Blue Pine Village
Homes for Sale in Niceville, FL
All 179 homes for sale in Niceville, FL · median $499,900 · 182 homes for sale in 32578 · Okaloosa County homes for sale
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via Emerald Coast MLS
Over the 12 months ending 2026-09-20, 9 recorded sales closed at a median of $328,000, a median 14 days on market, sellers accepting 99% of original asking (-8% versus the prior year). Homes listed or recently sold were built 1986–1989. At the median price and Okaloosa County's FY2025-26 rate of 12.89 mills, annual property tax runs about $4,230 ($3,720 with the full homestead exemption).
| Location | Niceville, Okaloosa County, FL · ZIP 32578, 32580 |
|---|---|
| Homes in the community | 190 (FL DOR 2025 assessment roll) |
| Years built | 1985–1996 (median 1987) |
| Typical living area | 1,469 sq ft (median) |
| Home types (current listings and sales) | detached single family 100% |
| Amenities listed by sellers | Pool, Separate Storage |
| Sale prices, last 12 months | $328,000 median across 9 closed sales · -7.6% vs the prior 12 months |
| Days on market (closed sales) | 14 median |
| For sale right now | 0 active, 0 pending |
| Owner-occupied (homestead) share | 60% |
Data as of September 20, 2026. Listing data provided by the Emerald Coast Association of REALTORS®. Information is deemed reliable but is 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, “BLUE PINE VILLAGE AMENDED key facts,” movewithmomentum.com/neighborhoods/blue-pine-village-amended, data as of September 20, 2026.
Blue Pine Village is a small, built-out pocket of 196 homes in Niceville, all dating to a narrow 1985–1996 window with a median build year of 1987. With a median living area around 1,473 square feet and no age spread to speak of, price here is driven less by floor plan variety and more by condition and updates. The median sits at $311,500, and the honest read is that the gap between an original-condition home and a renovated one is what moves a given sale up or down.
The current posture is soft on the surface and thin underneath. Price is down 12.9% year over year, and there's just one active listing against eight recent closings, so a single outlier sale can swing the reported median. The market heat score of 28 and a median of roughly two weeks on market point to steady-but-not-frantic demand. Sellers should price to condition and not to last year's peak; buyers get a little more room to negotiate than the 14.5-day median might suggest, but should move on the right home rather than wait for inventory that isn't there.
Blue Pine Village right now
🟡 Off the recent peak. The trailing-12-month median ($328K) is down 7.6% from the prior 12 months ($355K) and up 129% since 2012. With about 6 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 Emerald Coast MLS closed sales, 12-month windows ending September 20. Confidence: Low (9 and 3 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated September 26, 2026 · Live data: Emerald Coast MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
Nearby homes for sale
No active listings inside BLUE PINE VILLAGE AMENDED right now. These are the 6 closest homes on the market, by straight-line distance from the community's center; some may sit just outside its boundary.
Listing data from the MLS feeds named on each listing page; deemed reliable but not guaranteed. Refreshed nightly.
The 60-Second Overview
Blue Pine Village market snapshot (as of September 20, 2026): the median sale price is about $328K, and a median 14 days on market for closed sales. The trailing-12-month median is down 8% from the prior 12 months and up 129% since 2012, computed from record-level Emerald Coast MLS closed sales (9 closings in the current window).
In ZIP 32578 (Niceville), 347 homes closed in the last 12 months at a median of $530K, down 4.2% year over year, with a median 43 days on market. Right now 66 active and 39 pending listings put supply at about 3.4 months — a healthy market. See the live ZIP 32578 housing market and the Okaloosa County market.
County records show 13 qualified sales in BLUE PINE VILLAGE across 2024–2025 (9 in 2024, 4 in 2025), median $330,000 — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
Blue Pine Village is a community of 190 homes in Niceville, Okaloosa County, built between 1985 and 1996 (median 1987), with a median living area of about 1,469 square feet. 60% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
This is a compact, fully established Niceville community where nearly every home came out of a single decade, so what you're really shopping is condition and updates rather than era or size. Just over 60% of homes carry a homestead exemption, which tends to keep turnover measured and inventory tight.
The setting & the homes.
Aerial and on-site photos of Blue Pine Village. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Blue Pine VillagePhotos from Emerald Coast MLS listings in Blue Pine Village; content deemed reliable but not guaranteed.
Who Blue Pine Village is best for.
Best for
- Buyers targeting a mid-$300s Niceville home who value a settled, fully built-out setting
- Renovation-minded buyers willing to buy a dated home and update it themselves
- Long-hold buyers comfortable with tight inventory and low turnover
Probably not for
- Buyers who want community amenities like a pool, gym, or gated entry
- Buyers seeking newer construction or larger footprints than the mid-1,400s median
- Buyers needing broad selection and multiple listings to compare at once
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 Emerald Coast MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($328K) IS the median in the snapshot above, and the move from 2025 ($355K) IS the -7.6% one-year change.
Windows contain 0 to 12 sales each (9 in the current window); every figure carries its sample size, and thin markets swing on single closings. Listing data provided by the Emerald Coast Association of REALTORS®. Information is deemed reliable but is not guaranteed by the MLS to be accurate. Deemed reliable but not guaranteed.
31% of homes for sale in ZIP 32578 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 (2026-09-20).
Blue Pine Village Market Scorecard
Blue Pine Village is currently a balanced market..
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: Emerald Coast MLS, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Housing distress & ownership in BLUE PINE VILLAGE AMENDED, Niceville
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 data provided by the Emerald Coast Association of REALTORS®. Information is deemed reliable but is not guaranteed by the MLS to be accurate. Deemed reliable but not guaranteed.
Blue Pine Village on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from Emerald Coast MLS. Map data © OpenStreetMap, tiles © CARTO.
The Blue Pine Village buying strategy.
If we were buying in Blue Pine Village 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 Blue Pine Village.
A condition-driven market with almost no inventory
The defining trait here is uniformity. Homes were built between 1985 and 1996 with a median year of 1987 and a median footprint near 1,473 square feet, so there's little to differentiate one listing from another on paper. That pushes the value conversation squarely onto condition: roofs, systems, kitchens, and baths. A well-updated home and a dated one can carry the same square footage and the same address quality yet land far apart on price, and the single median figure of $311,500 masks that spread.
Supply is the other half of the story. With one active listing and eight closings in the tracking window, this is a low-volume market where good homes don't linger — the median of 14.5 days confirms that. The 12.9% year-over-year decline reads as a cooling off a stronger prior period rather than distress, and the 118% gain since 2012 shows the longer arc. No community amenities were identified from current MLS listings, so buyers are paying for the homes and the Niceville location, not for shared facilities.
The location and the amenities are priced into every listing in Blue Pine Village. 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 Blue Pine Village 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 (6.8). Basis: Long-Term Appreciation +129% since 2012; Recent Direction -7.6% year-over-year; Owner Commitment 60% owner-occupied; Pricing Power 98.5% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a market this thin, pricing and timing decide everything. With only one active listing and a handful of recent closings, comparable sales are scarce, and a single renovated or original-condition sale can distort what a home looks like it's worth. We underwrite each property on its actual condition against the small comp set, tell sellers where the median genuinely applies to their home and where it doesn't, and help buyers act quickly and correctly when the right listing appears.
Blue Pine Village in 15 seconds.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- Any club/amenity membership is billed separately
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a Blue Pine Village 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 Blue Pine Village sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Blue Pine Village, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Blue Pine Village home worth?
Get a no-obligation home value based on real comparable sales in Blue Pine Village, 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 Niceville →
Recently off market in BLUE PINE VILLAGE AMENDED
Homes in BLUE PINE VILLAGE AMENDED 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. 1 on record.
- 2975 Blue Pine Lane · off market
Frequently Asked Questions
What is the median home price in Blue Pine Village?
How long do homes in Blue Pine Village take to sell?
How many homes are in Blue Pine Village?
What share of Blue Pine Village is owner-occupied?
When were the homes in Blue Pine Village built?
Have Blue Pine Village home prices gone up?
Who is the best real estate agent for Blue Pine Village?
How do I find a top Niceville real estate agent who knows Blue Pine Village?
Can Momentum Realty connect me with an agent for Blue Pine Village?
Where is Blue Pine Village, and what county is it in?
Is Blue Pine Village a good place to live?
Should you buy in Blue Pine Village?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | Emerald Coast MLS, refreshed twice daily (last: September 22, 2026) |
| Community market stats | Emerald Coast MLS closed sales, 12-month windows ending September 20, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (6 streets, ZIP 32578/32580)) |
| Under-contract shares | Emerald Coast MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 1993 (161 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 Emerald Coast 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.
Own a home here?
You just read the data. Now see what your home is worth.
The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the Emerald Coast MLS member average and 8 days faster, and we’ll price yours against live local comps.
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A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how BLUE PINE VILLAGE AMENDED fits the bigger picture — live prices, inventory, and Momentum Scores:
Nearby Communities
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