Emerald Coast Real Estate Update

Trusted Real Estate News Blog

Sept. 26, 2016

999 Coronado Ct for sale in Gulf Breeze

Front of house for sale at 999 Coronado Ct, Gulf Breeze FL 32563

On the outskirts of Gulf Breeze Proper is the prestigious community Villa Venyce. The location is optimal because of the short distance to area shopping and dining as well as attractions and cultural activities. 

The house is nestled on a quiet, peaceful cul-de-sac at 999 Coronado Court. It boasts over 2,200 square feet living space, including three bedrooms, two bathrooms, a huge great room and an open kitchen and dining area, as well as a 15 x 15 sunroom. It is obvious that this home has been well loved and well maintained. The living area has gorgeous hardwood flooring, high arched ceiling, and a beautiful fireplace.

Kitchen and living area

The kitchen is expansive with a great deal of counter space, gorgeous cabinets, quartz countertops and stainless steel appliances. The split floor plan provides privacy to the master suite which features a huge master bath with dual vanities, a separate shower, water closet and his and her walk-in closets. The gorgeous yard has beautiful landscaping, a stone step path, a yard building, privacy fence, well-manicured shrubbery and yard irrigation system with well. This home has been refreshed with new carpet, new paint and is "move in ready."

Gulf Breeze is on the Fairpoint Peninsula between Pensacola and Pensacola Beach. It is a prosperous community, vibrant with parks and numerous recreational facilities and activities. With 18 miles of waterfront, a low crime rate and being known for its superior schools, it is no surprise why living here is such a popular choice among so many.

 Call Miriam Rowland at Emerald Coast Realty to schedule an appointment, 850-437-5618.

See listing detail page for 999 Coronado Court, Gulf Breeze FL 32563.

Posted in Gulf Breeze
Sept. 25, 2016

Pensacola 2016 Fun Fall Events

Pensacola festival

Fall in Pensacola brings cool evenings and crisp sunny days with milder temperatures. After a long hot summer that was all about the beach or beach traffic now is the time to branch out to all the other great destinations our area offers. Fall brings us a busy season of festivals and events that showcase our love of food, fun, fitness and family. There is something for everyone for the next month or so. It is time to get out and enjoy the local offerings. Here is a partial list of some of our favorites:

Pensacola Seafood Festival and Pensacola Seafood Festival 5K Walk/Run. The Seafood Festival runs from September 30 thru October 3rd in Seville Square Park, Pensacola. The festival features both regional and local seafood dishes and offers a children's area with activities and fun for the kiddos. The festival also offers local entertainment in Fountain Park as well as vendors and local artisans displaying and selling arts and crafts in the square. The 5K Walk/Run is on October 1 and starts at 130 E. Government St in Seville Quarter. The course runs through Historic Downtown Pensacola and goes around the Seafood Festival. A great end to a fun run.

Santa Rosa Island Triathlon.  October 1, 2016, this year's Annual Santa Rosa Island Triathlon has sold out 1,250 athletes to compete in the Pensacola Beach event. This race includes a 600-yard swim, and an 18-mile bike race and a 3.1-mile run and is a listed nationally renowned sprint triathlon event.

Pensacola Beach Songwriters Festival. September 29 - October 2, 2016, See dozens of songwriters perform their songs in a variety of Pensacola Beach venues. Schedules and other information is available at pensacolabeachsongfest.com.

Taste of Gulf Breeze October 7th. This is the opening event for the Gulf Breeze Community Expo is a competitive culinary adventure. The event offers samples of appetizers, desserts and beverages as participants vie for votes for the Golden Spatula Award. Gulf Breeze Community Center

57th Annual Pensacola Greek Festival. October 7-9, 2016 Annunciation Greek Orthodox Church 1720 W. Garden Street, Pensacola. Food/Culture/Entertainment - need I say more? Pensacolagreekfestival.com

35th Annual St. Rosa of Lima International Fall Festival. October 7-9, 2016. This festival features three days of international foods, carnival rides, arts and craft, vendor exhibits and a farmers market. Call 850-602-7495 for details.

Flora-Bama's Oktoberfest October 8th.  The Flora-Bama's Gulf Coast take on the German Oktoberfest featuring Brats, Sauerkraut, music, dancing and yes, of course, German beer.

Fenner Ride in Milton.  October 15, 2016. The annual Fenner Ride attracts hundreds of cyclists a year who come to the event to ride through Blackwater State Forest with options of 100, 62, 40 and 18-mile tracks. The Blackwater State Heritage Trail is an incorporated part of the ride.  Fenner Ride starts at 8:00 a.m. and will end at the Milton Community Center 850-433-5437.

Pensacola Beach Art and Wine Festival. October 23, 2016, at the Pensacola Beach Boardwalk. The Pensacola Beach Art and Wine Festival promises to bring local artists and the best wine offerings together in one place. Admission to the festival is free, but participation in the progressive tasting is $30 a person or $50 for two.

Posted in Pensacola
Sept. 16, 2016

West Pensacola Home for Sale, 108 Carrier Drive, FL 32506

Family room and kitchen at 108 Carrier Drive, Pensacola, FL 32506

Just a short drive through West Pensacola through beautiful landscape and quiet neighborhoods put you in front of 108 Carrier Drive where you can realize a fantastic opportunity to own a beautiful family home at an attractive price.

With just over 1,400 square feet of living space, this home has plenty to offer. The living area features a beautiful trey ceiling, large windows with plantation shutters and opens up to the separate dining area. The well-appointed kitchen has tons of counter and cabinet space perfect for any chef. This house has a separate laundry room and a huge two-car garage. The garage has two separate stacks of oversize shelving offering plenty of storage space and comes with storm shutters. There are three bedrooms including the 14 x 20 master suite with a spacious walk-in closet. The master bath has dual vanities and a private commode and bath area.

Backyard and patio

On the rear of the home is large covered patio perfect for family gatherings and cookouts. The patio connects to a 12 by 14 sunroom not included in the main living space.

What a great opportunity to find a beautiful home in West Pensacola located in a nice neighborhood only minutes from N.A.S. Pensacola, Perdido Key, and Lost Key Golf Course. In the heart of the Blue Angel and Bailey School District, this move-in ready home is waiting for its new family.

Contact Kim Gibbons, Emerald Coast Realty (850) 437-5618 to see this wonderful home for yourself.

See the property listing detail page for 108 Carrier Drive, Pensacola, FL 32506.

Posted in West Pensacola
Sept. 2, 2016

7345 Du Monde Pl Home for Sale in West Pensacola

There is so much to love about this home starting with its exquisite contemporary style. 7345 Du Monde Pl in West Pensacola is nestled on just under an acre of land in the highly sought after community, The Estates of Marcus Lakes subdivision. It is the largest home currently available in the subdivision. The property rests in a cul-de-sac and has a meticulously maintained privacy fenced backyard with more than enough space to add a pool. With all of the beautiful scenery and proximity to the lake, it's perfect for an evening stroll. The location is within a short drive to shops, dining, the historic downtown district, and the famous white sand beaches.

Front of the house at 7345 Du Monde Pl, Pensacola

As soon as you enter the living area, you notice the tall vaulted ceilings that add to the large open space with plenty of room for options with the placement of your furnishings. This area is open to the dining room and kitchen which feature gorgeous tile with stained glass accents. The kitchen itself is vast with tons of cabinets, a center island, eclectic cast iron sink and huge walk-in pantry. Just past the dining area leads you to the large screened patio overlooking the gorgeous yard. There is even a large yard building for yard equipment and extra storage.

Great room

There are three spacious guest bedrooms large enough for sitting areas, and all include over-sized closets. Between them are two full-size guest baths. Down the hall leads you to the expansive master suite with a trey ceiling and double entry to the large master bath with his and her walk-in closets, dual vanities, a separate shower and water closet. 

With the cost of this home priced lower per square foot than most recent sales, combined with the fantastic location and pristine condition the house will sell quickly.

Contact Nicole Gilchrest at Emerald Coast Realty, 850-437-5618 to schedule a showing appointment.

See listing detail page for 7345 Du Monde Pl., Pensacola.

Posted in West Pensacola
Aug. 30, 2016

Pensacola Beach: To Tax or Not To Tax

Pensacola Beach Taxes

Escambia County has lost the latest round to tax Pensacola Beach property owners.  The Florida Supreme Court rejected the counties appeal, saying it was not legal for Escambia County to levy taxes on leases if they were not automatically renewable leases.  Most residential lots on Pensacola Beach have automatically renewing leases that may not exempt them from paying property taxes on the land.  Any improvement built on these lots is still subject to property taxation.  

Starting in the current tax year, the County will not levy taxes on any lease that is not automatically renewable.  Chris Jones, Escambia Counties Property Appraiser, has estimated that the ruling will cost the county $1.2 million of estimated revenues.

This ruling does not include taxes levied on twenty-six condo complexes located in Pensacola Beach.  The Homeowner Associations of many beach condominiums have already started the process to litigate this issue, and most of the other complexes are expected to follow suit.

The Santa Rosa Island Authority cut lease fees last year to most of the leaseholders.  The county has been assuming responsibility for many of the public works and public safety operations from the Island Authority.  This new ruling could see the county raising lease fees to cover the revenue lost from this decision.

Posted in Pensacola Beach
Aug. 30, 2016

Pros & Cons of Buying a Property for a College Student

College students

There is no way around it, supporting a college student can be very expensive. Food, books, and most importantly, housing — all add a hefty expense on top of tuition. That is why the idea of purchasing a property for a college student can be a good investment strategy for families and an alternative to paying rent for four years. If you have clients with children going off to college, use this list to help them weigh the financial pros and cons of buying their college student an off-campus home.


  • Offers possible tax benefits, appreciation in value, rental income, etc. Educate your clients on the area and demographics of the town in which they are considering a purchase, as well as the current property values and typical rent prices.
  • Provides a stable living situation for their child and helps avoid rising rent prices and security deposits.
  • Eliminates any need to pay storage costs for furniture during summer breaks. In addition, they can rent the property out during the summer to make money.


  • Creates homeowner costs such as a mortgage, insurance, and repairs. Have your clients determine a budget and create a list of estimated costs.
  • Unlikely to turn a profit or even recoup the costs of buying and selling the property after their student graduates (e.g., 3-5 years).
  • Must be prepared for the typical "college renter" consequences, i.e., the occasional party trashing, heedless roommate damage, etc. College students don’t have the best reputation when it comes to taking care of properties. Make sure your clients are financially prepared to cover possible repairs.
  • Inherent risk: their student could decide to transfer to a different school, or move back home. Make sure your clients have thought about what they would do if something like this happened. 

Reprinted permission of RISMedia. ©2016.

Aug. 26, 2016

Sugartree townhome 2305 in Pensacola is for sale

Front of 2306 Sugartree

Sugartree townhomes offer the perfect location along Escambia Bay. Enjoy walking with nature. The highly sought after peaceful setting features gorgeous views, walking trails, a park, picnic areas and so much more.

The newest home available in the complex, unit 2305. It is a two level unit with a master suite and balcony located on the upper level. The main level features a guest bedroom, bath, large living area and a private walkway that leads to the huge patio with garden area.

Patio at 2305 Sugartree

Conveniently located within a short distance to local markets, coffee shops, dining establishments, schools and shopping. Perfect for a family, vacation home or rental investment. With a low HOA fee, convenient location, and gorgeous views, all you have to do is sit back and enjoy.

Call or text Kim Gibbons at Emerald Coast Realty is see this townhome: 850-437-5618

Posted in Pensacola
Aug. 19, 2016

Sans Souci 708 for sale Pensacola Beach

View from Sans Souci 708 in Pensacola Beach

Sans Souci has been one of the most popular destinations for beach enthusiasts for numerous years. The complex is also centrally located within one mile of a multitude of dining establishments and great shopping and entertainment.

 Located directly on the Gulf of Mexico and across the street from Peg Leg Pete's, one of the most visited dining establishments on the beach. Those who prefer to catch their own can take the short stroll to the nearby Pensacola Beach Fishing Pier. The pier itself is one of the longest in the Gulf at 1,471 feet. It is open 24 hours a day and offers an Oyster Bar and gift shop.

Living room at Sans Souci 708

Sans Souci 708 is the latest unit for sale at Sans Souci Condominium and is one of the finest units available with numerous upgrades added during a complete remodel. There is crown molding throughout. The floors are a gorgeous, durable laminate in the main living area and bedrooms. Both baths feature travertine tile with matching wall tile accents in the shower and tub.

The unit comes fully furnished and includes stainless steel appliances and can comfortably sleep nine with plenty of room to spare. The open living area is complete with a huge wrap around sofa and entertainment center. Or enjoy the spectacular gulf views from the over-sized balcony with room for a complete patio set.

If you are looking for a second home or an investment opportunity with great rental potential, then Sans Souci is just for you. Give Kim Gibbons at Emerald Coast Realty a call today to set up your personal tour, 850-437-5618.

See listing detail page for Sans Souci 708.

Posted in Pensacola Beach
July 26, 2016

Pensacola Beach Renourishment Is Underway

Pensacola Beach Renourishment is underway

The beaches on Santa Rosa Island are getting bigger and better. Dredging boats are in place at Pensacola Beach and are currently pumping sand onto the beach from several miles out in the Gulf. The area currently being restored includes eight miles from Park East, east of Portofino to the beginning of Gulf Islands National Seashore on the Ft. Pickens side of the beach. Funding for the $16 million project is being provided by the Santa Rosa Island Authority and a grant from the state. The work is being done to shore up area beaches and to continue to protect the island from erosion.

The sand restoration at Park East will initially be wider than other areas because of the natural wave action that causes the sand there to roll to the west. As the beach erodes in other spots it will be filled by sand rolling down from Park East.

The nourishment project under way in Pensacola Beach follows the completion of erosion restoration that was done along Navarre Beach. The Navarre Beach project is said to have been completed under budget and on time, per the Santa Rosa County Commission. Rugged winter weather caused the original November start date to be delayed.

The process is done by placing a dredge off shore to vacuum sand and send it via pipes to the shore. Bulldozers and other earth moving machines push the new sand into place. The goal is to rebuild the beach back to 2006 levels. The beach berm will be increased between 100 to 200 feet and will incorporate approximately 1.6 million cubic yards of sand. Dune restoration and replanting of native plants and grasses are also part of the project.

Visitors to Pensacola Beach have already noted the improvement and express gratitude that efforts have been made to assure that no turtle nests have been harmed in this process.

Posted in Pensacola Beach
July 26, 2016

New Pensacola Bay Bridge

Pensacola Bay Bridge approach in Gulf Breeze


A division of Skanska USA has been hired by the Florida Department of Transportation to design and to build the new replacement for the three mile Pensacola Bay Bridge.  The $500 million project will span Pensacola Bay between Escambia and Santa Rosa Counties.  Locally known as the "Three Mile Bridge," this project connects Pensacola to Gulf Breeze and Pensacola Beach.

The bridge to be replaced was built in the early 1960's and has been deemed to be structurally deficient.  While this designation sounds frightening, there is no current threat to the public.  The structurally deficient designation requires the Department of Transportation to plan a replacement strategy within the next five years.

Skanska is slated to oversee the design of the new bridge which is currently depicted as having three 12-foot lanes in both the north and south sections.  The conceptual design shows the bridges with a wide shared use path on the outside of each bridge and has a concrete barrier separation between the outside roadway shoulder and the pedestrian pathway.

Design of new bridge to Pensacola

The plans utilize a design and build method where the same team of contractors and engineers will be authorized to oversee the final design of the span and also responsible for the construction of the project.

The daily traffic count for the current bridge is over 50,000 vehicles daily, but that number swells during the summer months as sun worshipers head south to the beach.  Locals can look forward to a means for safe pedestrian and bicycle traffic as well as relief to the traffic delay that the additional lanes will bring.

Posted in Pensacola