Pensacola Multifamily Buyer
Sell Your Commercial Property In Pensacola, FL
Own a commercial apartment building of five or more units in Pensacola? We purchase multifamily properties around East Hill, Warrington, and the rest of Escambia County, and we review every deal against a clear buy box.
- Clear feedback on your deal, typically within 48 hours
- 5 to 100+ units, stabilized or distressed, listed or off-market
- Owners, agents, and brokers welcome — every conversation is confidential
We buy:Tired landlordsEstate & trust sales1031 exchangesDeferred maintenanceHigh vacancyPartnership splits
Pensacola Submarkets: East Hill · Warrington · Pace · Gulf Breeze — Escambia County, FL
Why Pensacola
Why We Buy Multifamily In Pensacola
Pensacola is a city of small apartment buildings and old housing. About 8,990 households rent, or 35.8% of occupied homes, according to Census ACS 2020–2024 estimates, and 64.5% of the city's housing units were built before 1980. The median gross rent is $1,322 and the median household income is $74,212. Only 17.4% of the city's homes are in buildings of five or more units, so the apartment market is made up largely of small and mid-size properties.
Naval Air Station Pensacola, healthcare and aviation maintenance employers anchor demand. We buy 5+ unit apartment buildings in Pensacola, including East Hill and Warrington, and nearby Pace and Gulf Breeze.
Naval Air Station Pensacola
NAS Pensacola, on the city's southwest side near Warrington, brings Navy trainees and staff who arrive on fixed-length assignments and add to demand for rentals across the west side.Rents within reach of local incomes
Census ACS 2020–2024 data show 48.8% of Pensacola renters paying 30% or more of income on housing, lower than in Escambia County overall at 52.0%.Healthcare and aviation employers
Healthcare systems and aviation maintenance employers add year-round jobs; the city's median household income of $74,212 is above Escambia County's $67,500, per ACS 2020–2024.Our Buy Box
What We Buy In Pensacola
Asset Type
Multifamily, 5+ Units
Apartment buildings and income-producing residential.
Size
5 – 100+ Units
Sweet spot: 15–25 units.
Condition
Stabilized To Distressed
Value-add, mismanaged, and high-vacancy properties welcome.
Deal Types
Listed Or Off-Market
Direct-to-owner, pocket listings, portfolios.
Local Market Data
Pensacola Apartment Market
Figures gathered October 2026 from public market data.
Who rents in Pensacola
Pensacola had an estimated 54,036 residents in the 2020–2024 American Community Survey, in 25,109 occupied homes, 8,991 of them rented. That 35.8% renter share is close to Escambia County's 35.2%. The city's median household income of $74,212 is above the county's $67,500, and fewer renters are cost-burdened: 48.8% pay 30% or more of income for housing, against 52.0% countywide.
Rents and the apartment stock
Median gross rent was $1,322 in the city and $1,321 in the county. HUD's FY2026 fair market rents for the Pensacola-Ferry Pass-Brent MSA, which govern voucher payments, are:
| Studio | 1 BR | 2 BR | 3 BR | 4 BR |
|---|---|---|---|---|
| $1,112 | $1,257 | $1,471 | $1,952 | $2,380 |
Source: HUD FY2026 FMR schedule.
Only 4,914 of the city's 28,298 housing units, 17.4%, are in buildings of five or more units, per ACS table B25024. Of those, 1,694 are in 5–9 unit buildings and 1,624 in complexes of 50 or more. The stock is old: the median year built is 1972, and table B25034 shows 64.5% of units predate 1980 while 8.3% were built in 2010 or later. Older buildings in neighborhoods such as East Hill face roof, electrical and insurance questions from every buyer.
Across Escambia County, 22,908 units, or 15.4% of the housing stock, are in 5+ unit buildings, and the median year built is 1984, twelve years newer than the city's. That leaves Pensacola with older housing than the county as a whole, which matters when buyers compare insurance and repair costs.
Property taxes and rules
The Escambia County Tax Collector lists 2025 total millage of 17.0080 for the City of Pensacola, including 4.2895 city mills and 5.3590 school mills, 19.0080 in the Downtown Improvement district and 13.4035 in unincorporated areas. For 10+ unit buildings, s. 193.1555 caps yearly assessed-value growth at 10% for non-school levies, and the cap resets after a sale. Deeds pay documentary stamp tax of 70 cents per $100 under s. 201.02.
Pensacola cannot cap rents under s. 166.043, and s. 83.425 preempts local tenancy rules. Deposits must be returned within 15 days or claimed in writing within 30 under s. 83.49; nonpayment notices give three days, excluding weekends and legal holidays, under s. 83.56; and month-to-month tenancies end on 30 days' notice under s. 83.57. Value appeals go to the Value Adjustment Board within 25 days of the TRIM notice under s. 194.011.
What this means if you own a building here
Buyers will reset taxes to their price at about 17 mills inside the city and look hard at building age. Skyline Capital Investments buys 5+ unit buildings across Pensacola and nearby Santa Rosa County, listed or off-market; see our seller page or test pricing with the cap rate calculator. Before listing, gather the last TRIM notice, a rent roll with deposit balances, insurance declarations and any roof or wind-mitigation reports.
Seller Notes
Pensacola Seller Checklist
Planning to sell commercial property in Pensacola, FL? These are the factors that shape our offer.
More about selling in Florida →Investing in Pensacola? See apartment syndications in Pensacola →
- City of Pensacola parcels carried 17.0080 total mills in 2025, or 19.0080 in the Downtown Improvement district, against 13.4035 in unincorporated Escambia County.
- A 10+ unit building's 10% non-school assessment cap under s. 193.1555 resets on sale, so a buyer underwrites Escambia taxes on the purchase price, not your capped value.
- With 64.5% of city units built before 1980, buyers will price roof, plumbing, electrical and wind-mitigation condition heavily, so documented upgrades support value.
Seller Guides
Pensacola Seller Situations
Learn More
Taxes & Rules For Pensacola Property
The Florida rules that shape any deal in Pensacola: what a sale costs in tax, how buildings are taxed, what landlords must follow, and how to defer gains.
Pensacola Seller FAQ
What is the average rent in Pensacola, FL?
Census ACS 2020–2024 estimates put Pensacola's median gross rent, including utilities, at $1,322 a month, about the same as Escambia County's $1,321. HUD's FY2026 Fair Market Rents for the Pensacola-Ferry Pass-Brent MSA are $1,257 for a one-bedroom and $1,471 for a two-bedroom.
What is the property tax rate on apartment buildings in Pensacola?
The Escambia County Tax Collector lists a 2025 total of 17.0080 mills for the City of Pensacola, including 4.2895 city mills and 5.3590 school mills. Downtown Improvement parcels total 19.0080, and unincorporated county parcels 13.4035. Apartments are assessed at just value each January 1, with a 10% non-school cap that resets on sale.
Does Pensacola have rent control?
No. Florida Statutes s. 166.043 and s. 125.0103 bar cities and counties from controlling rents, apart from land-use measures that add affordable housing. Since 2023, s. 83.425 also preempts local regulation of residential tenancies, so the state landlord-tenant act in Chapter 83 governs Pensacola leases.
What share of Pensacola residents rent?
Renters occupy 35.8% of Pensacola's occupied homes, about 9,000 households, per Census ACS 2020–2024 estimates, close to Escambia County's 35.2%. Only 17.4% of the city's housing units are in buildings of five or more units, so small and mid-size buildings make up much of the apartment market.
Will you buy a Pensacola property that needs work or has high vacancy?
Yes. We regularly evaluate value-add, mismanaged, and distressed multifamily properties and underwrite them as they are today — no repairs or lease-up required before selling.
How does a sale to you work in Escambia County?
Send the address, unit count, and any financials. We give feedback, then a written letter of intent if it fits, followed by diligence and a closing date that works for you.
Can I sell rental property in Pensacola with tenants in place?
Yes. We buy apartment buildings with tenants in place and keep existing leases intact. As a commercial real estate buyer focused on 5+ unit properties, we underwrite the current rent roll as it stands.
How fast can I sell my apartment building in Pensacola?
Most owners get clear feedback within 48 hours of sending the address, unit count, and a rent roll. Closing is typically set around your timeline, including extra time for a 1031 exchange.
Submit A Deal
Have A Property In Pensacola?
The simplest way to sell commercial property in Pensacola, FL is to send us the basics below.
Send the address, unit count, and asking price if you have one. We keep every conversation confidential.
