Selling Your Hawk's Landing Home in Niceville, FL
Call Jim Whatley: (850) 499-2940 Free home value analysis. No commitment. If you have the address, a pricing conversation takes one call.
Hawk's Landing is 35 homes. There is no community quite like it in Niceville. When one comes available here, buyers who want this specific product have almost no alternatives. That is a real selling advantage, and the way you price and market the home determines whether you capture it.
On a $700,000 sale in Hawk's Landing, listing at 1% instead of 3% keeps $14,000 more in your pocket before closing. Uber Realty handles the full transaction at that rate: MLS listing, professional photography, 3D iGuide virtual tour, and contract negotiation from accepted offer through closing.
Jim Whatley, Principal Broker at Uber Realty LLC, Florida License BK3174026, has sold homes throughout Niceville and Okaloosa County for 19 years.
What Makes Hawk's Landing Different from Every Other Subdivision in Niceville
Hawk's Landing is a protected enclave of 35 custom homes built by Randy Wise Homes between 2011 and 2015. It sits adjacent to Turkey Creek Walk North, with a kayak launch, walking trail, picnic areas, and creek access at the back door. No other small Niceville subdivision puts you directly on that trail.
The community is cul-de-sac design. No through traffic. Underground utilities throughout. Sidewalks and street lighting. Natural gas, which is uncommon in Niceville residential neighborhoods. Every home was built to Randy Wise's above-standard specs: 2x6 exterior wall framing, R-19 insulation, high-impact windows, 9-foot ceilings, Legacy cabinetry, and granite or quartz countertops.
There is no HOA fee. The community is covenant restricted, which maintains neighborhood standards without the monthly fee burden. In a city where HOA fees commonly run $75 to $230 per month, that is a specific financial advantage for buyers and a selling point worth leading with.
The community is fully built out. No new construction is coming. No additional lots. When a Hawk's Landing home is available, it is genuinely rare.
Subdivision at a Glance
Builder: Randy Wise Homes
Total homes: 35
Built: 2011 to 2015
Construction specs: 2x6 framing, R-19 insulation, high-impact windows, 9-ft ceilings
HOA: None. Covenant restricted only.
Natural gas: Yes
Underground utilities, sidewalks, street lighting: Yes
Turkey Creek Walk North adjacency: Direct, with kayak launch
Community: Fully built out, no new construction
Who Is Buying in Hawk's Landing and Why It Matters When You Sell
The buyer pool here is specific. Knowing who they are shapes everything from the listing description to the price.
Active military families and DoD civilians. Eglin AFB's main gate is approximately 7 to 10 minutes from Hawk's Landing via Highway 85. That is one of the shortest commutes in all of Niceville. Hurlburt Field is approximately 20 to 25 minutes. Families who want top-tier Niceville schools, a short Eglin commute, and custom construction quality without an HOA fee end up here.
Medical professionals. Twin Cities Hospital is immediately adjacent to Hawk's Landing. Walking distance. That proximity is directly relevant to healthcare workers who want to minimize commute time. It is worth noting in the listing description.
Outdoor-oriented buyers. The Turkey Creek Walk North trail system and kayak launch at the back door is not a minor amenity. For the right buyer, direct access to a managed natural area with a spring-fed creek, kayaking, and a walking trail is the primary reason they choose this address over every other Niceville option at a comparable price.
Buyers upgrading within Niceville. The combination of Randy Wise quality, no HOA fee, natural gas, and green belt privacy is not available in Niceville's new construction market at any price. Buyers who know what they are looking for have one place to find it.
Hawk's Landing Market Snapshot: Q1 2026
Hawk's Landing is a 35-home community. At that size, there are rarely more than zero to two active listings at any time, and annual sales volume runs one to four closings per year. That low volume is not a weakness for sellers. It is scarcity.
Here is what the verified data shows. The Niceville city-wide median for single-family homes is $450,000 as of March 2026, per homes.com. Swift Creek, a nearby community with a comparable buyer profile and construction era, had active listing prices ranging from $725,000 to $1,075,000 as of the Uber Realty MLS Report for February 2026. Hawk's Landing homes with Randy Wise custom specs and Turkey Creek adjacency position in that same premium tier.
Resale pricing in a community this size depends entirely on specific lot comparables, condition, and the current active inventory within Hawk's Landing at the time of listing. There are no zip code averages that apply here. Jim Whatley pulls current ECAR MLS data specific to Hawk's Landing and the comparable premium Niceville tier before any pricing conversation. Call (850) 499-2940.
Market context (Q1 2026)
Niceville city-wide single-family median: $450,000 (homes.com, March 2026)
Swift Creek comparable active range: $725,000 to $1,075,000 (Uber Realty MLS Report, February 2026)
Community size: 35 homes, fully built out, 0 to 2 listings active at any time
Resale-specific median and DOM: pull ECAR MLS at listing time
HOA: There Is Not One. Here Is What That Means for Your Sale.
Hawk's Landing is covenant restricted, not HOA governed. There are no monthly dues. No management company. No special assessments.
In Niceville, that is unusual. Most communities in this price range carry HOA fees of $75 to $230 per month. Over 12 months, that is $900 to $2,760 in fees a Hawk's Landing buyer avoids every year, while still living in a neighborhood with underground utilities, sidewalks, street lighting, and protected covenant standards.
Covenant restrictions do apply. Governing documents are on file with Okaloosa County. Pull them from okaloosapa.com before listing to confirm current restrictions on modifications, exterior colors, and rentals. Include a copy in the buyer disclosure package. Buyers and their agents will ask.
No HOA fee is a concrete selling point. Put a dollar figure on it in the listing description. Buyers comparison-shopping against Bluewater Bay, Swift Creek, or Addie's Place will notice.
Schools: The Full Niceville Pipeline
Hawk's Landing buyers access the Okaloosa County School District, which consistently ranks among the best in Florida. The school assignment for Falcon Trail addresses runs from a 9/10-rated elementary through a 9/10-rated middle school to an A-rated high school.
Elementary School Lula J. Edge Elementary. 9/10 GreatSchools rating. Florida DOE A-rated for 2024-2025. 72% math proficiency. Gifted and Talented program. 543 students enrolled. Verify your specific assignment at okaloosaschools.com.
Middle School C.W. Ruckel Middle School. 9/10 GreatSchools rating. Ranks in the top 20% of Florida middle schools and 438th out of 3,704 Florida schools. 81% math proficiency. Gifted and Talented program. 1,054 students enrolled.
High School Niceville Senior High School. Florida DOE A rating, three consecutive cycles. 97% graduation rate. AP, Cambridge, and AFJROTC programs. 1,998 students enrolled.
Use the specific ratings in your listing description. "9/10 GreatSchools" is a fact. "Great schools" is noise.
Sources: GreatSchools.org, homes.com, niceville.com, publicschoolreview.com
Insurance, Flood Zone, and What the Construction Era Means for Buyers
Hawk's Landing is an interior Niceville community, not adjacent to bayou or open water. Turkey Creek is a managed recreation area with elevated terrain. The flood zone designation for Falcon Trail addresses is expected to be Zone X, which is low risk. Confirm the specific designation for your lot at msc.fema.gov before listing, and include the certificate in the buyer disclosure package.
Construction quality pays off at insurance time. Randy Wise built these homes to above-standard specs: 2x6 exterior framing, R-19 insulation, and high-impact windows. That combination supports favorable wind mitigation ratings and lower insurance premiums compared to standard-framed homes of the same era. The original wind mitigation report, if retained, should be included in your seller package. If it is not available, a new wind mitigation inspection before listing is a worthwhile investment.
Roof and HVAC at the 10 to 15 year mark. Homes built between 2011 and 2015 have roofs that are 10 to 15 years old. Most should have remaining serviceable life, but condition varies by home. A pre-listing roof inspection documents current condition and removes a common buyer objection before it becomes a contract contingency.
HVAC systems in the same age range are approaching mid-life. Service the system before listing. Retain the documentation. Buyers using VA financing or requesting 4-point inspections will review it.
Documents to assemble before listing:
Original wind mitigation report (or schedule a new inspection)
Roof inspection report or documentation
HVAC service records
Manabloc plumbing documentation (from original Randy Wise build records)
HOA covenant documents from okaloosapa.com
FEMA flood zone certificate from msc.fema.gov
No New Construction Competition
Hawk's Landing is fully built out. There are no remaining lots, no builder inventory, and no new phases coming. The community is fixed at 35 homes.
The closest new construction alternatives in Niceville at comparable price points are Deer Moss Creek and Addie's Place within Bluewater Bay. Neither offers direct Turkey Creek trail access. Neither is cul-de-sac quiet at 35 homes. Neither has natural gas throughout. And both carry HOA or MSBU fees that Hawk's Landing does not.
Resale sellers here are not competing against a builder. They are offering something the new construction market simply cannot replicate.
What Selling at 1% Saves You in Hawk's Landing
Commissions are not set by law and are fully negotiable.
Uber Realty offers two listing programs. Done With You at 1% listing fee. Done For You at 2% listing fee. In both cases, you set the buyer agent offer separately. The standard target in this market is 2% for the buyer agent. Total commission comes to 3% or 4% depending on the program. Compare that to the traditional 5.7% total commission.
| Program | Rate | At $650,000 | At $750,000 | Savings vs. Traditional at $700K |
|---|---|---|---|---|
| Traditional | 5.70% total | $37,050 | $42,750 | -- |
| Uber Done With You | 1% + 2% buyer = 3% total | $19,500 | $22,500 | You keep $18,900 more |
| Uber Done For You | 2% + 2% buyer = 4% total | $26,000 | $30,000 | You keep $11,900 more |
Both programs include full MLS listing and syndication to 900+ sites, professional photography, 3D iGuide virtual tour, drone photography where applicable, geo-targeted social media advertising, and contract negotiation from accepted offer through closing.
Call (850) 499-2940 to confirm current ECAR MLS pricing for your specific home and calculate your actual savings.
Why Hawk's Landing Sellers Work With Jim Whatley
Jim Whatley is the Principal Broker of Uber Realty LLC, Florida Broker License BK3174026, Brokerage License CQ1038333. He has completed 500+ closed transactions in Okaloosa County since 2007. He holds Harvard Law Program on Negotiation training and applies it to every offer, every repair request, and every appraisal dispute.
David Howard, former client: "We have moved many times in our military and civilian careers. In Jim Whatley, we found the best of the best."
Shaun Garvin's Bluewater Bay sale closed at $428,500 at 1% listing. The savings on the listing side alone compared to a traditional 3% listing fee: $8,570.
The overhead model is different. The service is not cut.
Five Questions Every Hawk's Landing Seller Asks Before Listing at 1%
Will buyer agents really show my home? Yes. Buyer agent compensation is negotiated separately from the listing fee. Your listing appears identically on the ECAR MLS regardless of what you pay in listing commission. The listing fee is invisible to buyer agents at the point of showing.
Is 1% actually full service, or are things cut? Full MLS exposure, professional photography, 3D virtual tour, social media marketing, and Harvard-trained negotiation from offer to close. The difference between Uber Realty and a traditional brokerage is the overhead model, not the service delivered to you.
How do I know what my home is worth? Free home value analysis before any commitment. Jim Whatley pulls comparable sales specific to Hawk's Landing and the Randy Wise custom home tier in Niceville. Not zip code averages. Call (850) 499-2940.
What if something goes wrong? 19 years and 500+ transactions in Okaloosa County. Harvard-trained negotiator. Jim has managed covenant disclosure questions, VA appraisal gaps, roof age negotiations, and HVAC repair contingencies in this market. If it can go wrong in a Northwest Florida transaction, he has worked through it.
Are commissions actually negotiable? Yes. Commissions are not set by law in Florida and are fully negotiable. This is stated explicitly and disclosed in writing with every listing agreement Uber Realty signs.
Ready to talk numbers? Call Jim Whatley: (850) 499-2940 Free home value analysis. No commitment. Jim Whatley, Principal Broker, Uber Realty LLC.
Uber Realty LLC | Jim Whatley, Principal Broker | Florida BK3174026 | CQ1038333 1924 Benton Ave, Niceville, FL 32578 | 303 Hunter Pl NE, Fort Walton Beach, FL 32548 (850) 499-2940 | jim@uberrealty.com | uberrealty.com
Commissions are not set by law and are fully negotiable. Equal Housing Opportunity.
FAQ
Will buyer agents show my Hawk's Landing home if it is listed at 1%?
Yes, buyer agents show homes listed at 1% at the same frequency as homes listed at 3%. Buyer agent compensation is set separately from the listing fee. Most Niceville sellers target 2% for the buyer side, bringing total commission to 3%. Your listing appears in the ECAR MLS identically to any other listing regardless of your listing fee. Call (850) 499-2940 to confirm what buyer agent offer makes sense for your specific situation.
How much is my Hawk's Landing home worth right now?
Current market value in Hawk's Landing depends on your specific home's size, condition, lot position, and the most recent comparable sales in the community. The Niceville city-wide median is $450,000 as of March 2026, but Randy Wise custom homes in this price tier regularly exceed that by a significant margin. Jim Whatley pulls current ECAR MLS data specific to Hawk's Landing before any pricing conversation. Call (850) 499-2940.
Is there really no HOA fee in Hawk's Landing?
Correct. Hawk's Landing is covenant restricted, not HOA governed. There are no monthly dues and no management company fees. Covenant restrictions do apply and governing documents are on file with Okaloosa County. Pull them from okaloosapa.com before listing. In a Niceville market where HOA fees commonly run $75 to $230 per month, the absence of a fee is a concrete buyer advantage worth noting in every listing description.
What should I know about roof and HVAC age before listing?
Homes built between 2011 and 2015 have roofs that are 10 to 15 years old. A pre-listing roof inspection documents current condition and removes a common buyer objection before it becomes a contract contingency. HVAC systems in the same range are approaching mid-life. Have the system serviced and retain the paperwork before listing. Jim Whatley reviews the full documentation checklist with every Hawk's Landing seller before the listing goes live.
How does Hawk's Landing compete against Deer Moss Creek and Addie's Place?
Hawk's Landing is fully built out at 35 homes. No builder inventory. No new phases. The direct Turkey Creek Walk North trail access, natural gas, and covenant-only governance with no HOA fee is a combination that neither Deer Moss Creek nor Addie's Place can offer. Buyers who want this specific product have one place to find it. That scarcity is a real pricing advantage when positioned correctly.
What documents should I assemble before listing?
Six items: the original wind mitigation report or a new inspection, a roof inspection report, HVAC service records, Manabloc plumbing documentation from the Randy Wise build package, the HOA covenant documents from okaloosapa.com, and the FEMA flood zone certificate from msc.fema.gov. These remove the most common inspection, insurance, and disclosure objections before they become contingencies.