Consistent demand from professionals and families keeps rents stable. Updated homes rent quickly here, typically in the $1,900–$2,300 range.
  • West Pensacola / Warrington: More affordable single-family homes ($1,400–$1,700) continue to attract steady interest, particularly from military families stationed at NAS Pensacola.
  • North Pensacola / Ferry Pass: Popular with medical staff and students near UWF and Sacred Heart. Small homes and duplexes rent quickly if priced under $1,800.


Across the board, homes that are move-in ready and pet-friendly rent faster — that hasn’t changed.


Rent Growth and Outlook

Rents in Pensacola have cooled but remain near record highs. After several years of steep increases, the market has entered a healthy holding pattern: roughly 1–2% growth year-over-year.


This stability gives landlords a chance to focus on reducing vacancy and improving property condition instead of chasing unsustainable price hikes.


Heading into winter, expect slower leasing activity and fewer move-ins. The next big surge typically comes in March through July, when job relocations and military transfers peak.


How Clover Helps Pensacola Owners Stay Competitive

 🍀 Local pricing data to help you set rent confidently
🍀 Professional photos, listings, and syndication across top rental sites
🍀 Fast tenant screening to prevent costly delays
🍀 In-house maintenance coordination that keeps tenants happy


Our team manages hundreds of properties across Pensacola — giving us a real-time pulse on what’s renting, how fast, and at what price.


Let’s See How Your Property Stacks Up


Wondering if your rent is competitive or if it’s time to make updates before re-listing? Clover Property Management can help you analyze your home’s market position and make data-backed decisions.


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


We help Pensacola landlords turn properties into long-term investments — without the guesswork.

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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.

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