Shalimar, FL Real Estate Market Report

Jim's read: Your competition matters more than the town median

The first thing I would look at is the price range your home falls into. Shalimar has 35 active listings, but those listings are not equally competing for the same buyers.

There are 17 active listings with more than 90 reported days on market. Some sellers have been waiting a long time for a buyer. Others are finding one much sooner.

I would compare your home with nearby closed sales, pending listings, and the available alternatives. Then I would look at condition, repairs, presentation, and what a buyer receives for the price.

That is how I would make the pricing decision. Not by applying a single Shalimar average to every property.

What changed since the October 19 report?

• Active homes declined from 41 to 35. Six fewer detached-home listings were active at the two reporting dates.
• Pending homes held at 14. The number of properties under contract was unchanged.
• The 30-day median rose from $397,500 to $427,450. Closings fell from 14 to 12. Different sales entered and left the rolling period, so this is not a measure of appreciation for an individual home.

For a homeowner, the most useful question is whether competing listings have changed in your price range and neighborhood.

What we look at on the ground

A home's age, condition, updates, location, and available alternatives can matter more than the townwide median.

A buyer comparing homes around Shalimar Pointe may be considering a different group of properties than someone shopping nearer Poquito Bayou or Lake Lorraine. Even within one neighborhood, the homes may vary substantially.

Before recommending a listing price, I would review recent comparable sales and competing listings, then check the home's visible condition, roof and major systems, insurance-related questions, and the likely buyer's alternatives.

For a property with waterfront features, I would examine those features separately rather than apply a general Shalimar price per square foot.

A Shalimar sale we handled

One useful example is 21 Pebble Beach Drive in Shalimar. The transaction involved an as-is contract and decisions about repairs, seller costs, and contract terms.

The lesson for sellers is simple. The offer price is only one part of the negotiation. Repair requests, buyer credits, closing costs, and broker compensation can change how much money the seller keeps.

The right comparison is the net outcome after the agreed expenses, not just the price printed at the top of the contract.

What does it cost to sell a home in Shalimar?

With Uber Realty, you can choose the level of help you need. Our 1% Listing includes professional representation for pricing, MLS marketing, offers, negotiation, and the contract through closing. Our 2% Listing includes that service plus hands-on, in-person help.

Any buyer-agent compensation is a separate, negotiable decision. The seller can choose whether to offer it and how much.

On the same $500,000 sale, a hypothetical 6% total brokerage charge would be $30,000. The illustrative 3% total above would be $15,000, a $15,000 difference before other selling expenses.

What matters is the work you receive and the amount you keep when the sale closes.

How this market report was measured

This report uses an ECAR/Flexmls Residential CMA dated November 1, 2026, and its matching 274-record CSV export.

Geography: Fort Walton Beach MLS area, subareas 1209 Poquito Bayou and 1210 Shalimar. This is a defined MLS search area, not the incorporated Town of Shalimar alone.

Property type: Detached single-family residential properties. Condominiums, townhomes, vacant land, and other property types are not included.

Status counts: 35 active, 14 pending, 165 sold, 17 expired, 38 cancelled, and 5 temporarily off market. The PDF and CSV counts agree.

Sold periods: Inclusive closing-date windows ending November 1, 2026. The 7-day window is October 26–November 1; 30 days is October 3–November 1; 90 days is August 4–November 1; 180 days is May 6–November 1; and 365 days is November 2, 2025–November 1, 2026. Year to date begins January 1, 2026.

Prices: Closed-sale medians use sold prices. Active and pending price bands use exported asking prices. The $/square-foot medians are the medians of individual property records.

Negotiation ratio: Sold price divided by the sum of exported final asking prices for the same closed-sale group, expressed as a percentage. It is a dollar-weighted aggregate ratio, not the median individual transaction ratio or a comparison with original asking price.

Market time: Days on market comes from the CSV's reported DOM field. Two sold entries have invalid negative values: MLS 1011932 (-1) and MLS 994978 (-4). Both remain in sale-price calculations but are excluded from DOM calculations. The 90-day group has one invalid record; the 180-day group has one; the 365-day group and year-to-date group include both.

Comparison date: The previously published page was dated October 19, 2026. Changes reported here compare that page with November 1, not a strict seven-day interval.

Important limitation: MLS status represents the status at export. Active counts are a snapshot, while sold windows count closing dates. A pending listing's eventual sale price is not known from its pending status. A sale's reported DOM is not necessarily its complete historical exposure or the contract-to-closing interval. Some properties may appear in more than one historic status record, and one property may be relisted.

MLS information is believed reliable but is not guaranteed. This report summarizes data and does not reproduce the underlying copyrighted listing compilation.

What could your Shalimar home sell for?

The best starting point is a review of your own home alongside recently sold, pending, and competing properties. The goal is not merely to put a price on the house. It is to understand what buyers will compare, what you may need to spend, and how much money you can keep.

I'll help you work through those numbers before you make a decision.