Why Pensacola Homes Are Sitting Longer on the Market in 2025—and What Sellers Can Do About It
Wondering why homes are taking longer to sell? The Pensacola market has shifted, but there are clear steps you can take to attract buyers and close the deal.
If you’re selling or thinking of selling a home in the Pensacola or Gulf Coast area right now, you may have noticed something frustrating: listings are taking longer to move, even when priced competitively. You’re not alone—many sellers are seeing fewer showings and offers compared to just a year or two ago.
But here’s the good news: slowdowns don’t mean homes aren’t selling. They mean sellers need a sharper strategy. In this post, we’ll break down what’s happening in the local market, share actionable advice, and show you how smart positioning can still get your home sold quickly.
What’s Happening in the Market
The Gulf Coast real estate market has cooled from the breakneck pace of 2021–2023. Interest rates are hovering around 6.5–7%, up significantly from the pandemic-era lows. According to the Pensacola MLS, the average days on market has doubled compared to last year, moving from roughly 25 days to 60+. Median home prices in Escambia and Santa Rosa counties remain strong—but buyer activity has slowed.
Inventory is also rising. Where sellers once had little competition, buyers now have more options, giving them leverage to negotiate on price and terms. For sellers, this means your home must stand out—not just on price, but on presentation, marketing, and overall value.
WHAT CAN YOU DO?
Price for Today’s Market, Not Yesterday’s
It’s tempting to set a price based on last year’s “sold” numbers. But buyers today are cautious and cost-conscious. A home that looks “just a little high” on paper can get passed over entirely.
Presentation Is Non-Negotiable
Homes that are staged, decluttered, and professionally photographed consistently earn more attention online. Virtual tours, drone shots, and lifestyle-focused marketing are becoming the baseline in the Gulf Coast market.
Incentives Can Sweeten the Deal
Buyers watching interest rates may respond well to incentives—such as offering to cover closing costs or a rate buy-down. Small concessions can make your listing stand out without slashing the asking price.
Marketing Reach Matters More Than Ever
Gone are the days when a sign in the yard did the trick. Social media ads, email campaigns, and video tours targeted to specific buyer groups (first-time buyers, military families, investors) are essential to capture attention.
Patience and Positioning Pay Off
In a balanced market, homes don’t always sell in the first week—and that’s okay. With the right strategy, you can still achieve your goals without panicking into unnecessary price cuts.
Seller’s Checklist
Get a market analysis to set a competitive price.
Invest in professional photos and consider staging.
Highlight unique features (large lots, proximity to NAS Pensacola, updated kitchens).
Offer buyer-friendly incentives if needed.
Maximize exposure with online marketing beyond the MLS.
Stay flexible—be open to feedback from showings and adjust if necessary.
The Bottom Line
The Pensacola market may be slower than the frenzy of recent years, but homes are still selling—and sellers who adapt are the ones closing deals. By focusing on pricing, presentation, and marketing, you can make sure your home doesn’t get lost in the shuffle.
Contact the McGuire Real Estate Team today for a free home evaluation and personalized selling strategy.
850-341-5394
Thinking about selling? Let’s talk through the options and get you started on the right path.
Reach out to Jason and the team today!
