Shalimar FL Real Estate Market Report
The active inventory aged again while the pending pool became smaller.
Shalimar now has 47 active detached-single-family listings and 18 pending listings in the report area. Active inventory increased by one from last week, but listings above 90 reported days on market increased from 17 to 18 while pending inventory fell by four.
Median reported DOM: 81
Median usable reported DOM: 12
Sept. 5-Oct. 4
One more home is active, four fewer are pending, and the active inventory is older.
Compared with September 27, active detached inventory moved from 46 to 47, pending inventory moved from 22 to 18, and trailing-30-day closings moved from 11 to 12.
The age of the active inventory also increased. Median active reported days on market moved from 74 to 81, and active listings above 90 reported DOM increased from 17 to 18.
Only three sales closed in the last seven days, so longer windows are more useful.
A three-sale weekly sample can move sharply depending on which homes happened to close. The 30-, 90-, 180- and 365-day windows provide better context.
| Period | Exact Dates | Closings | Median Sold | Median Sold $/SqFt | Median Reported DOM | Dollar-Weighted Sold / Final List |
|---|---|---|---|---|---|---|
| Last 7 Days | Sept. 28-Oct. 4 | 3 | $450,000 | $201 | 48 | 97.9% |
| Last 30 Days | Sept. 5-Oct. 4 | 12 | $460,000 | $215 | 42.5 | 98.7% |
| Last 90 Days | July 7-Oct. 4 | 46 | $492,000 | $226 | 42 | 96.4% |
| Last 180 Days | April 8-Oct. 4 | 87 | $500,000 | $228 | 37 | 96.6% |
| 2026 YTD | Jan. 1-Oct. 4 | 116 | $490,000 | $227 | 34* | 95.9% |
| Last 365 Days | Oct. 5, 2025-Oct. 4, 2026 | 149 | $485,000 | $224 | 40* | 95.8% |
*One sold record in the YTD and trailing-365-day cohorts reports negative DOM and is excluded only from DOM calculations. The sale remains in closing-count, price and price-capture calculations. "Final list" means the List Price field in the supplied export. The source does not prove that it was the exact asking price when the contract was accepted.
32.6% of recent closings had 15 reported DOM or less.
The trailing-90-day cohort contains 46 closed detached-home sales, all with usable reported DOM. Fifteen had 15 reported DOM or less. This is a reported-DOM market-time comparison, not an exact list-to-contract calculation.
| Reported DOM | Homes | Share | Cumulative Share | Median Individual Sold / Final List |
|---|---|---|---|---|
| 0-15 Days | 15 | 32.6% | 32.6% | 100.0% |
| 16-30 Days | 6 | 13.0% | 45.7% | 98.4% |
| 31-60 Days | 8 | 17.4% | 63.0% | 99.5% |
| 61-90 Days | 5 | 10.9% | 73.9% | 98.1% |
| 91-180 Days | 8 | 17.4% | 91.3% | 99.5% |
| 181+ Days | 4 | 8.7% | 100.0% | 98.4% |
See the Complete Day 15 Review
Nine of 17 pending listings with usable DOM are at 15 days or less.
The current source contains 18 pending detached-home listings. One reports negative DOM, leaving 17 usable reported-DOM values for timing calculations.
Median pending reported DOM is 12 among the 17 usable values, compared with 26 in the September 27 report. Pending DOM is descriptive. It does not prove that price caused a property to attract a contract.
The Day-15 price-capture gap remains, but it does not prove cause.
Price capture equals total sold dollars divided by total final-list dollars within each group. The comparison shows an association between reported market time and price capture. Location, condition, price range, property mix and seller decisions can affect both.
| Closed-Sale Window | 15 DOM Or Less | More Than 15 DOM | Observed Gap | Hypothetical $500K Illustration |
|---|---|---|---|---|
| Last 90 Days | 99.59% (15 sales) | 95.11% (31 sales) | 4.48 points | About $22,400 |
| Last 180 Days | 99.58% (26 sales) | 95.45% (61 sales) | 4.14 points | About $20,700 |
| Last 365 Days | 98.88% (45 sales) | 94.58% (103 sales) | 4.30 points | About $21,500 |
The 400-day sold cohort shows adjustment before and at closing.
The current detached-home analysis contains 160 closed-sale records in the source's 400-day sold cohort.
Original list to final list
$22,071 difference between the aggregate average original and final list prices.
Aggregate final list was 96.5% of aggregate original list.
Final list to sold
$26,105 difference between the aggregate average final list and sold prices.
Aggregate sold was 95.7% of aggregate final list.
Original list to sold
$48,175 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 and not a measure of money lost because a home remained on the market. The List Price field is treated as final list for this report, but the source does not establish it as the exact asking price when the contract was accepted.
38.3% of active detached listings are now past 90 reported DOM.
The median active listing has 81 reported days on market. Of 47 active detached-home listings, 18 have more than 90 reported DOM.
All 12 trailing-30-day closings were below $600,000.
Active listings are grouped by current asking price and trailing-30-day closings by sold price. This is a simple competition comparison, not formal months of inventory.
| Price Range | Active Now | Closed Last 30 Days | Active Listings Per Recent Closing |
|---|---|---|---|
| Under $400,000 | 12 | 3 | 4.0 |
| $400,000-$599,999 | 17 | 9 | 1.9 |
| $600,000-$799,999 | 7 | 0 | No recent closings |
| $800,000-$999,999 | 1 | 0 | No recent closings |
| $1 Million+ | 10 | 0 | No recent closings |
September finished with 13 detached-home closings; October has one so far.
January through September are now completed calendar months in the running record. October is partial through the October 4 source pull.
| 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 | 13 | $426,840 | $217 | 48 |
| October through Oct. 4 at 3:10 p.m. | 1 | $510,000 | $212 | 37 |
*April contains one sold record with negative reported DOM. That record is excluded from April's DOM median but remains in the closing count and price calculations.
Use market time as a review schedule, not a verdict.
The traffic-light framework tells you when to increase the intensity of the review. It does not say that price alone determines whether a home sells.
Launch and listen.
Watch qualified showings, repeat visits, offers and the competing homes buyers can choose instead.
Review the evidence.
Do not reduce automatically. Decide whether price, condition, terms, presentation, access or another source of friction needs to change.
Challenge the current position.
Do not assume more time by itself will solve the problem. Holding firm can still be right, but the evidence should support that decision.
Your home competes with the choices buyers have today.
The useful question is not whether your home matches a Shalimar median. It is how your price, condition, terms and presentation compare with the homes buyers can choose instead.
How this Shalimar market report is built
Calculations were reproduced from the October 4 row-level export and cross-checked against the matching ECAR/Flexmls Residential CMA.
Source
ECAR/Flexmls Residential CMA and matching row-level CSV export
Listings as of October 4, 2026 at 3:10 p.m. CMA prepared at 3:11 p.m.
Market Definition
Fort Walton Beach Area subareas 1209 - Poquito Bayou and 1210 - Shalimar
The supplied CMA contains multiple residential subtypes. Published calculations on this page are restricted to Detached Single Family records from the matching row-level export.
Detached-Home Analysis Counts
47 Active
18 Pending
160 Sold
15 Expired
37 Cancelled
2 Temp Off Market
0 Coming Soon
279 Detached Single Family listing records are used in the subtype analysis. The complete supplied source contains 351 residential listing records across all subtypes.
What date windows are used?
Trailing periods end October 4, 2026. Seven days: September 28-October 4. Thirty days: September 5-October 4. Ninety days: July 7-October 4. One hundred eighty days: April 8-October 4. YTD: January 1-October 4. Trailing 365 days: October 5, 2025-October 4, 2026.
What statuses and filters are in the source?
The October 4 CMA searches Active, Cancelled, Coming Soon, Expired, Pending, Sold and Temp Off Market statuses. It uses Fort Walton Beach Area subareas 1209 - Poquito Bayou and 1210 - Shalimar and Property Type Residential. Under Contract Date and Sold Date use relative 400-day lookbacks. Expiration, withdrawal and cancellation date filters run from October 4, 2025 through October 4, 2036.
The supplied CMA contains residential subtypes beyond Detached Single Family. To preserve the established weekly report methodology, the market calculations on this page use only rows coded as Detached Single Family in the matching CSV export.
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 current pending detached-home record and one sold detached-home record in the applicable longer windows report negative DOM. Negative DOM is not a usable measure of market time, so those values are excluded from DOM medians, DOM buckets and timing groups where applicable. The underlying records remain in valid status 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 reported-DOM matrix separately shows the median of individual sold-price-to-final-list-price ratios.
Is September now a completed month?
Yes for this running report. The October 4 source was pulled after September ended, so September is shown as a completed calendar month. October remains partial through the 3:10 p.m. October 4 source pull. MLS records can still be corrected later.
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.
Shalimar Real Estate Market FAQ
What changed in the Shalimar market this week?
Active detached inventory increased from 46 to 47, pending inventory fell from 22 to 18, and trailing-30-day closings increased from 11 to 12. Median active reported DOM increased from 74 to 81, while active listings above 90 reported DOM increased from 17 to 18.
How many detached homes are currently active in the Shalimar report area?
The October 4 analysis contains 47 active Detached Single Family listing records. Their median asking price is $529,900 and their median reported days on market is 81.
How many Shalimar detached homes are pending?
The current analysis contains 18 pending detached-home listing records with a median asking price of $382,000. One record reports negative DOM and is excluded from timing calculations. The remaining 17 have a median reported DOM of 12.
What is the current median sold price?
The trailing-30-day median sold price is $460,000 from 12 detached-home closings. The trailing-90-day median is $492,000 from 46 closings. The 2026 YTD median is $490,000 from 116 closings. These windows contain different groups of homes and should not be interpreted as changes in the value of the same property.
Should my Shalimar house be under contract in 15 days?
Not necessarily. In the current trailing-90-day sample, 32.6% of detached-home closings had 15 reported 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 timing 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.
Where are recent Shalimar closings concentrated?
All 12 detached-home closings in the trailing-30-day cohort sold below $600,000. That is useful current competitive context, but it is not a forecast for a particular home, especially in the higher price bands where recent samples are small.
Source: ECARMLS/Flexmls Residential CMA and matching row-level export, listings as of October 4, 2026 at 3:10 p.m. Market: Fort Walton Beach Area subareas 1209 - Poquito Bayou and 1210 - Shalimar. The source package contains multiple residential subtypes; calculations shown on this page are restricted to Detached Single Family listing records from the matching row-level export. 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.