New Construction Real Estate Agent Niceville FL | Homes Under 5 Years Old Specialist

TL;DR: Sell your new or nearly-new Niceville/Valparaiso home for 1-2% listing fee vs 6%. Average sale price $652K, median list $525K. Over 50% sell in 30 days when priced right. Buyers: get 50% commission rebate on new builds. 850.499.2940

Sell Smart. List Modern. Keep More.

Whether you built it yourself or bought it new, your nearly-new home represents the most sought-after property type in the Niceville-Valparaiso market. Modern buyers want modern homes — but that doesn't mean paying yesterday's commission rates.

At Uber Realty, we help you capture top dollar for your contemporary home without the bloated 6% builder-style fees.

Why New & Nearly-New Homes Dominate Our Market

Modern Living Features Buyers Demand

  • Open concept layouts designed for today's lifestyle

  • Energy-efficient systems reducing monthly costs

  • Smart home features and modern technology

  • Low maintenance exteriors and systems

  • Contemporary finishes matching current trends

Builder Benefits Still in Place

  • Structural warranties (typically 10 years)

  • System warranties (2-5 years remaining)

  • Energy certifications attracting eco-conscious buyers

  • Modern building codes ensuring safety

  • HOA-maintained common areas in many communities

Military & Professional Buyer Appeal

  • VA appraisal friendly (new = fewer issues)

  • Move-in ready for quick PCS transitions

  • Known quality vs older home surprises

  • Energy efficiency fitting BAH budgets

  • Modern layouts for remote work needs

New Construction Market Intelligence - June 2025

Current Market Snapshot

  • Active new construction listings: 40-44 homes

  • Median list price (new): $525,000

  • Average sale price (12-month): $652,030

  • Price per square foot: $283 average

  • Average DOM (new): 80 days

  • Nearly-new resales (≤5 years): 60-70 days

Critical Insight

Over 50% of properly priced new construction sells within 30 days. The rest? Usually started 10-15% too high and chase the market down.

Where New Construction Is Happening

Niceville Hot Spots

Deer Moss Creek

  • Custom and semi-custom builds

  • Large lots with privacy

  • $700K-$1M+ price points

  • Limited inventory drives demand

The Stables at Rocky Bayou

  • Equestrian-friendly community

  • Acre+ lots available

  • Custom builder options

  • $600K-$900K typical

Swift Creek Plantation

  • Townhomes and single-family

  • Lower maintenance options

  • $500K-$650K sweet spot

  • Strong investor interest

Emerging Areas

  • Addie's Place development

  • Village Oaks Pointe expansion

  • Infill opportunities throughout

Valparaiso Growth

Raiders Landing

  • Military-focused community

  • 2018-2023 primary build years

  • $475K-$620K price range

  • Quick Eglin AFB access

Custom Infill Projects

  • Gazelle Court developments

  • McKinney Street renewals

  • Ida Coon Circle customs

  • Premium lots commanding attention

Strategic Selling for New/Nearly-New Homes

Pricing Against Builder Competition

The Builder Advantage:

  • Financing incentives

  • Customization options

  • Brand new everything

  • Marketing muscle

Your Resale Advantages:

  • Immediate availability

  • Completed landscaping

  • Known neighborhood dynamics

  • Upgrades already installed

  • Blinds/curtains included

  • Often better lots (builders save premium lots)

The 2-5 Year Sweet Spot

Your "nearly-new" home offers:

  • Modern design without wait times

  • Established landscaping adding $10K+ value

  • Proven build quality (no surprises)

  • Potentially better lot selection

  • Room for negotiation builders won't match

Avoiding Common Pricing Mistakes

Overpricing Based On:

  • What you paid + upgrades

  • Emotion vs market reality

  • Builder's current phases

  • Wishful profit thinking

Strategic Pricing Considers:

  • Current builder incentives

  • Inventory levels by price point

  • Days on market trends

  • Seasonal military movement

  • Interest rate impacts

Marketing Your Modern Home

Professional Presentation Essentials

  • Architectural photography highlighting design

  • Drone footage for lot/community context

  • Virtual tours for remote buyers

  • Energy efficiency documentation

  • Builder warranty transfers noted

  • Smart home features demonstrated

Targeted Buyer Outreach

  • Military relocation specialists

  • Corporate transfer networks

  • Young professional social media

  • Energy-conscious buyer databases

  • Remote worker publications

  • Investment property seekers

Competitive Positioning

  • "Move in faster than new build"

  • "Upgrades included, not extra"

  • "Proven neighborhood, not promises"

  • "Established yard saves thousands"

  • "Same modern, less wait"

Commission Savings on Premium Properties

Real Examples at Different Price Points

$525,000 Home (Median New)

  • Traditional 6%: $31,500

  • Uber Realty 3-4%: $15,750-$21,000

  • You save: $10,500-$15,750

$652,000 Home (Average Sale)

  • Traditional 6%: $39,120

  • Uber Realty 3-4%: $19,560-$26,080

  • You save: $13,040-$19,560

$850,000 Custom Build

  • Traditional 6%: $51,000

  • Uber Realty 3-4%: $25,500-$34,000

  • You save: $17,000-$25,500

Premium homes shouldn't mean premium commissions

FAQs About Selling New/Nearly-New Homes

Q: How do I compete with builder incentives?

A: Focus on immediate availability, completed upgrades, and established landscaping. Many buyers prefer avoiding the 6-9 month build process. We position your home as "new without the wait" and often negotiate closing cost credits to match builder offers.

Q: Should I wait for builder phases to sell out?

A: Not necessarily. Buyers comparing your ready home to a 6-month wait often choose immediate gratification. Plus, builders raise prices with each phase — your competitive advantage may actually grow.

Q: Do energy features really matter to buyers?

A: Absolutely. We highlight energy ratings, utility averages, and modern insulation. Military buyers especially appreciate lower utility costs within BAH. We document and market these savings prominently.

Q: What about my builder upgrades?

A: Document everything with receipts. We create an "upgrades included" sheet showing value. Granite, wood floors, extended patios, smart home features — buyers love knowing these are already done.

Q: Will agents show homes with lower commission?

A: Yes. Your home appears identically in MLS. We recommend competitive buyer agent offers (2-2.5%). Agents see a desirable new home in Niceville, not commission rates.

Q: How do I price against current builder phases?

A: We analyze builder base prices, typical upgrades, lot premiums, and closing incentives. Then position your home competitively considering immediate availability and completed improvements. Usually 2-5% below comparable new builds works.

FOR BUYERS: The $10,000 Secret Builders Don't Want You to Know

Buying New Construction? STOP. Call First.

Here's what builders don't advertise: They pay agent commission whether you use one or not. Walking in alone? They keep it all.

Use me as your buyer's agent, and I'll rebate 50% of my commission back to you.

Real Money in Your Pocket

$500,000 New Build:

  • My commission: 2.5% = $12,500

  • Your rebate: $6,250 cash

$650,000 Custom Home:

  • My commission: 2.5% = $16,250

  • Your rebate: $8,125 cash

$800,000 Dream Home:

  • My commission: 2.5% = $20,000

  • Your rebate: $10,000 cash

Use it for:

  • Closing costs

  • Rate buydown

  • Upgrades

  • Furniture

  • Moving expenses

Full Representation PLUS Cash Back

  • Negotiate upgrades and incentives

  • Review contracts protecting you

  • Coordinate inspections

  • Manage timeline

  • AND get thousands back

The builder pays either way. Might as well get your share.

Ready to Maximize Your Modern Home Sale?

Your new or nearly-new home commands premium buyer interest. Whether competing against builders or capitalizing on limited resale inventory, strategic pricing and marketing make the difference.

Let's create a custom strategy for your specific property, neighborhood, and timeline.

Get Your Competitive Market Analysis:

Call or Text: 850.499.2940
Email: jim@uberrealty.com
Office: 303 Hunter Pl, Fort Walton Beach

Jim Whatley, Licensed Florida Real Estate Broker
New construction specialist & buyer rebate expert

Popular Neighborhoods: Deer Moss Creek | Raiders Landing | Swift Creek | All Niceville