Waterfront Homes Market Report: Niceville, Shalimar & Fort Walton Beach
Two fewer waterfront homes are pending, while 23 active listings remain past 90 days.
The October 4 source contains 42 active waterfront detached-home listing records, up one from September 27. Pending records fell from 10 to 8. The count above 90 reported days on market stayed at 23. That is a reason for sellers to review how their property compares with today's alternatives, not proof that waterfront demand weakened.
The pending pool got smaller, but aged inventory did not.
Active waterfront records moved from 41 to 42. Pending records moved from 10 to 8. The number of active records above 90 reported DOM stayed at 23.
The October 4 filter adds the explicit MLS descriptor Gulf. In the current export, the Gulf-only records are not Active, Pending or Sold, so the headline Active, Pending and Sold comparisons above remain comparable with the September 27 source.
Niceville Waterfront
Nine Niceville-area waterfront records are active. Six have more than 90 reported days on market, while one is inside the first 15 days.
Range $1,099,000 to $3,800,000
One new active record entered the set, but the count above 90 days did not change.
Compared with September 27, active records moved from 8 to 9, pending records moved from 5 to 4, and the count above 90 reported DOM stayed at 6.
Dock signal
9 of 9 active records report a dock.
Dock presence does not establish condition, depth, permitting or suitability for a particular boat.
Boat utility
3 boat-lift and 5 boat-slip descriptors appear in the active set.
Features can overlap on the same listing.
Reported waterfront frontage
112.5 ft median among 8 active records reporting positive waterfront feet.
MLS-reported frontage is descriptive, not an Uber Realty survey measurement.
Water type changes the comparison set
| MLS Waterfront Descriptor | Active | Median Active Ask | Sold 365 Days | Median Sold |
|---|---|---|---|---|
| Bay | 4 | $2,322,500 | 3 | $1,512,000 |
| Bayou | 8 | $1,849,500 | 13 | $1,225,000 |
| Canal | 0 | N/A | 2 | $1,182,025 |
Waterfront descriptors are non-exclusive. One listing can carry more than one descriptor, so these rows should not be added together to recreate the market total.
Market time should trigger a review, not a verdict
11.1% of active inventory
22.2% of active inventory
66.7% of active inventory
Niceville waterfront sales across several windows
| Window | Closed | Median Sold | Median Sold $/SqFt | Median Reported DOM | Dollar-Weighted Capture |
|---|---|---|---|---|---|
| 7 Days Sept. 28-Oct. 4 | 2 | $1,464,500 | $454 | 18.5 | 98.6% |
| 30 Days Sept. 5-Oct. 4 | 3 | $1,512,000 | $447 | 35 | 90.3% |
| 90 Days July 7-Oct. 4 | 7 | $1,250,000 | $461 | 35 | 94.4% |
| 180 Days Apr. 8-Oct. 4 | 9 | $1,250,000 | $461 | 54 | 92.2% |
| 2026 YTD Jan. 1-Oct. 4 | 11 | $1,250,000 | $461 | 54 | 93.6% |
| 365 Days Oct. 5, 2025-Oct. 4, 2026 | 17 | $1,225,000 | $447 | 54 | 94.8% |
Price capture equals total sold price divided by total List Price for the stated cohort. The source List Price field is treated as final list for this report. It is not proven to be the exact asking price when the contract was accepted.
2026 monthly waterfront record for Niceville
| Month | Closed | Median Sold | Median Sold $/SqFt | Median Reported DOM |
|---|---|---|---|---|
| January | 1 | $4,400,000 | $685 | 12 |
| February | 0 | N/A | N/A | N/A |
| March | 1 | $714,050 | $240 | 115 |
| April | 0 | N/A | N/A | N/A |
| May | 1 | $950,000 | $271 | 112 |
| June | 1 | $2,500,000 | $555 | 54 |
| July | 2 | $1,675,000 | $585 | 2.5 |
| August | 2 | $1,155,000 | $383 | 149 |
| September | 2 | $1,700,500 | $421 | 67 |
| October through Oct. 4 | 1 | $1,040,000 | $447 | 2 |
September is now a completed calendar month in this October 4 pull. October is partial through 3:23 p.m. on October 4. Small waterfront samples can move sharply with property mix.
Fort Walton Beach Waterfront
Fort Walton Beach still gives waterfront buyers the widest current selection in this report, with 23 active records. Twelve have more than 90 reported days on market.
Range $624,900 to $3,697,500
The active count is unchanged, but the pending pool fell from three records to two.
Compared with September 27, active records stayed at 23, pending records moved from 3 to 2, and the count above 90 reported DOM stayed at 12.
Dock signal
19 of 23 active records report a dock.
Dock presence does not establish condition, depth, permitting or suitability for a particular boat.
Boat utility
14 boat-lift and 11 boat-slip descriptors appear in the active set.
Features can overlap on the same listing.
Reported waterfront frontage
103 ft median among 21 active records reporting positive waterfront feet.
MLS-reported frontage is descriptive, not an Uber Realty survey measurement.
The word waterfront covers very different properties
| MLS Waterfront Descriptor | Active | Median Active Ask | Sold 365 Days | Median Sold |
|---|---|---|---|---|
| Bay | 3 | $2,200,000 | 12 | $937,500 |
| Bayou | 16 | $1,500,000 | 17 | $1,000,000 |
| Canal | 2 | $1,231,500 | 3 | $425,000 |
| Sound | 7 | $1,949,000 | 16 | $1,600,000 |
| Intracoastal | 7 | $1,949,000 | 16 | $1,600,000 |
| Creek | 1 | $1,468,000 | 0 | N/A |
| Other | 1 | $624,900 | 0 | N/A |
Waterfront descriptors are non-exclusive. One listing can carry more than one descriptor, so these rows should not be added together to recreate the market total.
Market time should trigger a review, not a verdict
17.4% of active inventory
30.4% of active inventory
52.2% of active inventory
Fort Walton Beach waterfront sales across several windows
| Window | Closed | Median Sold | Median Sold $/SqFt | Median Reported DOM | Dollar-Weighted Capture |
|---|---|---|---|---|---|
| 7 Days Sept. 28-Oct. 4 | 1 | $725,000 | $336 | 6 | 93.5% |
| 30 Days Sept. 5-Oct. 4 | 2 | $1,307,500 | $408 | 11.5 | 94.3% |
| 90 Days July 7-Oct. 4 | 6 | $775,000 | $447 | 33 | 96.2% |
| 180 Days Apr. 8-Oct. 4 | 20 | $990,000 | $432 | 33.5 | 92.3% |
| 2026 YTD Jan. 1-Oct. 4 | 23 | $1,000,000 | $429 | 33 | 92.5% |
| 365 Days Oct. 5, 2025-Oct. 4, 2026 | 35 | $1,000,000 | $415 | 33 | 92.4% |
Price capture equals total sold price divided by total List Price for the stated cohort. The source List Price field is treated as final list for this report. It is not proven to be the exact asking price when the contract was accepted.
2026 monthly waterfront record for Fort Walton Beach
| Month | Closed | Median Sold | Median Sold $/SqFt | Median Reported DOM |
|---|---|---|---|---|
| January | 1 | $425,000 | $425 | 7 |
| February | 1 | $1,000,000 | $301 | 248 |
| March | 1 | $1,410,000 | $443 | 8 |
| April | 2 | $2,090,000 | $385 | 20.5 |
| May | 7 | $1,000,000 | $429 | 33 |
| June | 4 | $1,447,500 | $392 | 48.5 |
| July | 2 | $1,247,500 | $470 | 36.5 |
| August | 3 | $710,000 | $531 | 84 |
| September | 2 | $1,307,500 | $408 | 11.5 |
| October through Oct. 4 | 0 | N/A | N/A | N/A |
September is now a completed calendar month in this October 4 pull. October is partial through 3:23 p.m. on October 4. Small waterfront samples can move sharply with property mix.
Shalimar Waterfront
Shalimar remains a small waterfront market. Ten records are active, five are above 90 reported days on market, and only two are pending.
Range $1,250,000 to $3,350,000
The active and pending counts are unchanged, while the 90-day closed sample fell from five to four as the window rolled forward.
Compared with September 27, active records stayed at 10, pending records stayed at 2, and the count above 90 reported DOM stayed at 5.
Dock signal
8 of 10 active records report a dock.
Dock presence does not establish water depth, condition, permit status or boat suitability.
Boat utility
5 boat-lift and 5 boat-slip descriptors appear in the active set.
Features can overlap on the same listing.
Reported waterfront frontage
103.5 ft median among all 10 active records reporting positive waterfront feet.
MLS-reported frontage should not be treated as a survey measurement.
Bay and bayou make up most of the current Shalimar mix
| MLS Waterfront Descriptor | Active | Median Active Ask | Sold 365 Days | Median Sold |
|---|---|---|---|---|
| Bay | 5 | $2,950,000 | 14 | $1,400,000 |
| Bayou | 7 | $1,750,000 | 12 | $1,350,000 |
| Canal | 1 | $2,499,900 | 1 | $2,500,000 |
| Sound | 0 | N/A | 1 | $1,625,000 |
| Intracoastal | 1 | $2,950,000 | 0 | N/A |
Waterfront descriptors are non-exclusive. One listing can carry more than one descriptor, so these rows should not be added together to recreate the market total.
Market time should trigger a review, not a verdict
10% of active inventory
40% of active inventory
50% of active inventory
Shalimar waterfront sales across several windows
| Window | Closed | Median Sold | Median Sold $/SqFt | Median Reported DOM | Dollar-Weighted Capture |
|---|---|---|---|---|---|
| 7 Days Sept. 28-Oct. 4 | 0 | N/A | N/A | N/A | N/A |
| 30 Days Sept. 5-Oct. 4 | 0 | N/A | N/A | N/A | N/A |
| 90 Days July 7-Oct. 4 | 4 | $1,789,322 | $479 | 16.5 | 90.9% |
| 180 Days Apr. 8-Oct. 4 | 10 | $1,325,000 | $356 | 21 | 91.7% |
| 2026 YTD Jan. 1-Oct. 4 | 16 | $1,325,000 | $366 | 46 | 91.5% |
| 365 Days Oct. 5, 2025-Oct. 4, 2026 | 21 | $1,300,000 | $362 | 38 | 91.8% |
Price capture equals total sold price divided by total List Price for the stated cohort. The source List Price field is treated as final list for this report. It is not proven to be the exact asking price when the contract was accepted.
2026 monthly waterfront record for Shalimar
| Month | Closed | Median Sold | Median Sold $/SqFt | Median Reported DOM |
|---|---|---|---|---|
| January | 3 | $1,625,000 | $416 | 190 |
| February | 2 | $1,637,500 | $310 | 63 |
| March | 1 | $900,000 | $362 | 5 |
| April | 1 | $785,000 | $258 | 125 |
| May | 1 | $880,000 | $218 | 25 |
| June | 4 | $1,312,500 | $396 | 67 |
| July | 1 | $1,300,000 | $324 | 108 |
| August | 3 | $2,178,645 | $587 | 16 |
| September | 0 | N/A | N/A | N/A |
| October through Oct. 4 | 0 | N/A | N/A | N/A |
September is now a completed calendar month in this October 4 pull. October is partial through 3:23 p.m. on October 4. Small waterfront samples can move sharply with property mix.
Four things matter before you compare waterfront prices
1. Water type changes the buyer.
Bay, bayou, canal, Sound and Intracoastal frontage can serve different buyers. A broad waterfront median can hide those differences.
2. A dock is only the beginning of the boating question.
Depth, bridge clearance, lift capacity, dock condition, permitting and the route to open water can matter as much as whether a dock appears in the MLS.
3. Buyers are purchasing the house and the waterfront experience.
View, privacy, outdoor living, lot utility and boat access can change which properties a buyer sees as true substitutes.
4. Scarcity does not eliminate price sensitivity.
In the current trailing-90-day cohorts, dollar-weighted sold-to-final-list capture ranges from about 90.9% to 96.2% across the three markets. That is an observed relationship, not an instruction to reduce every waterfront home by the same percentage.
How this waterfront market report is built
Calculations use the October 4, 2026 ECAR/Flexmls Residential CMA and matching row-level CSV. Listing-level records are used for analysis but are not republished on this page.
Source
ECAR/Flexmls Residential CMA and matching row-level CSV.
Listings as of October 4, 2026 at 3:23 p.m.
Market Definition
Residential, Detached Single Family in the Fort Walton Beach and Niceville MLS areas, filtered for waterfront descriptors Bay, Bayou, Canal, Gulf, Gulf/Pass or Intracoastal Waterway.
Source Counts
42 Active
8 Pending
79 Sold
11 Expired
24 Cancelled
3 Temp Off Market
0 Coming Soon
167 listing records total.
How are the three markets separated?
Niceville uses records in the source's Niceville MLS area. Shalimar uses Fort Walton Beach Area subareas 1209 Poquito Bayou and 1210 Shalimar. Fort Walton Beach uses the remaining Fort Walton Beach-area waterfront records.
What date windows are used?
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 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.
Why can waterfront-type counts overlap?
Flexmls can assign more than one waterfront descriptor to the same listing. Descriptor rows are therefore not mutually exclusive totals.
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.
Questions that matter when the house is on the water
What changed in the waterfront market this week?
Active records increased from 41 to 42, pending records fell from 10 to 8, and the count above 90 reported DOM stayed at 23. The trailing-90-day closed count remained 17, but the mix changed across the three markets.
Does more than 90 days on market prove a waterfront home is overpriced?
No. Market time alone does not prove the cause. Price, condition, access, presentation, uniqueness, seller terms and the size of the buyer pool can all affect timing.
Should I price a waterfront house by price per square foot?
Use price per square foot as context, not as the answer. Two similar-size houses can offer very different views, water depth, dock utility and boating access.
Does having a dock guarantee a higher sale price?
No. Condition, permitting, water depth, lift capacity, bridge clearance and access to the buyer's desired water can change the dock's usefulness.
Why should Niceville, Shalimar and Fort Walton Beach be separated?
The alternatives available to a buyer differ by location. Combining all three into one median can hide meaningful differences in water type, price range, inventory and sale mix.
Your buyer is not simply shopping for waterfront. They are choosing among specific waterfront experiences.
The useful question is which current homes are true substitutes for yours, and what makes your water, lot, dock, view and house more or less compelling to that buyer.
Source: ECAR/Flexmls Residential CMA and matching row-level CSV, listings as of October 4, 2026 at 3:23 p.m. Residential, Detached Single Family. Fort Walton Beach and Niceville MLS areas with Bay, Bayou, Canal, Gulf, Gulf/Pass or Intracoastal Waterway waterfront filters. Analysis by Uber Realty. Counts represent MLS listing records and should not automatically be interpreted as unique physical properties. Waterfront descriptors, dock features and waterfront-feet figures are MLS-reported fields.