Niceville FL Real Estate Market Report June 2026
104 single-family homes closed in Niceville in the past 45 days. Median sold price: $508,000. Average days on market: 59. The correctly priced homes in that group closed in under 10 days, several over ask. The others took months. One took 587 days. The data from the same zip code tells two completely different stories, and the only variable between them is pricing discipline on day one.
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What the Numbers Look Like Right Now
Data from ECARMLS, pulled June 5, 2026. Covers active, pending, and sold detached single-family homes in Niceville, 45-day lookback.
Source: ECARMLS, Niceville area, active/pending/sold, June 5, 2026. Prepared by James C. Whatley, Uber Realty LLC.
64 additional homes are currently pending with a median list price of $577,500 and an average DOM of just 38 days. That pending pool tells you buyers are moving. What they are not doing is paying for homes priced above what the subdivision's comp set supports. The 83-day active average and the 38-day pending average tell you exactly where the line is.
- 209 Emmett Drive: $730,000, sold in 4 days, over ask
- 309 Grove Park Drive: $967,000, sold in 5 days, $42,000 over ask
- 1236 Elderflower Drive: $875,000, sold in 2 days, over ask
- 388 Davenport Avenue: $360,000, sold in 3 days, $11,000 over ask
- 608 Bayou Lane: $365,000, sold in 0 days
- 411 Hideaway Lane: $510,000 after 587 days on market
- 2601 Edgewater Drive: listed $449,000, sold $360,000 after 227 days. An $89,000 miss.
- 202 22nd Street: $250,100 after 248 days
- 1016 Darlington Oak Drive: sold after 265 days
- Carrying costs, price reductions, and stale-listing stigma compound the original error
2601 Edgewater Drive is the clearest data point. Listed at $449,000. Sold at $360,000 after 227 days. That is an $89,000 gap from a single pricing miss at launch, plus seven-plus months of carrying costs on top of it. The market was not broken. 104 other homes closed in the same period. The pricing was broken.
Recent Niceville Closed Sales by Subdivision
Verified closed transactions from ECARMLS, past 45 days. Addresses, sold prices, and DOM directly from the June 5, 2026 MLS pull.
| Address | Area | Sq Ft | Sold Price | $/SqFt | DOM | Sold Date |
|---|---|---|---|---|---|---|
| 309 Grove Park Drive | Grove Park | 2,791 | $967,000 | $346 | 5 | 04/21/26 |
| 117 Caraway Drive | Deer Moss Creek | 2,447 | $865,000 | $354 | 13 | 04/22/26 |
| 105 Caraway Drive | Deer Moss Creek | 3,579 | $1,110,000 | $310 | 41 | 06/01/26 |
| 153 Caraway Drive | Deer Moss Creek | 3,822 | $1,150,000 | $301 | 36 | 05/07/26 |
| 1236 Elderflower Drive | Deer Moss Creek | 2,531 | $875,000 | $346 | 2 | 05/22/26 |
| 418 Sorrel Way | Deer Moss Creek | 2,546 | $845,000 | $332 | 7 | 05/22/26 |
| 401 Sorrel Way | Deer Moss Creek | 2,335 | $765,000 | $328 | 36 | 04/29/26 |
| 184 Caraway Drive | Deer Moss Creek | 2,052 | $705,000 | $344 | 175 | 05/04/26 |
| 209 Emmett Drive | Established Niceville | 2,534 | $730,000 | $288 | 4 | 04/23/26 |
| 801 Weeden Island Drive | Bluewater Bay area | 3,502 | $950,000 | $271 | 112 | 05/21/26 |
| 4410 Windrush Drive | Bluewater Bay | 2,727 | $728,000 | $267 | 1 | 04/29/26 |
| 4340 Sunset Beach Circle | Bluewater Bay | 2,838 | $810,000 | $285 | 15 | 05/21/26 |
| 110 Raiders Trail | Raiders Landing | 2,254 | $617,000 | $274 | 28 | 05/14/26 |
| 151 Raiders Trail | Raiders Landing | 2,318 | $620,000 | $267 | 26 | 06/02/26 |
| 395 Jasmine Avenue | Established Niceville | 2,422 | $635,000 | $262 | 53 | 05/29/26 |
| 388 Davenport Avenue | Established Niceville | 1,388 | $360,000 | $259 | 3 | 05/12/26 |
| 1000 Bayshore Drive | Bayshore area | 1,397 | $270,000 | $193 | 11 | 05/01/26 |
| 411 Hideaway Lane | Established Niceville | 2,379 | $510,000 | $214 | 587 | 05/27/26 |
| 2601 Edgewater Drive | Edgewater area | 2,417 | $360,000 | $149 | 227 | 04/21/26 |
Source: ECARMLS, June 5, 2026. Compiled by James C. Whatley, BK3174026, Uber Realty LLC CQ1038333.
309 Grove Park Drive closed in 5 days at $967,000. The same week, 411 Hideaway Lane finally closed after 587 days at $510,000. Two Niceville homes. Same 45-day window. The difference between them was not the market. It was not location. It was the pricing call made on listing day.
Your subdivision's closes matter more than these city-level numbers. Request a free home value analysis or call Jim directly.
Why the Pricing Gap Is Wider Here Than Almost Anywhere
Niceville is not one market. It is several markets stacked inside one zip code, and the spreads between them are large enough to make city-level averages nearly useless for any individual seller.
Deer Moss Creek and Caraway Drive are trading at $300 to $354 per square foot. Established Niceville neighborhoods from the 1960s and 1970s are trading at $148 to $260 per square foot depending on condition. Bluewater Bay golf-course homes and waterfront properties run their own comp sets entirely. Pulling a comp from the wrong tier does not produce a slightly wrong number. It produces a number that will either sit for months or leave real money on the table.
The Gazelle Court data from the new pull reinforces this exactly. 311 Gazelle Court is currently pending at $575,000 after 148 days on market. 307 Gazelle Court is pending at $665,000 after 110 days. These are new-construction homes in the same street that should be moving faster. The ones that moved fastest were priced tightly against the most recent closes in the same row of homes. The ones sitting longer were priced against optimistic projections instead of current transaction data.
Why Buyers Come to Niceville
- Eglin AFB proximity Niceville sits directly adjacent to Eglin. Most neighborhoods are 5 to 15 minutes from the main gate. Senior officer demand is real, consistent, and does not stop between market cycles.
- Okaloosa County Schools One of the top-ranked districts in Florida. Plew Elementary, Ruckel Middle, Niceville High. Military families doing PCS research find those rankings before they find any listing. School quality drives shortlists and drives offers.
- Mid-Bay Bridge access 20 minutes to Destin beaches without touching Highway 98 traffic. Buyers who want the beach without the beach-town prices choose Niceville for exactly this reason. It shows up in conversations constantly.
- Rocky Bayou State Park Hiking, paddling, and waterfront access within city limits. A genuine quality-of-life feature that differentiates Niceville from every neighboring city.
- Deer Moss Creek 1,100-acre master-planned community with protected wetlands, trails, and architectural standards that hold values. Resale demand here is healthy because new construction keeps the comps active.
- Bluewater Bay Golf course community with 36-hole course, gated villages, and tennis. Attracts buyers who want established community amenities without South Florida HOA overhead.
- No state income tax Relevant to buyers relocating from high-tax states. It comes up more than you would expect, especially with senior officers looking at retirement options.
If your listing does not mention schools, base proximity, and Mid-Bay Bridge access, it is leaving buyers with unanswered questions. Those questions slow decisions. Slow decisions extend days on market.
What to Get Right Before You List in Niceville
- Price to your subdivision, not the city average The citywide median is a starting point for conversation, not a pricing tool. Deer Moss Creek buyers compare your home to other Deer Moss Creek resales and current builder pricing. Bluewater Bay buyers compare to Bluewater Bay closes. Established neighborhood buyers compare to the specific streets they want. Use the right comp set from day one. The Edgewater Drive example says it plainly: listed at $449,000, sold at $360,000 after 227 days. The market had the right number the whole time. The seller got there eventually, at significant cost.
- Condition and systems Buyers in this market do their homework before they call anyone. They know what a new HVAC costs. They know what a roof replacement runs. If your home has a deferred maintenance item that will appear on an inspection report, price it in or fix it before photos go up. Sellers who ignore those items do not avoid that cost. They pay it later with the least possible negotiating leverage.
- HOA documentation for Deer Moss Creek and Bluewater Bay Both communities have active HOAs. Buyers need HOA documents, transfer fees, and current assessment disclosure before they can commit to a contract. Have those documents ready before listing, not after an offer lands and the clock is running.
- Photography timing Niceville homes with wooded lots, water views, or golf course frontage photograph completely differently depending on time of day and season. Do not let a photographer show up at noon on a flat overcast day. The listing photos are the first showing. Every buyer who dismisses your home based on bad photos is a buyer who will never schedule a tour.
- VA appraisal readiness for military buyers With Eglin AFB next door, VA financing runs through a significant share of Niceville transactions. If your list price is above what the comp set supports, the appraisal will tell you in writing and you will renegotiate from a weaker position. Price correctly from the start and VA financing is not a problem. Price above the comps and it becomes one.
How Uber Realty Lists Niceville Homes
The process does not change. Pricing analysis from subdivision-specific comps. Pre-list prep review. Professional photography. MLS entry and syndication to Zillow, Realtor.com, Homes.com, Redfin, and the major buyer search platforms. Showings, offers, negotiation, inspection, appraisal, title work, and closing. That sequence is what sells homes. It does not require paying 5% or 6% to execute it.
What Uber Realty does not have is franchise fees, office splits, and management layers built into your closing statement. The model is leaner. The fee reflects that.
You handle some prep and showings. Jim handles pricing, photography coordination, MLS, marketing, negotiation, contract management, and closing. Best for organized sellers who want strong guidance without paying for overhead they do not need.
Learn more about the 1% option →Jim handles the full listing process from pre-list walkthrough through closing. Best for PCS sellers, out-of-state owners, estate situations, and sellers who want one phone call to handle everything.
PCS seller? Read this first →Use the Uber Realty seller savings calculator to run your number. On a $700,000 Niceville home, the difference between 1% and 3% listing fees is $14,000 you keep at closing.
Ready to Talk About Your Niceville Home?
Most sellers want answers to three questions before they commit to anything. Jim Whatley answers his own phone. The first conversation is free. No listing agreement attached.
- What is my home actually worth based on current subdivision comps, not the city average?
- What condition or documentation items should I handle before the listing goes live?
- What will I net at closing after fees and carrying costs at 1% versus the traditional rate?
Niceville Subdivision Pages
City-level data gives you the range. Subdivision data gives you the number that actually matters. Uber Realty has detailed pages for the Niceville subdivisions with the most active markets.
Master-planned community. New construction and resale comp sets run separately. Caraway Drive is the premium end.
36-hole golf community. Waterfront and golf-view homes run separate comp sets from interior lots.
Active resale market. 2023 construction trading in the $617K to $635K range on Raiders Trail.
Waterfront and water-adjacent. Interior and bayou-front homes do not share comps.
Established neighborhood with mature lots. Buyers comparing to newer Deer Moss Creek product.
New construction. Recent closes ran $860K to $900K. Builder pricing sets the comp ceiling.
Swift Creek, Hawk's Landing, and additional subdivision pages are in production. For any Niceville neighborhood not listed above, call Jim directly for a subdivision-level comp pull. See the full three-city overview.
Frequently Asked Questions
What is the median home sale price in Niceville FL right now?
Per ECARMLS data pulled June 5, 2026, the median sold price across 104 single-family closes in the Niceville area was $508,000 over the past 45 days. Deer Moss Creek and Caraway Drive ran $705,000 to $1,150,000. Bluewater Bay ran $728,000 to $950,000. Raiders Landing ran $617,000 to $620,000. Established Niceville neighborhoods ran $248,000 to $500,000. Your subdivision's recent closes are the number that actually matters for your home.
How long are homes sitting on the market in Niceville?
Active listings are averaging 83 days on market as of June 5, 2026. Homes that closed in the past 45 days averaged 59 days. That average hides a wide range. 309 Grove Park Drive closed in 5 days over ask. 411 Hideaway Lane closed after 587 days. 2601 Edgewater Drive listed at $449,000 and sold at $360,000 after 227 days. Pricing is the only variable doing the sorting between those outcomes.
What subdivisions in Niceville sell the fastest?
Based on June 2026 ECARMLS data, correctly priced homes in Deer Moss Creek, Grove Park, and Bluewater Bay are closing in 2 to 15 days. 1236 Elderflower Drive closed in 2 days. 4410 Windrush Drive closed in 1 day. The pattern is consistent across every subdivision: price correctly into the current comp set and the home moves fast. Price above it and the days accumulate.
Will buyer agents still show my Niceville home if I list at 1%?
Yes. Buyer agents show homes their clients want to see. Your MLS listing looks identical regardless of what you pay your listing agent. The fee paid to Uber Realty does not appear on the MLS and does not affect showing frequency. Buyer agent compensation is a separate, negotiable number discussed before listing.
What is the difference between 1% and 2% listing options at Uber Realty?
The 1% Done With You option: you handle some prep and showings. Jim handles pricing, MLS, photography coordination, marketing, negotiation, contract management, and closing. The 2% Done For You option: Jim handles the full process from pre-list walkthrough through closing. Best for PCS sellers, out-of-state owners, and estate situations.
What schools serve Niceville FL homes?
Niceville falls within the Okaloosa County School District, consistently ranked among the top districts in Florida. Elementary schools include Plew Elementary and Bluewater Elementary depending on subdivision. Ruckel Middle School serves most of Niceville. Niceville High School serves the city. School zoning should be confirmed with the district before listing, as some subdivisions border zone lines.
How close is Niceville to Eglin Air Force Base?
Niceville sits directly adjacent to Eglin AFB. Most Niceville neighborhoods are within 5 to 15 minutes of the main gate. This proximity drives consistent military buyer demand and a steady PCS rotation that does not stop between market cycles. With VA financing running through a significant share of Niceville transactions, VA appraisal readiness is part of smart listing strategy here.
Are real estate commissions negotiable in Florida?
Yes. Commissions are not set by law and are fully negotiable. Uber Realty's listing fee is 1% or 2% depending on the program. If you offer buyer agent compensation, total commission is often negotiated to around 3%, depending on the transaction. If the buyer is unrepresented or pays their own agent, you may pay less.
Get a Free Comp Analysis for Your Niceville Home
The first conversation is free. No listing agreement attached. Jim Whatley answers his own phone.
Call Jim Whatley: (850) 499-2940 Request a Home Value Analysis