Biltmore Beach
Homes for Sale in Panama City Beach, FL
All 733 homes for sale in Panama City Beach, FL · median $368,500 · 395 homes for sale in 32407 · Bay County homes for sale
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via CPAR MLS
As of October 2026, Biltmore Beach in Panama City Beach, FL has 14 homes for sale and 6 pending, asking from $225,000 to $750,000 (median $527,500). Over the 12 months ending 2026-09-20, 23 recorded sales closed at a median of $395,000, a median 85 days on market, sellers accepting 93% of original asking (-9% versus the prior year). Homes listed or recently sold were built 1956–2020; 6 of the 20 geocoded homes sit in a FEMA special flood hazard zone (median elevation 11 ft). At the median price and Bay County's FY2025-26 rate of 12.28 mills, annual property tax runs about $4,850 ($4,360 with the full homestead exemption).
Last 30 days in Biltmore Beach: 3 new listings (median asking $599,900), 6 under contract right now. As of October 17, 2026, Listing information provided by the Central Panhandle Association of REALTORS®. Information is deemed reliable but not guaranteed by the MLS to be accurate.
Homes For Sale Right Now in Biltmore Beach
Live MLS inventory for Biltmore Beach. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active and pending Biltmore Beach listings as of 2026-10-17, priced high to low. Listing information provided by the Central Panhandle Association of REALTORS®. Information is deemed reliable but not guaranteed by the MLS to be accurate. Tap any home to ask about it.
Biltmore Beach is a condition-driven market more than anything else. With homes built anywhere from 1935 to 2024 and a median build year of 1991, what you pay tracks the age, updates, and shape of the specific property far more than any neighborhood-wide number. The median sits at $416,250 on roughly 1,706 square feet, but the spread underneath that figure is wide, and two homes at similar prices can be very different in vintage and finish.
The current posture favors patience on both sides. The median home takes about 105 days to sell, and prices are down 17.6% year over year, so this is not a market where sellers can name a number and wait for a bidding war — the heat score is a 10, near the bottom. Buyers have time to inspect, compare, and negotiate. Sellers should price to condition from day one and expect a longer marketing window.
Biltmore Beach right now
🔴 Off the recent peak. The trailing-12-month median ($395K) is down 8.6% from the prior 12 months ($432K) and up 243% since 2012. With about 30 sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level CPAR MLS closed sales, 12-month windows ending September 20. Confidence: High (23 and 22 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 18, 2026 · Live data: CPAR MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Biltmore Beach market snapshot (as of September 20, 2026): the median sale price is about $395K, and a median 85 days on market for closed sales. The trailing-12-month median is down 9% from the prior 12 months and up 243% since 2012, computed from record-level CPAR MLS closed sales (23 closings in the current window).
In ZIP 32407 (Panama City Beach), 1,458 homes closed in the last 12 months at a median of $398K ($183/sq ft), down 1.6% year over year, with a median 80 days on market. Right now 1,101 active and 151 pending listings put supply at about 6.7 months — a buyer's market. See the live ZIP 32407 housing market and the Bay County market.
County records show 77 qualified sales in Biltmore Beach across 2024–2025 (49 in 2024, 28 in 2025), median $465,000 — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
Flood zones in Biltmore Beach: of 17 listing addresses checked against the FEMA National Flood Hazard Layer, 65% sit outside the FEMA Special Flood Hazard Area (Zone X); 35% are in an A-series high-risk zone where flood insurance is required with a federally backed mortgage. Individual parcels vary - verify any specific address at msc.fema.gov. See flood zones by neighborhood in Panama City Beach.
Biltmore Beach is a community of 1,109 homes in Panama City Beach, Bay County, built between 1935 and 2024 (median 1989), with a median living area of about 1,592 square feet. 29% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Biltmore Beach is a sizable, long-established coastal pocket of Panama City Beach — nearly 2,000 homes spanning almost nine decades of construction — where the story is variety and condition, not a uniform product type.
The setting & the homes.
Aerial and on-site photos of Biltmore Beach. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Biltmore BeachPhotos from CPAR MLS listings in Biltmore Beach; content deemed reliable but not guaranteed.
Who Biltmore Beach is best for.
Best for
- Buyers around the mid-$400s who want a coastal Panama City Beach location and will inspect carefully
- Second-home or seasonal-use buyers comfortable in a non-primary-heavy area with no shared amenities
- Patient buyers who can use a slow, negotiable market to their advantage
Probably not for
- Buyers who need to close quickly or resell in the short term
- Anyone counting on near-term appreciation given the current year-over-year decline
- Buyers who want uniform, newer construction or community amenities like a pool or clubhouse
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 20 of each year, from record-level CPAR MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($395K) IS the median in the snapshot above, and the move from 2025 ($432K) IS the -8.6% one-year change.
Windows contain 16 to 43 sales each (23 in the current window); every figure carries its sample size, and thin markets swing on single closings. Listing information provided by the Central Panhandle Association of REALTORS®. Information is deemed reliable but not guaranteed by the MLS to be accurate. Deemed reliable but not guaranteed.
30% of homes for sale in Biltmore Beach are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-10-18).
Biltmore Beach Market Scorecard
Biltmore Beach is currently a balanced market., a median asking price of $515,000, and homes go under contract in about 128 days.
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: CPAR MLS, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Biltmore Beach on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from CPAR MLS. Map data © OpenStreetMap contributors.
The Biltmore Beach buying strategy.
If we were buying in Biltmore Beach today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in Biltmore Beach.
A market defined by vintage and condition
The defining fact here is the build range: 1935 to 2024. That kind of spread means the inventory is genuinely mixed — original older cottages alongside newer construction — and it explains why the median price is best read as a midpoint of very different homes rather than a going rate. When you shop Biltmore Beach, you are buying a specific house on a specific lot, and your diligence should focus on age, systems, and updates.
A homestead share of about 37% tells you a meaningful portion of these homes are not primary residences, which is consistent with a beach-adjacent Panama City Beach location. Longer-term, prices are up 278% since 2012, but the recent 17.6% year-over-year decline is the number that matters for anyone transacting now. No community amenities were identified from current MLS listings, so value here comes from location and the individual property, not shared facilities.
The location and the amenities are priced into every listing in Biltmore Beach. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in Biltmore Beach buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 4 factors (5.5). Basis: Long-Term Appreciation +243% since 2012; Recent Direction -8.6% year-over-year; Owner Commitment 29% owner-occupied; Pricing Power 93.1% sale-to-list. Refreshed with each data update.
Why work with Momentum here
A market with a nine-decade build range and a soft, slow-moving price trend rewards someone who reads each property on its own terms. We help buyers separate a well-updated home from an aging one that only looks comparable on paper, and we help sellers price to condition realistically in a market where the median home sits for roughly 105 days. In a 10-out-of-100 heat environment, precise pricing and honest expectations do more than optimism.
Biltmore Beach in 15 seconds.
What it really costs to own in Biltmore Beach
The parts of the monthly number a mortgage calculator leaves out, from the tax roll, the MLS, Citizens and FEMA. Property facts only.
| Property tax | Current owners' bills run a median of $3,988/yr across 38 listings here (MLS tax records, 2026-10-18). |
|---|---|
| HOA dues | Median $130/month across 37 MLS listings (most billed monthly; 2026-10-15). Dues cover what the documents say they cover; ask for the budget and reserve study. |
| Home and flood insurance | The average Citizens Property Insurance premium in Bay County is $1,928/yr (1,264 policies, Citizens detail by county, April 2026); private-market quotes depend on roof age, wind mitigation and construction. Flood: of 18 listing addresses checked against the FEMA flood map, 67% sit outside the high-risk zone and 33% inside one, where flood insurance is required with a federally backed mortgage. Statewide, a Zone X flood policy runs about $500-$700/yr and a high-risk zone $1,200-$2,500/yr (FEMA Risk Rating 2.0 averages, not quotes). |
| Roof and age | Median build year 1984 across 40 listings. An original roof here would be about 42 years old; under Florida's 2022 reform (SB 2-D) carriers may require an inspection past 15 years, so budget for a roof report, and for replacement where it fails. |
Estimated carrying cost at the median asking price, before the mortgage: about $623/month (tax $332, HOA $130, insurance $161). An estimate from the sources above, not a quote.
Email me new listings in Biltmore Beach
One e-mail a day, only when a home lists here, with price, beds, baths and a link to every listing. Straight from the MLS feed; no account needed.
Ask an agent about Biltmore Beach
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Biltmore Beach will answer, and the answer is published on this page for the next buyer.
HOA, CDD & Fees
- HOA dues reported around $130/month (about $1,560/yr) · median of 37 MLS listings, most billed monthly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $130 per month ($1,560 a year) — the median AssociationFee across 37 MLS records, normalised to a monthly figure; most are billed monthly. Dues change with budgets and can differ by section or product type; confirm the current figure with the association before you offer. Source: MLS listing records, 2026-10.
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Flood & Insurance Context
Of 18 sampled listing addresses in this community: 67% outside the FEMA Special Flood Hazard Area (Zone X/B/C); 33% in an A-series Special Flood Hazard Area zone.
Address-sampled; individual parcels vary - verify any specific address at msc.fema.gov. Check any address at FEMA's Flood Map Service Center, and see average home-insurance costs by Florida county.
Source: FEMA National Flood Hazard Layer, address-level lookups (n=18) · as of 2026-10
Tools for a Biltmore Beach buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Biltmore Beach sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Biltmore Beach, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Biltmore Beach home worth?
Get a no-obligation home value based on real comparable sales in Biltmore Beach, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
See all homes for sale in Panama City Beach →
Recently off market in Biltmore Beach
Homes in Biltmore Beach that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 4 on record.
- 4007 Luff Street · off market
- 5408 Pinetree Avenue · off market
- 5709 Beach Drive · off market
- 5720 Beach Drive · off market
| Location | Panama City Beach, Bay County, FL · ZIP 32407, 32408, 32413 |
|---|---|
| Homes in the community | 1,109 (FL DOR 2025 assessment roll) |
| Years built | 1935–2024 (median 1989) |
| Typical living area | 1,592 sq ft (median) |
| Home types (current listings and sales) | singlefamilyresidence 60%, duplexes 20%, attached 10% |
| Sale prices, last 12 months | $395,000 median across 23 closed sales · -8.6% vs the prior 12 months |
| Days on market (closed sales) | 85 median |
| For sale right now | 17 active, 2 pending · median asking $515,000 |
| Owner-occupied (homestead) share | 29% |
Data as of September 20, 2026. Listing information provided by the Central Panhandle Association of REALTORS®. Information is deemed reliable but not guaranteed by the MLS to be accurate; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “Biltmore Beach key facts,” movewithmomentum.com/neighborhoods/biltmore-beach, data as of September 20, 2026.
Housing distress & ownership in Biltmore Beach, Panama City Beach
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. Listing information provided by the Central Panhandle Association of REALTORS®. Information is deemed reliable but not guaranteed by the MLS to be accurate. Deemed reliable but not guaranteed.
Just listed in Biltmore Beach
The newest homes for sale in Biltmore Beach right now, newest first. Each link opens the full listing with every photo, the price history and a tour request.
- 5220 Beach Drive, Panama City, FL 32408 $589,999 · 4 bd · 2 ba · 1 day on market Courtesy of LoKation Real Estate
- 3707 Mystic Street A-B, Panama City Beach, FL 32408 $599,900 · 5 bd · 3 ba · 10 days on market Courtesy of Legacy Premier Agency
- 6003 Hilltop Avenue, Panama City Beach, FL 32408 $610,000 · 3 bd · 2 ba · 19 days on market Courtesy of Compass Florida, LLC
- 5725 Sunset Avenue, Panama City, FL 32408 $349,900 · 3 bd · 1 ba · 45 days on market Courtesy of eXp Realty, LLC
- 5812 Beach Drive A, Panama City Beach, FL 32408 $370,000 · 3 bd · 2 ba · 84 days on market Courtesy of Legacy Premier Agency
- 6010 Sunset Avenue, Panama City, FL 32408 $379,000 · 3 bd · 2 ba · 114 days on market Courtesy of Dalton Wade Inc
Checked against the MLS Oct 18, 2026. All new listings in this market.
More Panama City Beach home searches
- All homes for sale in Panama City Beach, FL
- Homes for sale in Bay County, FL
- Homes under $300K in Panama City Beach
- Homes from $300K to $500K in Panama City Beach
- 4-bedroom homes for sale in Panama City Beach
- Panama City Beach home values: what is my house worth?
- ZIP 32407 housing scorecard
- 3 coming-soon communities in Bay County
Streets in this community
Street-level pages: every home on record, what sold and what is for sale on each street.
- Sunset Avenue (6 homes on record)
- Sunset Avenue (5 homes on record)
- Beach Drive (5 homes on record)
- Beach Drive (5 homes on record)
- S Lagoon Drive (4 homes on record)
- Sunset Avenue (3 homes on record)
- Hilltop Avenue (3 homes on record)
- Sunset Avenue (2 homes on record)
- S Lagoon Drive (2 homes on record)
- Hilltop Avenue (1 homes on record)
- Hilltop Avenue (1 homes on record)
Recent Developments in Biltmore Beach
Development, infrastructure, retail, and school activity affecting Biltmore Beach, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- October 2026Development
Tyndall Air Force Base rebuild continues with about 140 new facilities
WJHG reports Tyndall AFB is rebuilding with roughly 140 new hurricane-resistant facilities after Hurricane Michael in 2018, and now hosts F-35 squadrons. Most current projects are expected to finish by 2027, while other buildings await congressional funding and the work has faced labor and budget constraints.
What it may mean for the marketContinued base construction and F-35 operations sustain military and contractor employment and construction activity in the eastern Bay County area. The site is about 9 miles south of Biltmore Beach.
Source: WJHG - September 2026Retail & Dining
Panama City meets Houston developer interested in part of Panama City Mall site
Panama City officials met a Houston developer interested in buying a portion of the largely vacant Panama City Mall, owned by Hendon Properties, with a retail focus. Discussions covered rezoning, possible CRA participation and plan submittal. The mayor called the FDOT US 231 widening, planned to six lanes from US 98 to SR 20, the biggest holdup.
What it may mean for the marketPossible retail redevelopment of a large vacant site could add shopping options near the US 231 corridor, with timing tied to road widening and rezoning. The site is about 6 miles west of Biltmore Beach.
Source: WJHG - August 2026Development
Deal reached to redevelop historic Panama City Grammar School into apartments and townhomes
Panama City reached a deal for developer Zachary Seymour to buy the 1914 Panama City Grammar School on East Seventh Street and convert it to apartments and townhomes. The city would waive about $375,000 in code fines and a $100,000 CRA grant is pending approval. Seymour has one year to finish structural repairs to roofs, windows and doors.
What it may mean for the marketReuse of a vacant historic building would add downtown-area residential units and remove a long-standing vacant property. The project is about 6 miles southwest of Biltmore Beach, elsewhere in Bay County.
Source: WJHG - August 2026Infrastructure
HCA Florida Gulf Coast Hospital announces $125 million expansion
HCA Florida Gulf Coast Hospital announced a $125 million expansion on its 23rd Street campus, including a new patient tower with 34 additional beds, a 16-bed orthopedic and spine unit, a fourth cath lab, an expanded women's center and a 5,000-square-foot outpatient entrance expansion. The project is in design, with construction of 24 to 36 months and completion targeted for 2029.
What it may mean for the marketAdded hospital capacity and specialty services would improve local healthcare access and add medical-sector employment along the 23rd Street corridor. The site is about 7 miles west of Biltmore Beach.
Source: WJHG - August 2026Infrastructure
Bay County approves $13.5 million water treatment plant expansion
Bay County commissioners approved a $13.5 million contract with NCMC Construction to add three large sand filters (30 by 50 feet each) to the county water treatment plant, which now runs 11 filters. Construction is expected to start soon and take about a year, and officials say water bills should not rise because of it.
What it may mean for the marketAdded filtration and backup capacity supports water service reliability for a county where demand has more than doubled in 15 years. The site is about 5 miles northwest of Biltmore Beach.
Source: WJHG - June 2026Development
Panama City commissioners approve Community Development District for 1,800-home neighborhood
Panama City commissioners approved a Community Development District for a planned neighborhood of about 1,800 homes east of John Pitts Road in north Panama City. Under the CDD, road maintenance within the neighborhood stays with the district rather than transferring to the city.
What it may mean for the marketA new large-scale residential district adds housing supply and internally maintained streets to the north Panama City market. The project is about 3 miles north of Biltmore Beach, elsewhere in Bay County.
Source: WJHG News Channel 7
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
Frequently Asked Questions
What is the median home price in Biltmore Beach?
How long do homes in Biltmore Beach take to sell?
How many homes are in Biltmore Beach?
What share of Biltmore Beach is owner-occupied?
When were the homes in Biltmore Beach built?
Have Biltmore Beach home prices gone up?
Who is the best real estate agent for Biltmore Beach?
How do I find a top Panama City Beach real estate agent who knows Biltmore Beach?
Can Momentum Realty connect me with an agent for Biltmore Beach?
Where is Biltmore Beach, and what county is it in?
Is Biltmore Beach in a flood zone?
Is Biltmore Beach a good place to live?
Should you buy in Biltmore Beach?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | CPAR MLS, refreshed twice daily (last: October 17, 2026) |
| Community market stats | CPAR MLS closed sales, 12-month windows ending September 20, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (4 streets, ZIP 32407/32408/32413)) |
| Under-contract shares | CPAR MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2012 (420 transactions analyzed) |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of CPAR MLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
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Nearby Communities
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More on Biltmore Beach
- Home values · What homes in Biltmore Beach actually sell for