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Buy or Sell New Construction in Fort Walton Beach Smart: The Complete Guide for Military Families and Modern Living
By Jim Whatley, Fort Walton Beach New Construction Specialist
Should I buy new construction or near-new in Fort Walton Beach, 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 average 152 days on market for new builds with many requiring 2-3 price reductions. 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
Fort Walton Beach new construction offers modern living with open-concept layouts, energy-efficient systems, smart home features, and low-maintenance exteriors. Perfect for military families needing move-in ready homes for PCS timelines and buyers wanting warranty coverage.
But market reality matters. Recent data shows average days on market is 152 days for new builds. Many require 2-3 price reductions with slow movers (120+ days) needing 7-10% discounts from original list price.
Near-new homes (1-5 years old) often deliver better value. Landscaping done, upgrades included, builder 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 $36,000 in commission on a $600K home.
Average new construction sold: $569,200
Median sold: $510,000
Average days on market: 152 days
Many require 7-10% price cuts after 120+ days
Save $18K-$30K with 1% listing when you sell
Call me: 850.499.2940
Why Choose New Construction in Fort Walton Beach
Modern Living Advantages
Open-concept layouts with high ceilings and natural light. No walls separating kitchen from living areas, modern flow designed for family living and entertaining. Flexible spaces for home offices and remote work.
Energy-efficient HVAC, insulation, windows, and appliances. Lower utility bills matter for military families on BAH budgets and anyone watching monthly expenses. Smart home technology, EV-ready garages, solar-prep options. Tech-ready builds for modern living.
Low-maintenance exteriors using modern materials. Hurricane-rated construction meeting latest Florida building codes. Better insurance discounts under new building codes compared to older construction.
Builder warranties provide peace of mind. Typically 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 deadlines. No renovation projects or waiting for repairs, just unpack and live. Energy efficiency helps stretch BAH budgets with lower utility costs.
VA-loan friendly with smooth appraisals and inspections. New construction meets VA requirements easily, no condition issues or required repairs. Strong resale demand for future PCS cycles. Newer homes with warranties attract military buyers rotating through.
Quick commute to bases: 10 minutes to Eglin AFB, 15 minutes to Hurlburt Field. Base proximity with modern housing is perfect for military families.
Investment and Lifestyle Value
Strong rental demand from military tenants. Newer homes command premium rents and attract quality tenants. Lower maintenance means fewer headaches for landlords during deployments or between assignments.
Appreciation upside in high-demand Fort Walton Beach corridors. Many developments close to beaches, shopping, schools. Location plus modern construction creates strong investment fundamentals.
Market Reality: The Data Tells the Story
Past 12 Months (19 New Construction Sales):
Average sold price: $569,200
Median sold price: $510,000
Average size: 2,150 square feet
Average price per square foot: $245
Average days on market: 152 days
Sales Speed Breakdown:
Fast movers (0-30 days): Sell at full price, typically spec homes priced right for immediate competition.
Average movers (60-90 days): Close at 95-97% of list price with mild negotiations.
Slow movers (120+ days): Require 7-10% discounts from original list price. This is the majority of new construction sales.
Critical Insight:
Builders often list high with room to negotiate. Many new builds require 2-3 price reductions before finding buyers. Smart buyers who wait 45-60 days gain significant negotiation leverage.
Only the aggressively priced spec homes sell quickly at full price. The rest sit and eventually discount to find market.
Where New Homes Are Being Built in Fort Walton Beach
Garniers Bayou and Cinco Bayou Infill
Price range: $500K-$800K custom and semi-custom builds on scattered lots. Many include private docks or bayou frontage. Executive-level housing for senior officers and professionals.
Waterfront or water-access premium properties. Not production subdivisions but individual custom builds taking advantage of remaining bayou lots.
Downtown and Uptown Fort Walton Beach Infill
Small-lot homes $450K-$550K walkable to schools, parks, and shopping. Ideal for military families wanting central location without commute times.
Modern townhomes and single-family on infill lots in established neighborhoods. Urban living with beach town lifestyle.
Elliott Point / Ferry Road Vicinity
Mix of spec and custom builds, price range $500K-$700K. Popular with relocating professionals and PCS families wanting newer construction in established Fort Walton Beach location.
Convenient to bases and beaches. Good schools and family-friendly established neighborhood around new infill construction.
Mary Esther Cutoff and Beal Parkway Area
Affordable new builds starting in $400Ks from D.R. Horton, Adams Homes, and smaller local builders. Strong first-time buyer and VA loan activity.
Production builder subdivisions with multiple floor plans. More affordable entry into new construction market. Good for military families on tighter BAH budgets.
Notable Fort Walton Beach Builders
Local Custom and Semi-Custom Builders:
Acree Construction - Established local builder with strong reputation. Custom and semi-custom homes with quality construction and attention to detail. Good warranty support and customer service track record.
Southern Paradise Homes - Family-focused designs with modern layouts. Semi-custom builds with flexible options. Competitive pricing for value-conscious buyers.
Watree Construction - Quality craftsmanship with custom options. Good communication during build process. Responsive to buyer needs and timeline concerns.
Aloha Builders - Up-and-coming builder gaining market share. Competitive pricing and modern designs. Building reputation for quality and customer service.
National Production Builders:
D.R. Horton - Large national builder with standardized floor plans and processes. Economies of scale allow competitive pricing. Good for buyers prioritizing price over customization.
Adams Homes - Value-focused production builder. Entry-level pricing for first-time buyers and military families on BAH budgets. Basic finishes but solid construction.
The Near-New Advantage: 1-5 Years Old
What You Get That New Construction Doesn't Have:
Landscaping installed ($10,000+ value). Mature grass, established plants, privacy fencing. Move in without dirt lot and construction debris waiting for grass to grow.
Window treatments and fencing included ($8,000-$12,000 value). Previous owner's upgrades become your immediate benefit. Often includes garage door openers, ceiling fans, light fixtures, patio furniture that builders charge extra for.
Builder kinks worked out. No warranty hassles for minor construction defects. Previous owner dealt with the new construction punch-list headaches and warranty calls.
Upgrades already added. Flooring upgrades, lighting packages, extended patios, landscaping enhancements. All included in purchase price without paying builder premium pricing.
Immediate move-in versus 6-12 month build time. Close in 30 days instead of waiting months for new construction completion. Critical for military families on tight PCS timelines.
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 and profit margins.
Market data shows near-new homes often sell faster than new construction because they're immediately available and include landscaping and upgrades at lower total cost.
Who's Buying (And How the 1% Helps You)
Military Families: The Primary Market
Active duty rotating through Eglin AFB and Hurlburt Field. Defense contractors on multi-year assignments. Military retirees settling in Fort Walton Beach after final duty station.
New construction appeals to families wanting modern systems, warranties, low maintenance. Energy efficiency helps stretch BAH budgets. Quick base commutes matter for work-life balance.
PCS timelines often tight. Near-new homes (1-5 years) better for quick closings. New construction works for buyers with 6-12 month timeline before move.
The 1% matters because on a $600K sale, traditional 6% is $36,000. With 1% listing plus 2% buyer agent, your total is $18,000. You save $18,000. That's PCS moving costs, down payment on next home, or keeping your own money.
First-Time Buyers and Move-Up Families
Young military families buying first homes. Civilian professionals working at bases or area businesses. Families upgrading from smaller homes or apartments.
Modern layouts, energy efficiency, low maintenance appeal to busy families. Warranties reduce worry about unexpected repair costs.
Production builders in Mary Esther Cutoff / Beal Parkway area offer most affordable new construction entry points in $400Ks.
Investors: Modern Rental Properties
Out-of-state investors seeking Florida rental markets. Local investors building portfolios. Military members buying rental properties for deployment income or retirement planning.
New construction commands premium rents from military tenants. Modern finishes and systems attract quality tenants willing to pay more. Lower maintenance means fewer landlord headaches and better cash flow.
Commission savings improve investment ROI immediately. Save $18,000-$30,000 on acquisition costs and your numbers work better from day one.
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.
$600,000 Home
Traditional model (what most sellers still pay):
Listing agent: 3% = $18,000
Buyer agent: 3% = $18,000
Total: $36,000
Smart seller with Uber Realty:
Listing: 1% = $6,000
Buyer agent (negotiated): 2% = $12,000
Total: $18,000
You save: $18,000
$510,000 Home (Median New Construction)
Traditional model:
Total: 6% = $30,600
Smart seller with Uber Realty:
Total: 3% (1% + 2%) = $15,300
You save: $15,300
$450,000 Home
Traditional model:
Total: 6% = $27,000
Smart seller with Uber Realty:
Total: 3% (1% + 2%) = $13,500
You save: $13,500
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%.
Smart Buyer Strategy
The 45-60 Day Sweet Spot
Target new construction that's 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 10% 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.
Pricing Against Builders
Builder advantages: Brand new construction, incentives (closing cost credits, upgrades), ability to customize during build.
Your advantage with resale near-new: Immediate move-in, finished upgrades already included, established landscaping, proven neighborhood, often lower price than comparable new.
Compare total costs. Builder might offer $10K closing costs but prices home $30K higher than comparable near-new. Do the math on total out-of-pocket.
Negotiation Leverage Points
Price reductions (most common concession). Closing cost assistance (helps with cash-to-close requirements). Included upgrades (flooring, countertops, appliances that builders normally charge for). Rate buydowns (builder pays points to lower your interest rate).
Compare builder spec pricing to recent near-new comps. If near-new with landscaping sells for $520K, don't pay builder $565K for dirt lot and 9-month wait.
Due Diligence Essentials
Elevation certificate for insurance cost planning. Wind mitigation report (discounts possible with hurricane features). Confirm transferable builder warranties if buying spec or near-new. Verify realistic completion timeline if buying pre-construction (add 60-90 days to builder estimates).
Get pre-approved before making offers. Builders and sellers take serious buyers seriously. Pre-approval shows you're ready to move forward.
For Sellers: When You Eventually Sell Your New Construction
The 1% Strategic 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 modern home markets itself.
New and near-new homes with warranties, energy efficiency, and updated finishes sell faster than older construction. Professional marketing at 1% listing fee protects your equity.
Strategic Positioning Against Current Builders
Price 3-5% below current builder pricing for comparable homes. Emphasize your established landscaping ($10K+ value), included upgrades, immediate occupancy, no construction wait.
Buyers shopping new construction are comparison shopping. Position your near-new home as better value proposition: same modern benefits, lower price, available immediately.
Professional photography, 3D virtual tours for remote military buyers, targeted marketing to PCS families. We know how to sell new construction against builder competition.
How the 1% Listing Works
Step 1: Strategy Call
Review comparable new construction and near-new sales in your area. Analyze current builder pricing and competition. Run net sheet showing what you walk away with after mortgage payoff, closing costs, and commission.
Step 2: Strategic Prep
Modern homes need minimal prep. Professional cleaning, lawn maintenance, maybe fresh mulch. Emphasize energy efficiency features, warranty coverage remaining, modern systems.
Gather documentation: builder warranty details and transferability, energy efficiency certificates, appliance manuals and warranties, any upgrades documentation.
Step 3: Professional Launch
Photography emphasizing modern finishes and open layouts. 3D virtual tours for remote military buyers. Full MLS exposure plus syndication to 900+ sites.
Targeted marketing to military PCS families and buyers seeking new construction. Position against current builder pricing showing your value advantage.
Step 4: Expert Negotiation
Handle offers from military buyers (VA loans), conventional financing, investor cash offers. Navigate inspection (minimal on newer homes but address any builder warranty items).
Coordinate appraisals, manage timeline for PCS closings or standard financing. Military buyers appreciate efficient process.
Step 5: Smooth Closing
Manage appraisal process, lender coordination, title work, HOA documentation if applicable, builder warranty transfer, final walkthrough coordination.
All at 1% on listing side. No hidden fees. Full service focused on efficient closing.
Questions I Get Asked
Is it better to buy new or nearly-new in Fort Walton Beach?
Nearly-new (1-5 years old) often gives better value. You get modern construction benefits plus established landscaping ($10K+ value), included window treatments and fencing ($8K-$12K value), resolved builder punch-list issues, immediate move-in for tight 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 at 60+ days on market.
How long do new homes take to sell in Fort Walton Beach?
Average 152 days. Many require 2-3 price reductions with slow movers (120+ days) needing 7-10% discounts from original pricing.
Only aggressively priced spec homes sell quickly at full price in first 30 days. Most sit longer as builders try to maximize pricing then gradually reduce.
Near-new homes often sell faster because they're immediately available and include landscaping and upgrades at lower prices than new construction.
Who are the best builders in Fort Walton Beach?
Established local builders: Acree Construction, Southern Paradise Homes, Watree Construction. All have good reputations for quality and customer service.
Up and coming: Aloha Builders. Newer but building reputation with competitive pricing and modern designs.
National production builders: D.R. Horton and Adams Homes. Standardized processes and competitive pricing but less customization.
Do your homework on any builder. Check online reviews, talk to previous customers, visit completed homes, understand warranty coverage and responsiveness.
Are Fort Walton Beach new homes VA-loan friendly?
Yes. Most new and near-new homes pass VA appraisal easily with modern construction meeting VA requirements. No condition issues or required repairs that sometimes plague older homes.
We specialize in VA loans and PCS relocations. Military buyers appreciate working with agent who understands VA process and timelines.
VA buyers should still compare builder lenders versus outside lenders. Sometimes builder incentives make their lender better deal, sometimes not. Get quotes from both.
Should I wait for builder incentives?
Sometimes, but often you can negotiate resale or spec homes into same or better deal without waiting 6-12 months for construction.
Builder incentives (closing costs, upgrades, rate buydowns) are negotiable on spec homes already built. Compare total cost of builder new construction with incentives versus near-new home with landscaping and upgrades already included.
Near-new home at $520K with everything done often better value than builder at $565K even with $15K incentives, especially when you factor in 6-12 month construction wait.
What about energy efficiency in new construction?
Modern building codes require significantly better insulation, windows, HVAC efficiency than older construction. This translates to lower monthly utility bills.
For military families on BAH budgets, energy savings of $100-$200 monthly make difference in affordability. Over years of ownership, thousands in savings.
Many new homes include smart thermostats, LED lighting, energy-efficient appliances. Some builders offer solar-ready or EV-charging prep for future upgrades.
Will buyer's agents show my new construction home 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 against current builder competition.
Bottom line: Yes, you'll probably end up paying the buyer's agent. But at ~2% instead of 3%. And your listing side is 1% instead of 3%. That's how you get from 6% to 3%, saving $15,000-$30,000 on typical Fort Walton Beach new construction sales.
Ready to Buy or Sell New Construction in Fort Walton Beach?
19 years navigating Fort Walton Beach'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 right timing and negotiating effectively.
For Sellers: 1% listing fee saves you $15,000-$30,000 on commission while delivering full-service marketing and negotiation.
Call or text: 850.499.2940
Email: jim@uberrealty.com
Jim Whatley
Licensed Florida Real Estate Broker | Fort Walton Beach New Construction Specialist
19 years experience