Shalimar FL Real Estate Market Report
The September 14, 2026 Shalimar market snapshot contains 41 active detached homes and 23 pending homes.
The broad market moved little this week. The more useful change was inside the $400,000 to $599,999 price band, where active competition declined while recent closings increased.
Median reported DOM: 67
Median reported DOM: 28
Aug. 16-Sept. 14
The citywide totals barely changed. Competition improved most in the $400,000 to $599,999 band.
Compared with September 7, active inventory declined from 42 to 41, pending inventory declined from 24 to 23, and trailing-30-day closings declined from 16 to 15. Those citywide changes do not point clearly in one direction.
Inside the $400,000 to $599,999 band, active listings declined from 18 to 16 while trailing-30-day closings increased from three to five. The simple active-listings-per-recent-closing comparison improved from 6.0 to 3.2. Five closings is still a small sample, so treat the change as a current competitive signal, not a forecast.
The seven-day DOM number looks dramatic. The sale mix explains it.
Three sales closed in the trailing seven-day window. Two carried 357 and 382 reported DOM, while the third carried 9. That produces a seven-day median of 357 reported DOM. It does not show that Shalimar suddenly became a 357-day market.
| Period | Exact Dates | Closings | Median Sold | Median Sold $/SqFt | Median Reported DOM | Dollar-Weighted Sold / Final List |
|---|---|---|---|---|---|---|
| Last 7 Days | Sept. 8-Sept. 14 | 3 | $470,000 | $193 | 357 | 99.4% |
| Last 30 Days | Aug. 16-Sept. 14 | 15 | $505,000 | $242 | 51 | 97.2% |
| Last 90 Days | June 17-Sept. 14 | 46 | $513,750 | $239 | 48 | 96.1% |
| Last 180 Days | March 19-Sept. 14 | 88 | $502,500 | $229 | 29* | 96.5% |
| 2026 YTD | Jan. 1-Sept. 14 | 107 | $494,000 | $229 | 31.5* | 95.8% |
| Last 365 Days | Sept. 15, 2025-Sept. 14, 2026 | 148 | $484,750 | $226 | 44* | 95.6% |
*One sale in each applicable 180-day, YTD and 365-day cohort has a negative reported-DOM value and is excluded only from DOM calculations. That sale remains in closing, price and price-capture calculations. "Final list" means the List Price field in the supplied export. It is not proven to be the exact asking price when the contract was accepted.
The 15-Day Reported-DOM Matrix
The trailing-90-day cohort contains 46 closed sales, all with a usable reported-DOM value. Eighteen had 15 DOM or less. This is a market-time comparison, not an exact list-to-contract calculation.
| Reported DOM | Homes | Share | Cumulative Share | Median Individual Sold / Final List |
|---|---|---|---|---|
| 0-15 Days | 18 | 39.1% | 39.1% | 100.0% |
| 16-30 Days | 3 | 6.5% | 45.7% | 93.8% |
| 31-60 Days | 5 | 10.9% | 56.5% | 100.0% |
| 61-90 Days | 4 | 8.7% | 65.2% | 95.7% |
| 91-180 Days | 10 | 21.7% | 87.0% | 100.0% |
| 181+ Days | 6 | 13.0% | 100.0% | 98.4% |
See the Complete Day 15 Review
Current pending inventory provides a second timing signal
Among the 23 current pending listings, eight have 15 reported DOM or less, 13 have 30 or less, and 18 have 60 or less.
Median pending reported DOM is 28. Pending DOM describes the current pending snapshot. It does not prove that price alone caused a property to attract a contract.
The Day-15 split remains visible in price capture.
For this comparison, price capture equals total sold dollars divided by total final-list dollars within each group. It shows an association. It does not prove that additional days caused the difference.
| Closed-Sale Window | 15 DOM Or Less | More Than 15 DOM | Observed Gap | Hypothetical $500K Illustration |
|---|---|---|---|---|
| Last 90 Days | 99.8% (18 sales) | 94.1% (28 sales) | 5.7 points | About $28,500 |
| Last 180 Days | 99.2% (31 sales) | 95.2% (56 sales) | 4.1 points | About $20,300 |
| Last 365 Days | 99.0% (47 sales) | 94.3% (100 sales) | 4.7 points | About $23,400 |
Original asking price to closing
The current 400-day sold cohort contains 157 sales. The figures below compare aggregate averages for the complete cohort.
Original list to final list
$22,072 difference between the aggregate average original and final list prices.
Aggregate final list was 96.5% of aggregate original list.
Final list to sold
$26,542 difference between the aggregate average final list and sold prices.
Aggregate sold was 95.7% of aggregate final list.
Original list to sold
$48,614 difference between the aggregate averages.
Aggregate sold was 92.4% of aggregate original list.
Important limitation: these are aggregate cohort averages, not the typical seller's result or proof of money lost because of market time. The export does not establish its List Price field as the exact asking price at contract acceptance.
How old is Shalimar's active inventory?
The median active listing has 67 reported DOM. Of the 41 active listings, 16 have more than 90 reported DOM.
There is not one Shalimar market.
Compare active asking-price bands with trailing-30-day closings grouped by sold price. This shows where current competition is concentrated.
| Price Range | Active Now | Closed Last 30 Days | Active Listings Per Recent Closing |
|---|---|---|---|
| Under $400,000 | 11 | 4 | 2.8 |
| $400,000-$599,999 | 16 | 5 | 3.2 |
| $600,000-$799,999 | 4 | 2 | 2.0 |
| $800,000-$999,999 | 1 | 2 | 0.5 |
| $1 Million+ | 9 | 2 | 4.5 |
Shalimar 2026, month by month
January through August are completed calendar months in the current source. September remains partial through the 9:24 a.m. source pull on September 14.
| Month | Closed | Median Sold | Median Sold $/SqFt | Median Reported DOM |
|---|---|---|---|---|
| January | 12 | $449,450 | $219 | 43 |
| February | 6 | $467,500 | $233 | 44 |
| March | 7 | $480,000 | $222 | 8 |
| April | 15 | $510,000 | $230 | 28* |
| May | 9 | $465,000 | $218 | 25 |
| June | 21 | $525,000 | $236 | 41 |
| July | 17 | $495,000 | $235 | 28 |
| August | 15 | $610,000 | $242 | 45 |
| September through Sept. 14 at 9:24 a.m. | 5 | $426,840 | $193 | 51 |
*April excludes one negative reported-DOM value from the monthly DOM median. The sale remains in April's closing count and price calculations.
Green. Yellow. Red. Make the decision from evidence.
This traffic-light system is a seller decision framework. It is not a claim that price alone determines market time.
Launch and listen.
Watch qualified showings, repeat visits, offers and the competing homes buyers can choose instead.
Review the evidence.
Do not reduce automatically. Do not ignore buyer behavior. Decide whether price, condition, terms, presentation, access or another source of friction needs to change.
Challenge the current position.
Stop assuming more time by itself will solve the problem. Holding firm can still be right, but the evidence should support it.
Your house does not sell at the Shalimar median.
It sells against the homes your buyer can choose instead. Compare your home with the active competition, relevant pending homes and recent sales that actually match your property.
How this Shalimar market report is built
All displayed calculations were reproduced from the current row-level export and cross-checked against the matching ECAR/Flexmls Residential CMA PDF.
Source
ECAR/Flexmls Residential CMA and matching CSV export
Listings as of September 14, 2026 at 9:24 a.m. CMA prepared at 9:25 a.m.
Market Definition
Fort Walton Beach Area subareas 1209 - Poquito Bayou and 1210 - Shalimar
Property type Residential; subtype Detached Single Family.
Current Source Counts
41 Active
23 Pending
157 Sold
16 Expired
37 Cancelled
2 Temp Off Market
1 Coming Soon
277 total listing records.
What date windows are used?
Trailing periods end September 14, 2026. Seven days: September 8-September 14. Thirty days: August 16-September 14. Ninety days: June 17-September 14. One hundred eighty days: March 19-September 14. YTD: January 1-September 14. Trailing 365 days: September 15, 2025-September 14, 2026.
What statuses and filters are in the source?
Statuses searched: Active, Cancelled, Coming Soon, Expired, Pending, Sold and Temp Off Market. The CMA used 400-day relative lookbacks for Under Contract Date and Sold Date, with expiration, withdrawal and cancellation date filters running from September 14, 2025 through September 14, 2036. Qualifying new-construction listings are included.
Does this report equal the incorporated Town of Shalimar?
No. This report uses MLS subareas 1209 - Poquito Bayou and 1210 - Shalimar. That search is broader than the incorporated Town of Shalimar and should not be treated as the Town's legal boundary.
How are negative DOM values handled?
One sold record in the broader source contains a negative reported-DOM value. Negative DOM is not a usable measure of market time, so that value is excluded from DOM medians and DOM buckets. The underlying sale remains in closing counts, price statistics and price-capture calculations.
What does final list mean?
It means the List Price field in the supplied export. The source does not prove that field is the exact asking price at the moment the contract was accepted.
How is price capture calculated?
The multi-window snapshot and Day-15 comparison use dollar-weighted price capture: total sold dollars divided by total final-list dollars for the stated group. The DOM matrix separately shows the median of individual sold-price-to-final-list-price ratios.
Why is September not called complete?
The source was pulled during September 14. September remains an incomplete month, and later closings or MLS updates will change its total.
Are these numbers an appraisal?
No. These statistics describe groups of listing records and sales. They are not an appraisal, prediction or estimate of an individual home's value or sale outcome. MLS records may also be corrected after publication.
Source: ECARMLS/Flexmls Residential CMA and matching row-level export, listings as of September 14, 2026 at 9:24 a.m. Market: Fort Walton Beach Area subareas 1209 - Poquito Bayou and 1210 - Shalimar. Property: Residential, Detached Single Family. Counts represent listing records, not necessarily unique physical properties. Aggregate analysis is used rather than republishing listing-level records. Permanent URL: uberrealty.com/shalimar-real-estate-market. Analysis: Uber Realty.
Shalimar Real Estate Market FAQ
What changed in the Shalimar market this week?
Compared with September 7, active inventory declined from 42 to 41, pending inventory declined from 24 to 23, and trailing-30-day closings declined from 16 to 15. The broad snapshot was mixed. The clearest competitive improvement was in the $400,000 to $599,999 band, where active listings declined from 18 to 16 while trailing-30-day closings increased from three to five.
Why is the seven-day median reported DOM 357?
Only three sales closed in the trailing seven-day window. Two carried reported DOM above 350, while one was under 15. That small mix produces a 357-day median. It should not be read as a sudden marketwide slowdown.
How many detached homes are currently active in the Shalimar MLS area?
The September 14 source contains 41 active detached single-family listing records. Their median asking price is $519,000 and median reported DOM is 67.
How many Shalimar homes are pending?
The current source contains 23 pending detached single-family listing records. Their median asking price is $435,000 and median reported DOM is 28.
What is the current median sold price?
The trailing-30-day median sold price is $505,000 from 15 closings. The trailing-90-day median is $513,750 from 46 closings. The 2026 YTD median is $494,000 from 107 closings. Different windows contain different groups of homes.
Should my Shalimar house be under contract in 15 days?
Not necessarily. In the current trailing-90-day sample, 39.1% of closings with usable reported DOM had 15 DOM or less. Day 15 is a useful evidence review point, not an automatic price-reduction deadline.
Does longer market time automatically mean a lower selling price?
No. The data shows an association between the Day-15 split and final-list price capture. It does not prove that additional days caused the difference. Price range, condition, location, seller decisions and sale mix can affect both.
Is the $400,000 to $599,999 Shalimar price band less competitive this week?
In this simple current comparison, yes. The band has 16 active listings against five trailing-30-day closings, compared with 18 active against three closings in the September 7 report. Five closings is still a small sample, so use this as a current competitive signal, not a forecast or formal months-of-inventory measure.