Shalimar FL Real Estate Market Report
The September 20, 2026 Shalimar market snapshot contains 46 active detached homes and 23 pending homes.
Five more homes are active than last week while pending inventory is unchanged. The new competition is mostly fresh: active listings at 0-15 reported DOM increased from 4 to 9.
Median reported DOM: 66.5
Median usable reported DOM: 29
Aug. 22-Sept. 20
More fresh inventory arrived. The older backlog did not get larger.
Compared with September 14, active inventory increased from 41 to 46, pending inventory stayed at 23, and trailing-30-day closings declined from 15 to 12. That gives buyers more current choices without a matching increase in pending contracts in this weekly snapshot.
The most useful detail is the age of the new competition. Active listings at 0-15 reported DOM increased from 4 to 9. The number of active listings above 90 DOM stayed at 16, so their share fell from 39.0% to 34.8%. Median active DOM moved only slightly, from 67 to 66.5.
The two-sale week is too small to describe market direction.
Only two sales closed from September 14 through September 20. They sold for $270,000 and $402,000. That produces a seven-day median of $336,000, but a two-sale sample should not be read as a citywide price trend.
| Period | Exact Dates | Closings | Median Sold | Median Sold $/SqFt | Median Reported DOM | Dollar-Weighted Sold / Final List |
|---|---|---|---|---|---|---|
| Last 7 Days | Sept. 14-Sept. 20 | 2 | $336,000 | $241 | 34 | 96.8% |
| Last 30 Days | Aug. 22-Sept. 20 | 12 | $448,420 | $220 | 33.5 | 97.0% |
| Last 90 Days | June 23-Sept. 20 | 48 | $505,000 | $239 | 48 | 96.1% |
| Last 180 Days | March 25-Sept. 20 | 88 | $497,500 | $229 | 29* | 96.6% |
| 2026 YTD | Jan. 1-Sept. 20 | 109 | $490,000 | $229 | 31.5* | 95.8% |
| Last 365 Days | Sept. 21, 2025-Sept. 20, 2026 | 148 | $480,000 | $226 | 41* | 95.6% |
*One sold record in each applicable 180-day, YTD and 365-day cohort reports -4 DOM and is excluded only from DOM calculations. The 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 48 closed sales, all with a usable reported-DOM value. Nineteen had 15 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 | 19 | 39.6% | 39.6% | 100.0% |
| 16-30 Days | 3 | 6.2% | 45.8% | 93.8% |
| 31-60 Days | 6 | 12.5% | 58.3% | 100.0% |
| 61-90 Days | 4 | 8.3% | 66.7% | 95.7% |
| 91-180 Days | 10 | 20.8% | 87.5% | 100.0% |
| 181+ Days | 6 | 12.5% | 100.0% | 98.4% |
See the Complete Day 15 Review
Current pending inventory provides a second timing signal
The source contains 23 current pending listings. One reports -1 DOM, so 22 have usable reported DOM for the timing calculation. Among those 22, seven have 15 DOM or less, 12 have 30 or less, and 16 have 60 or less.
Median pending reported DOM is 29 among the 22 usable values. 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 | 99.7% (19 sales) | 94.2% (29 sales) | 5.5 points | About $27,500 |
| Last 180 Days | 99.4% (30 sales) | 95.2% (57 sales) | 4.2 points | About $21,000 |
| Last 365 Days | 98.9% (48 sales) | 94.2% (99 sales) | 4.7 points | About $23,500 |
Original asking price to closing
The current 400-day sold cohort contains 158 sales. The figures below compare aggregate averages for the complete cohort.
Original list to final list
$21,818 difference between the aggregate average original and final list prices.
Aggregate average final list was 96.6% of aggregate average original list.
Final list to sold
$26,500 difference between the aggregate average final list and sold prices.
Aggregate average sold was 95.7% of aggregate average final list.
Original list to sold
$48,318 difference between the aggregate averages.
Aggregate average sold was 92.4% of aggregate average 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 66.5 reported DOM. Of the 46 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 | 13 | 4 | 3.3 |
| $400,000-$599,999 | 16 | 6 | 2.7 |
| $600,000-$799,999 | 7 | 0 | No recent closings |
| $800,000-$999,999 | 1 | 1 | 1.0 |
| $1 Million+ | 9 | 1 | 9.0 |
Shalimar 2026, month by month
January through August are completed calendar months in the approved running record. September remains partial through the 12:38 p.m. source pull on September 20.
| 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. 20 at 12:38 p.m. | 7 | $402,000 | $217 | 51 |
*April excludes one -4 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
Displayed calculations were reproduced from the September 20 row-level export and cross-checked against the matching ECAR/Flexmls Residential CMA PDF.
Source, geography and current counts
Source: ECAR/Flexmls Residential CMA and matching CSV export. Listings as of September 20, 2026 at 12:38 p.m. The CMA was prepared at 12:39 p.m.
Market definition: Fort Walton Beach Area subareas 1209 - Poquito Bayou and 1210 - Shalimar. Property type Residential; subtype Detached Single Family.
Current source counts: 46 Active, 23 Pending, 158 Sold, 16 Expired, 38 Cancelled, 2 Temp Off Market and 0 Coming Soon. Total: 283 listing records.
Counts represent listing records, not necessarily unique physical properties.
What date windows are used?
Trailing periods end September 20, 2026. Seven days: September 14-September 20. Thirty days: August 22-September 20. Ninety days: June 23-September 20. One hundred eighty days: March 25-September 20. YTD: January 1-September 20. Trailing 365 days: September 21, 2025-September 20, 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 from September 20, 2025 through September 20, 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 reports -4 DOM and one current pending record reports -1 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 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 20. 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: ECAR/Flexmls Residential CMA and matching row-level export, listings as of September 20, 2026 at 12:38 p.m. Market: Fort Walton Beach Area subareas 1209 - Poquito Bayou and 1210 - Shalimar. Property: Residential, Detached Single Family. 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 14, active inventory increased from 41 to 46, pending inventory stayed at 23, and trailing-30-day closings declined from 15 to 12. The clearest change was fresh competition: active listings at 0-15 reported DOM increased from 4 to 9 while the number over 90 DOM stayed at 16.
How many detached homes are currently active in the Shalimar MLS area?
The September 20 source contains 46 active detached single-family listing records. Their median asking price is $522,000 and median reported DOM is 66.5.
How many Shalimar homes are pending?
The current source contains 23 pending detached single-family listing records. Their median asking price is $445,000. One record reports -1 DOM and is excluded from pending DOM calculations; the remaining 22 have a median reported DOM of 29.
What is the current median sold price?
The trailing-30-day median sold price is $448,420 from 12 closings. The trailing-90-day median is $505,000 from 48 closings. The 2026 YTD median is $490,000 from 109 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, 39.6% 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.
Where did price-band competition change most?
The $400,000-$599,999 band improved modestly in the simple comparison, with 16 active listings against 6 trailing-30-day closings. The $600,000-$799,999 band moved to 7 active listings with no trailing-30-day closings. These are small Shalimar samples, so use them to understand current competition, not as forecasts.