In pre-sales, no price released
Sandy Creek, Pace, Santa Rosa County, Florida
Sandy Creek is a private subdivision of roughly 131 single-family homesites on the north side of Quintette Road in unincorporated Pace, about two and a half miles west of Woodbine Road. The roads and drainage are in, the lots are graded, an entrance sign has been standing since autumn 2025, county addresses are pre-assigned on Reed Marshall Drive, Grey Bear Circle, Wolf Run Street and Babbling Way, and the Adams Homes model is under construction. Eight floor plans and their square footages are out. One thing is not: a number. No price has been released for Sandy Creek, and that gap is the single best stretch of the calendar for a buyer who wants to be ready.
- Area
- Pace, Santa Rosa County
- Builder
- Adams Homes
At a glance
- Homesites platted
- Roughly 131 single-family lots
- Home types
- Single-family detached houses
- Interior streets
- Reed Marshall Drive, Grey Bear Circle, Wolf Run Street, Babbling Way
- Frontage road
- North side of Quintette Road, about 2.5 miles west of Woodbine Road
- Typical lot area
- Median near 6,450 square feet on the homesite parcels now on the roll
- Where
- Unincorporated Pace, Santa Rosa County
- ZIP code
- 32571
- Builder
- Adams Homes
- Recorded plat
- Final plat approved and recorded with the county in late September 2026
- Street addresses
- 129 pre-assigned to the subdivision on the four interior streets
- Roads and drainage
- In; lots graded and stabilised as of autumn 2026
- Entrance sign
- Standing since autumn 2025
- Model home
- Under construction, not yet open
- Floor plans published
- 8, as of early November 2026
- Square footage range
- About 1,425 to 3,105 square feet, as of early November 2026
- Subdivision type
- Private, with nine common-area tracts
- Community development district
- None; no district assessment is levied in this county this fiscal year
- Special flood hazard area
- Mapped outside it, across the whole platted area
- County millage
- 5.9550 mills for the 2025-26 county levy; the school and district portions are extra
- School district
- Santa Rosa County District Schools
- Pricing
- No price has been released
- Homeowner association dues
- An association is expected; no budget or documents are published yet
- Attendance zones
- Not confirmed for these addresses
- Sales center
- Not yet open
- First closing season
- Not announced
Compiled from public county and state records as of early November 2026. Plan counts and square footages are the builder's own, as of the same date, and all of it is subject to change without notice.
Sandy Creek is further along than a concept: the plat is recorded, the infrastructure is finished and a model is going up. What has not been released is the price, the dues and an opening date. If you want those the day they exist, ask us to Get pricing & incentives and we will put you in front of a licensed Florida professional who can get them for you.
What is actually built out there today
A final plat for Sandy Creek was approved and recorded with Santa Rosa County in late September 2026, covering roughly 58 acres and creating about 131 single-family homesites along with nine common-area tracts, the largest of which is the stormwater basin in the south of the site. The county's live parcel roll has not finished catching up with that plat: it currently carries 118 vacant homesite parcels plus the nine tracts, with the balance still to be split out into their own parcels. That lag is ordinary for a plat this recent and it is not a sign that anything has changed about the plan.
The ground work is real and it is essentially done. Satellite imagery compared against an off-site control a little over a kilometre away shows the site going from unbroken woodland in spring 2023 to roughly half bare ground by late 2025, with an engineered road prism along the eastern edge, a curving loop road, and a large straight-edged graded block in the south exactly where the stormwater tract sits. By autumn 2026 that same geometry is still there with the lot interiors re-greened, which is what a stabilised, finished subdivision looks like from above. In short: the roads and drainage are in and the lots are graded, as of autumn 2026.
The county addressing office tells the same story from a different direction. There are 129 addresses pre-assigned to the subdivision across the four interior streets, and two single-family structures carried as under construction since spring 2026. One of those is at the address published as the community address, which makes it the Adams Homes model. The model is under construction and is not yet open, and there is no sales center on site yet. The entrance monument has been standing since autumn 2025.
Subdiview is not affiliated with, endorsed by, or sponsored by Adams Homes. Adams Homes and its community names are trademarks of their respective owners and are used here for identification only. All community information is compiled from public records and is subject to change.
What is released, and what no price yet means for you
Here is the honest state of play. Released: the community name, eight floor plans, a square-footage range of roughly 1,425 to 3,105 square feet, the street layout, the lot count and the interior street names. Not released: the price, the association budget and dues, the option and allowance schedule, and a date for first closings. This page prints no price, no estimated price and no aggregator price, because a number nobody can stand behind is worse for you than an honest blank.
That blank is not a dead end, it is a position. A community where the infrastructure is finished and the model is going up is weeks rather than years from a price list, and the earliest phase of a price list is where the most room usually sits: first-release homesites, incentives written to get the first few contracts signed, and a willingness to move on closing costs that tightens considerably once the model opens and foot traffic arrives. Knowing the plans and square footages already means you can do your homework now, decide which plan and which part of the loop you want, and be ready to act on the day the number lands rather than three weeks after it.
The thing most new-construction buyers get wrong: your own agent is free
This is the part worth reading twice, because it is where money actually changes hands. The friendly, competent person sitting at the desk in the model works for the builder. That is not a criticism of them, it is their job: they owe their duty to the builder, they are measured on the builder's margin, and the contract they hand you is the builder's paper, written by the builder's lawyers, with the builder's remedies in it.
You can have someone on your side of that table instead. A Florida agent who knows this submarket can walk the lots with you and tell you which ones back onto the stormwater tract and which sit at the quiet end of the loop, read the purchase agreement line by line and explain what the completion clause and the escalation and substitution language actually let the builder do, compare the plans against what similar houses have resold for, and push for every incentive, upgrade credit, rate buy-down and closing-cost contribution the builder is willing to give. That last part is routine, not confrontational: builders budget for it.
And it costs you nothing. On new construction the builder has already budgeted a buyer's agent fee into the price of the house, whether you bring one or not. Walking in alone does not get you a discount; it just means that money stays with the builder and nobody in the room is working for you. Having your own representation is how you buy the house you want without leaving money on the table.
The one real catch is timing, and it is strict. Most builders will only recognise your agent if that agent is with you, or has registered you, on your very first visit to the community. Tour alone first, sign in at the model alone, and you can lose the right to representation on that community for good, no matter how early it is. With a model about to open at Sandy Creek, that first visit is coming. Line your representation up first, then go and look.
To be clear about our own role: we are not your agent and we do not represent you here. What we do is refer you to a licensed Florida professional who can, and we are paid by that professional's brokerage rather than by you.
Flood, drainage and the stormwater tract
Run the whole platted area against the county's current flood mapping, rather than dropping a single pin in the middle of it, and you get one determination covering every lot: the site is mapped outside the special flood hazard area, in an area of minimal flood hazard, with no base flood elevation set. Because a single mapped polygon covers the entire plat, there is no lot-by-lot split to report here, which is unusual and worth knowing.
The practical consequence is money. A property mapped outside the special flood hazard area is not subject to a lender's federal flood insurance requirement, which removes an annual cost that a great many Florida buyers simply assume they will be paying. Some buyers still carry a policy voluntarily, and at preferred-risk pricing that can be a cheap piece of mind. What a mapping status is not is a promise that water will never reach a yard. Maps are revised, and site drainage is a separate question from floodplain.
So ask the site questions too. Where does your homesite sit relative to the stormwater tract, and does the lot drain toward it or away from it. How is it graded, and what is the builder's responsibility if it settles. Is a drainage easement crossing the rear or side of the lot, and what can you not build on top of it. Get the written flood determination for your own homesite at contract rather than relying on a community-level statement, including this one.
No community development district, and an association still to come
A Florida buyer's most expensive surprise is often a community development district assessment arriving on the tax bill on top of association dues. There is none here, and the way that was established matters: not by reading a code on a parcel record, which is a common and unreliable shortcut, but by looking at what the levying authority actually levies. The state's own non-ad-valorem assessment report for the 2025-26 fiscal year shows this county levying nothing at all in the community development and redevelopment category, while it does levy for drainage and water control, fire control, lighting and road improvements. Counties elsewhere in the same report show real money in that category, so the zero here is a finding rather than a gap in the data. No district assessment is levied anywhere in this county this year, so none can attach to a lot in Sandy Creek.
What you should expect instead is twofold. First, the county's own non-ad-valorem lines, which for a property like this typically means fire control and possibly street lighting, billed on the tax bill. Second, a homeowner association. Sandy Creek is platted as a private subdivision with nine common-area tracts, which means there is genuinely common property that has to be insured, mowed, lit and maintained, and an association is the normal vehicle for that. The association's name, budget, assessment amount and governing documents are not published yet, so no dues figure appears anywhere on this page.
When they do appear, read them properly. Ask for the declaration and the budget, the annual assessment and how often it is billed, any capital contribution or transfer fee, the estoppel fee, and the date control passes from the developer to the owners. Ask whether the stormwater tract and the entrance landscaping sit inside the association's budget, because those are the line items that move an assessment.
Property taxes: the county portion is known, the total is not
For the 2025-26 year, the county portion of the millage here is 5.9550 mills: a county commission levy of 3.8850 mills plus a separately stated law enforcement levy of 2.0700 mills. That combined number is identical to the prior year, so the split was a restructuring of how the levy is presented rather than a change in what the county collects.
That is only part of your bill, and this page will not pretend otherwise. The school board levy, the water management district levy and any municipal service benefit units are not included in that figure and were not obtained for this write-up, so no total millage and no estimated annual tax bill appears anywhere here. In most Florida counties the school portion is the single largest slice, so a total built from the county portion alone would be badly wrong, and a wrong total is worse than an honest partial one. Ask the county for the current total millage for tax district Pace and run it against a real contract price.
Two mechanics are worth understanding before your first bill. Florida's homestead exemption reduces the taxable value of a permanent residence, with part of the relief applying to non-school taxes only, and there is an additional cap amount set statewide by Florida law and indexed each year rather than set county by county. Separately, once a homestead exemption is in place, Florida's assessment cap limits how fast the assessed value can rise each year, and it resets to market value when the house next sells. Both only start working once the house is built, occupied as your permanent residence, and the exemption has actually been filed with the county, which on a new build means the January after you close.
Insurance in the Panhandle, without a made-up number
In this part of Florida the insurance conversation is about wind, not flood. The site sits roughly seventeen miles inland from Pensacola Bay and is mapped outside the special flood hazard area, so a federal flood policy is not something a lender will require here. Windstorm coverage is the real cost driver, and in the Panhandle it is a serious line in a payment.
No premium figures appear on this page, because no carrier quotes were obtained for this community and an invented range would mislead you about a cost you are going to live with for thirty years. What you can do is work the inputs, and this is where new construction genuinely helps. A house built to the current Florida code, with a brand-new roof, engineered roof-to-wall connections, a code-compliant roof deck attachment and impact-rated or shuttered openings, earns wind-mitigation credits that an older house a mile away cannot. Those credits are not small.
So before you sign, ask for the wind mitigation inspection form, the roof shape and covering, the opening protection specification, and whether impact glass or shutters are standard or an option on the plan you want. Then take those details to two or three carriers and get a real quote on the exact plan and the exact homesite, not a neighbourhood average. Do it early enough that the answer can still influence which plan you choose.
Quintette Road: what this location buys and what it costs
Sandy Creek sits on the far north-west edge of the Pace area, out past the Woodbine corridor, in a stretch of Quintette Road that still reads as rural: larger parcels, heavy tree cover, very little through traffic. That is the whole appeal. You get a quiet, acreage-adjacent setting, a Santa Rosa County address, and a new subdivision with its own loop road rather than a cut-through, without being inside a municipality.
It costs you drive time, and anyone telling you otherwise is selling. In straight-line terms the Pace town centre is roughly five miles away, Milton and the nearest interstate exit roughly ten, the naval air station at Milton about twelve, downtown Pensacola about seventeen and the Pensacola naval air station about twenty-two. Those are great-circle distances, not drive times: we did not measure drive times and this page does not publish any. What they do tell you is the shape of life here. Groceries, the big-box shopping along the main highway, restaurants and most employment are a deliberate trip rather than a five-minute errand, and everything south and west begins with two and a half miles of Quintette Road.
Before you commit, drive it. Drive from the entrance to your actual workplace at the hour you would actually leave, and again coming home. If the household has two commuters heading in different directions, that hour is the most useful one you will spend on this decision, and it tells you more than any distance figure, including ours.
Schools, at the level that can honestly be stated
The district is Santa Rosa County District Schools, and that much is certain. The specific elementary, middle and high assignment for these addresses is not something this page will state as fact. Attendance boundaries are set and revised by the district, and a brand-new subdivision's addresses get folded into zones as they come online, which means a zone stated today can be stale by the time your house is finished. The builder's own community record names a K-8 school and a high school for this area, which is a reasonable starting point and is not an assignment.
Confirm it yourself, for the specific address, with the district, in writing. If a particular school is a reason you are buying, make it a written condition of your contract.
Buying a house that does not exist yet
A pre-construction contract is a different animal from a resale purchase, and the differences all live in paperwork that is easy to sign without reading. A few things to understand before you are sitting in front of them.
- Your deposit. How much, when it becomes non-refundable, whether it is held in escrow and by whom, and exactly what you get back if the builder cannot deliver.
- The completion clause. Is there a stated outside completion date, what extensions is the builder allowed, and what is your remedy if the house is months late.
- Price escalation and material substitution. Many builder contracts allow both. Find out what can change after you sign and what cannot.
- Options, allowances and the cut-off dates for choosing them. The base price is rarely the price people actually pay; get the full option schedule in writing early.
- Your financing contingency, or the lack of one, and whether using the builder's preferred lender is tied to an incentive that disappears if you shop the loan elsewhere.
- Inspection rights. You are entitled to have your own inspector look at the house, and the most valuable inspection happens before the drywall goes up, not after.
- The lot itself. The exact lot number, dimensions, grading, easements, what the builder will and will not do about fencing, irrigation and sod, and what is behind you.
- Warranty coverage. The builder's own warranty, any third-party structural coverage, the claim procedure, and the dates each one runs out, which you want diaried well in advance.
None of that is a reason to avoid new construction. A brand-new house here comes with a new roof, current-code wind resistance, a full warranty and no deferred maintenance. It is a reason to have somebody reading the contract who is paid to be on your side.
Get your inside track on Sandy Creek
No price has been released for Sandy Creek yet, and the dues, the option schedule and an opening date are not out either. Tell us what you are looking for and we will connect you with a licensed Florida professional who can get you the numbers the day they exist, register you properly so your representation is protected from your first visit, and work the incentives with you.
Subdiview is operated by a real estate broker licensed in Illinois. We are not your agent, we do not represent you, and we perform no real estate brokerage services in this state. No one at Subdiview is licensed in this state. When you ask us for pricing or updates, your information is referred to a real estate professional licensed in the state where the property is located, who will contact you directly. We are compensated by that professional's brokerage, not by you.
Questions
Where exactly is Sandy Creek in Pace, Florida?
On the north side of Quintette Road in unincorporated Pace, Santa Rosa County, roughly two and a half miles west of Woodbine Road, ZIP 32571. The four interior streets are Reed Marshall Drive, Grey Bear Circle, Wolf Run Street and Babbling Way. Because Sandy Creek is one of the most common subdivision names in Florida and Georgia, and because this county alone holds several other Sandy-prefixed subdivisions, always qualify it: Sandy Creek Pace, Sandy Creek Santa Rosa County, or Sandy Creek by Adams Homes. You will also see it written Sandy Creek subdivision Quintette Road. All of those are this same platted community.
How many homes will be built at Sandy Creek?
The county's recorded-subdivision record carries 131 lots, under a final plat approved and recorded in late September 2026, across roughly 58 acres. The live parcel roll is still catching up: it currently shows 118 vacant homesite parcels plus nine common-area tracts, with the balance not yet split out into their own parcels. Treat 131 as the platted count and expect the roll to finish aligning with the plat. The homesite parcels already on the roll run to a median near 6,450 square feet.
Has a price been released for Sandy Creek?
No. No price has been released for this community, and this page will not invent one, estimate one or borrow one from an aggregator. Eight floor plans and a square-footage range of roughly 1,425 to 3,105 square feet are out as of early November 2026, which tells you the product but not the number. If you want a cost anchor in the meantime, ask for area-level or ZIP-level sale medians with the month they were pulled attached, and treat them as an anchor rather than a quote for a specific plan on a specific homesite.
Who is building at Sandy Creek?
Adams Homes. The community, the eight plans and their square footages are published under the Adams Homes name, and the model home under construction inside the subdivision is the Adams Homes model. Subdiview is not affiliated with, endorsed by, or sponsored by Adams Homes. Adams Homes and its community names are trademarks of their respective owners and are used here for identification only. All community information is compiled from public records and is subject to change.
Is Sandy Creek in a flood zone?
The whole platted area is mapped outside the special flood hazard area. When the entire plat polygon is run against the county's current flood mapping rather than a single point, the result is one determination covering every lot: an area of minimal flood hazard, with no base flood elevation set. That is unusually clean, and it has a practical consequence. Federal flood insurance is not lender-mandated on a property mapped this way, which takes one recurring annual cost off the table that many Florida buyers do assume. It is not a guarantee against water, it is a mapping status, and mapping is revised. Get the written determination for your specific homesite at contract, and still ask the builder where the lot sits relative to the stormwater tract and how the lot is graded to drain.
Is there a CDD at Sandy Creek?
No. This one gets answered the right way round: not by reading a tax code on a parcel, but by asking whether the levying authority levies anything. The state's own non-ad-valorem assessment report for the 2025-26 fiscal year shows this county levying nothing at all in the community development and redevelopment category, while it does levy for drainage and water control, fire control, lighting and road improvements. Other counties in the same report show real dollars in that category, so the zero here is a finding rather than a blank cell. No district assessment is levied anywhere in this county this fiscal year, so none can attach to a lot in Sandy Creek. What you should expect instead are the county's own non-ad-valorem lines, such as fire control and possibly lighting, and a homeowner association.
What will the HOA dues be?
Not published yet, and this page will not guess. What is established is the structure: this is a platted private subdivision with nine common-area tracts, including a large stormwater tract, so there is common property that someone has to insure, mow, light and maintain. That means an association. What is not established is the corporate name, the budget, the assessment amount, the transfer and capital contribution fees, or the governing documents. Ask for the declaration, the budget and the estoppel and transfer fee schedule in writing, ask when control passes from the developer to the owners, and ask whether the stormwater tract and the entrance landscaping sit inside the association's budget or on the county.
What are the property taxes in Pace?
Only part of the bill is established here, and a partial answer with its edges marked is worth more than a confident wrong total. For the 2025-26 year the county levy is 5.9550 mills, made up of a county commission levy of 3.8850 mills and a separately stated law enforcement levy of 2.0700 mills. That combined figure is identical to the prior year: the split was a restructuring, not a cut. The school board levy, the water management district levy and any municipal service benefit units are not part of that figure and are not stated anywhere on this page, so no total rate and no total bill estimate appears here. Get the current total millage from the county, run it against a real contract price, and remember Florida's homestead exemption and the assessed-value cap only apply once the house is your permanent residence and the exemption has been filed.
What does the Quintette Road location actually mean day to day?
It means quiet, and it means driving. This is the far north-west edge of the Pace area, out past the Woodbine corridor, in a stretch that still reads as rural: large parcels, tree cover, little through traffic. In straight-line terms the Pace town centre is roughly five miles away, Milton and the nearest interstate exit roughly ten, downtown Pensacola roughly seventeen and the Pensacola naval air station roughly twenty-two. Those are straight-line distances, not drive times, and we have not measured drive times. Practically, almost everything south and west of you, including the shopping along the main highway, is a real drive rather than a quick hop. If both adults in a household commute toward Pensacola, drive the route at the hour you would actually drive it before you fall in love with a floor plan.
Which schools serve Sandy Creek?
The district is Santa Rosa County District Schools, and the district itself is certain. The specific assignment is not something this page will state as a fact: attendance boundaries are set by the district, they are revised, and a new subdivision's addresses can be zoned when they come online. The builder's own community record names a K-8 school and a high school for the area, which is a useful starting point and not an assignment. Confirm the elementary, middle and high assignment for a specific address directly with the district, in writing, and if a particular school is the reason you are buying, make it a written condition rather than an assumption.
What does homeowners insurance look like here?
This is the Florida Panhandle, so windstorm is the cost driver, not flood. The site sits roughly seventeen miles inland from Pensacola Bay and is mapped outside the special flood hazard area, so a federal flood policy is not lender-mandated, though a lender or a cautious buyer may still want one. No premium figures appear on this page because no carrier quotes were obtained for this community, and a made-up range would be worse than none. What you can do is work the inputs: a brand-new house built to the current Florida code, with a new roof, engineered roof-to-wall connections, and impact-rated or shuttered openings, earns wind-mitigation credits that an older house in the same ZIP cannot. Ask for the wind mitigation inspection form and the roof-shape and opening-protection details before you shop the policy, and get at least one real quote on the exact plan and homesite before you sign.
Can I use my own agent at Sandy Creek, and does it cost me anything?
You can, it costs you nothing, and the timing matters more than most buyers realise. On new construction a builder budgets for a buyer's agent commission whether or not you bring one, so declining representation does not reduce your price; it just means nobody at the table is working for you. The person at the sales desk is the builder's employee and owes their duty to the builder. The catch is the registration rule: most builders only recognise your agent if that agent is with you, or has registered you, at your very first visit, so a buyer who tours alone first can lose the right to representation on that community entirely. If you want someone on your side, line them up before the first visit.
How does Subdiview work, and who pays?
Subdiview is operated by a real estate broker licensed in Illinois. We are not your agent, we do not represent you, and we perform no real estate brokerage services in this state. No one at Subdiview is licensed in this state. If you ask us for pricing or updates on a Florida community, your information is referred to a real estate professional licensed in the state where the property is located, who will contact you directly. We are compensated by that professional's brokerage, not by you. There is no charge to you at any point, and you are never obliged to work with the person we refer you to.
What should I ask for in writing before I sign anything here?
The flood determination for your specific homesite. The current total millage from the county, not just the county portion. The association declaration, budget, assessment amount, transfer and capital contribution fees, and the date control passes to the owners. The plan, elevation, and the exact lot number and its dimensions, with the setbacks and any easements shown. A written allowance and option schedule, so you know what the base price includes. The construction timeline with a stated outside completion date and what happens if it slips. Your inspection rights during construction and at completion, including who may attend. The warranty documents, both the builder's own and any third-party coverage, with the claim procedure. And the school assignment for the address from the district.
Where this came from
Compiled from public county, state and water management district records, plus the builder's own published community information, accurate as of early November 2026. Lot counts, mapping, millage, plan availability and square footages change. Distances are straight-line, not drive times. Nothing here is a title search, a survey, an insurance quote or a legal opinion. Confirm anything that will decide your purchase in writing.