Buy or Sell New Construction Homes in Shalimar Smart: The Complete Guide for Military Families and Modern Living
By Jim Whatley, Shalimar New Construction Specialist
Should I buy new construction or near-new in Shalimar, and what's the smart strategy?
New construction offers modern layouts, energy efficiency, and builder warranties. Near-new homes (1-5 years old) deliver the same benefits plus established landscaping, included upgrades, and faster closings at lower prices. Market data shows 71% of new builds sit 120+ days requiring 8% price cuts. Smart buyers target homes at 45-60 days on market for negotiation leverage. When you eventually sell, list at 1% instead of traditional 3% to protect equity.
The Short Version
Shalimar's new construction market offers modern living with open layouts, energy-efficient systems, smart home features, and low-maintenance materials. Perfect for military families needing PCS flexibility and buyers wanting warranty coverage.
But market reality matters. Recent data shows average days on market is 183 days for new builds. 71% sit for 120+ days and require 8-9% price cuts from original list price. Only 7% sell in under 30 days at full price.
Near-new homes (1-5 years old) often deliver better value. Landscaping done, upgrades included, builder punch-list issues resolved, faster closings. Often priced below comparable new builds.
Whether buying new or near-new, strategy matters. And when you eventually sell, don't hand over $34,200 in commission on a $570K home.
Average new construction sold: $570,000
Median sold: $500,000
Average days on market: 183 days
71% require 120+ days and 8% price cuts
Save $15K-$20K+ with 1% listing when you sell
Call me: 850.499.2940
Why Choose New Construction in Shalimar
Modern Living Advantages
Open-concept layouts designed for family living and entertaining. No walls separating kitchen from living areas, natural light throughout, flexible spaces for home offices and remote work.
Energy-efficient HVAC systems, insulation, windows, and appliances. Lower utility bills matter for military families on BAH budgets and anyone watching monthly expenses. Smart home features and tech-ready builds (pre-wired for security, automation, high-speed internet).
Low-maintenance exteriors using modern materials. Vinyl or fiber cement siding, composite decking, minimal landscaping upkeep. Spend weekends enjoying life, not maintaining your home.
Builder warranties provide peace of mind. 1-year workmanship, 2-year systems, 10-year structural. Issues get addressed by builders, not coming out of your pocket.
Military Family Benefits
Move-in ready for tight PCS timelines. No renovation projects, just unpack and live. Energy savings help stretch BAH and reduce out-of-pocket housing costs.
Quick resale appeal for future PCS orders. Newer homes with warranties attract military buyers rotating through Eglin. Strong rental potential during deployments with no maintenance headaches.
Warranty coverage during deployments means issues get handled remotely. Not dealing with aging HVAC or roof problems while deployed overseas.
Lifestyle and Investment Value
Built to latest Florida hurricane codes and wind mitigation standards. Lower insurance costs and better storm protection than older construction.
Higher rental rates for military tenants. Newer homes command premium rents and attract quality tenants. Appreciation potential in desirable Shalimar corridors near Eglin AFB.
Customization options during build phase if buying pre-construction. Pick your finishes, upgrade where it matters, create the home you want.
Market Reality: The Data Tells the Story
Past 12 Months (12 New Construction Sales):
Average sold price: $569,537
Median sold price: $499,900
Average size: 2,298 square feet
Average price per square foot: $239
Active listings: 5
Pending sales: 2
Average days on market: 183 days
Sales Speed Breakdown:
7% sell in 0-30 days at 100% of list price
21% sell in 31-60 days at 95.5% of list price
71% take 120+ days requiring 9% discount from original price
Critical Insight:
Most builders start pricing too high. Only 7% sell quickly at full price. The vast majority (71%) sit for 4+ months and end up discounting 8-9% anyway.
Smart buyers who wait 45-60 days gain negotiation leverage. Builders become motivated but inventory is still available. This is the sweet spot for negotiation.
Where to Find New Construction in Shalimar
2nd Avenue Area
$499K-$525K spec builds on smaller lots. Family-friendly neighborhood convenient to Eglin AFB and Shalimar Elementary. Production builders creating affordable new construction for military families and first-time buyers.
Good value positioning in Shalimar market. Modern finishes without premium location pricing. Quick commute to base, established neighborhood around new builds.
Country Club Estates
$900K-$1.75M custom luxury near golf course. Executive-level new construction for senior officers, defense contractors, professionals. Larger lots, custom architecture, high-end finishes.
Premium location commands premium pricing. Buyers here want custom quality and golf course lifestyle. Longer sales cycles due to higher price points and smaller buyer pool.
Lake Lorraine Infill
$450K+ smaller-lot builds with bay access. New construction filling remaining lots in established Lake Lorraine neighborhood. Family-friendly community with parks and recreation access.
Benefit from established neighborhood amenities without waiting for new community buildout. Good value for buyers wanting newer construction in proven family area.
Poquito Bayou Vicinity
Scattered custom and waterfront builds, $700K-$1.5M. Waterfront new construction on remaining bay access lots. Custom quality, deep-water docks, executive housing.
Limited inventory due to lot scarcity. When available, these properties command premium pricing for waterfront access and modern construction quality.
Top Builders in Shalimar
Acree Construction
Established local builder with strong reputation. Custom and semi-custom homes. Quality construction with attention to detail. Good warranty support and customer service track record.
Aroha Builders
Newer builder gaining market share. Competitive pricing and modern designs. Building reputation for quality and customer service. Watch this builder for good value opportunities.
Southern Paradise Homes
Family-focused designs with modern layouts. Production and semi-custom builds. Competitive pricing for value-conscious buyers. Strong presence in Shalimar new construction market.
Watree Homes
Quality craftsmanship with custom options. Flexible floor plans and upgrade packages. Good communication during build process. Responsive to buyer needs and timeline concerns.
Aroha Builders
Newer builder gaining market share. Competitive pricing and modern designs. Building reputation for quality and customer service. Watch this builder for good value opportunities.
The Near-New Advantage: 1-5 Years Old
What You Get That New Construction Doesn't Have:
Landscaping and fencing already installed ($10,000-$20,000 value). Mature grass, established plants, privacy fencing. Move in without dirt lot and construction debris.
Window treatments and appliances included. Previous owner's upgrades become your immediate benefit. Often includes garage door openers, ceiling fans, light fixtures that builders charge extra for.
Builder punch-list issues already resolved. No waiting for warranty work on minor construction defects. Previous owner dealt with the new construction headaches.
Faster closings for PCS families. No construction delays, weather issues, or material shortages. Close in 30 days instead of waiting 6-9 months for new construction completion.
Often Priced Below Comparable New Builds
Sellers who bought new construction 2-4 years ago often price below current builder pricing. You get modern home benefits without paying current builder premiums.
No builder profit margins baked into price. Private sellers price based on market comps, not builder cost structure plus profit.
Smart Buyer Strategy
The 45-60 Day Sweet Spot
Target homes that have been on market 45-60 days. Builders are motivated but haven't panicked yet. Inventory is still available but sitting time creates negotiation leverage.
Expect 5-8% negotiation room at this stage. Not the full 9% discount the 120+ day properties require, but significant savings without waiting months.
End of quarter (March, June, September, December) and end of fiscal year create additional urgency. Builders have sales targets and become more flexible on pricing and incentives.
Negotiation Leverage Points
Price reductions (most common concession). Closing cost assistance (helps with cash-to-close requirements). Included upgrades (flooring, countertops, appliances). Rate buydowns (builder pays points to lower your interest rate).
Compare builder pricing to recent near-new comps. If near-new homes with landscaping sell for $520K, don't pay builder $550K for dirt lot and waiting period.
Due Diligence Essentials
Verify flood zone and wind mitigation for insurance costs. Florida insurance has gotten expensive. Know your insurance costs before committing.
Review builder warranty transfer rules if buying spec or near-new. Some warranties transfer to second owner, others don't. Confirm realistic completion timelines if buying pre-construction. Builders are often optimistic, add 60-90 days to their estimates.
Get pre-approved before making offers. Builders take serious buyers seriously. Pre-approval shows you're ready to move forward.
For Sellers: When You Eventually Sell Your New Construction
The 1% Advantage
If you bought new construction 2-5 years ago, you'll eventually sell (PCS, upsize, downsize, relocation). Don't hand over 6% commission when your home markets itself.
Modern homes with warranties, energy efficiency, and updated finishes sell faster than older construction. Professional marketing at 1% listing fee protects your equity.
On a $570K sale:
Traditional 6% = $34,200
1% listing + 2% buyer agent = $17,100
You save $17,100
That's your moving costs, down payment on your next home, or retirement investment.
Strategic Positioning Against Current Builders
Price 3-5% below current builder pricing for comparable homes. Emphasize your established landscaping, included upgrades, immediate occupancy, no construction wait.
Buyers shopping new construction are comparison shopping. Position your near-new home as better value and immediate availability beats builder pricing and delays.
Professional photography, 3D virtual tours for remote military buyers, targeted marketing to PCS families. We know how to sell new construction against builder competition.
The Real Numbers
Here's what most sellers don't know: Despite the NAR settlement, most buyers are still asking sellers to pay their agent. Not much has actually changed in practice. But smart sellers now negotiate BOTH sides of the commission instead of accepting the old 6% model.
$570,000 Home (Average New Construction)
Traditional model (what most sellers still pay):
Listing agent: 3% = $17,100
Buyer agent: 3% = $17,100
Total: $34,200
Smart seller with Uber Realty:
Listing: 1% = $5,700
Buyer agent (negotiated): 2% = $11,400
Total: $17,100
You save: $17,100
$500,000 Home (Median)
Traditional model:
Total: 6% = $30,000
Smart seller with Uber Realty:
Total: 3% (1% + 2%) = $15,000
You save: $15,000
The reality: buyers are still asking you to pay their agent. But you don't have to pay 3% for that anymore. And you definitely don't need to pay 3% on your listing side when we do it for 1%.
Questions I Get Asked
New construction versus near-new: which is better value?
Near-new (1-5 years old) often wins on value. You get modern construction benefits plus established landscaping ($10K-$20K value), included upgrades and window treatments, resolved builder punch-list issues, faster closing for PCS timelines.
Market data shows near-new often priced below comparable new builds. You avoid builder profit margins and construction delays while getting essentially the same home.
New construction makes sense if you want specific customization, need latest building codes, or find spec home priced competitively due to builder motivation.
How long do new builds actually sit on the market?
Average 183 days. 71% take 120+ days and require 8-9% price cuts from original pricing.
Only 7% sell in under 30 days at full price. These are either significantly underpriced or have unique features driving immediate demand.
Smart buyers target 45-60 days on market. Builders are motivated but haven't panicked. Negotiation leverage exists without waiting 4+ months.
Is new construction good for military families?
Excellent for several reasons. Modern layouts work for family living and remote work. Energy efficiency helps stretch BAH budgets. PCS-friendly resale when you rotate to next duty station.
Warranty coverage during deployments means maintenance issues handled by builder, not you remotely. Quick rental potential if you keep the home as investment property.
Near-new (1-5 years) often better for PCS timelines. Close in 30 days versus waiting 6-9 months for new construction completion.
Who are the top builders in Shalimar?
Established quality: Acree Construction, Southern Paradise Homes, Watree Homes. All have good reputations for quality and customer service.
Up and coming: Aloha Builder. Newer to market but building reputation with competitive pricing and modern designs.
Do your homework on any builder. Check online reviews, talk to previous customers, visit their completed homes, understand warranty coverage and responsiveness.
When's the best time to buy new construction?
45-60 days on market is the sweet spot. Builders are motivated but inventory still available. Negotiation leverage without waiting 4+ months.
End of quarter (March, June, September, December) creates urgency for builders with sales targets. End of fiscal year often brings best incentives.
For near-new homes, spring and summer PCS season brings more inventory as military families rotate. More choices for buyers during these peak windows.
Should I use the builder's preferred lender?
Not necessarily. Builders often offer incentives for using their lender ($5K-$10K in closing costs or upgrades). Compare total cost.
Get pre-approval from your own lender first. Then compare builder lender's rate, fees, and total cost including incentives. Sometimes builder lender is better deal, sometimes not.
VA buyers should especially compare. VA loans have specific requirements and not all builder lenders handle them well. Find lender experienced with VA loans regardless of builder incentives.
Will buyer's agents show new construction with 1% listing fee?
Yes (for resale of new construction). Here's what's actually happening after the NAR settlement: despite the rule changes, most buyers are still asking sellers to pay their agent.
What HAS changed is that smart sellers now have negotiating power on BOTH sides of the commission.
Instead of automatically paying the traditional 3% to the buyer's agent, we negotiate that down to around 2%. Combined with our 1% listing fee, your total is approximately 3% instead of the traditional 6%.
Your 1% listing fee has zero impact on whether buyer agents show your home. Modern homes with warranties sell themselves when priced correctly.
Ready to Buy or Sell New Construction in Shalimar?
19 years navigating Shalimar's new construction market. I know which builders deliver quality, how to negotiate with spec home pricing, when near-new offers better value, and how to position your new construction home against builder competition when you sell.
For Buyers: Smart strategy saves you $20,000-$50,000 on purchase price by targeting the right timing and negotiating effectively.
For Sellers: 1% listing fee saves you $15,000-$20,000 on commission while delivering full-service marketing and negotiation.
Call or text: 850.499.2940
Email: jim@uberrealty.com
Office: 303 Hunter Pl, Fort Walton Beach
Jim Whatley
Licensed Florida Real Estate Broker | Shalimar New Construction Specialist
19 years experience