Grandview East At Long Beach
Homes for Sale in Panama City Beach, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via CPAR MLS
As of September 2026, Grandview East At Long Beach in Panama City Beach, FL has 1 home for sale. Over the 12 months ending 2026-09-12, 3 recorded sales closed at a median of $535,000, a median 106 days on market, sellers accepting 95% of original asking (-12% versus the prior year). At the median price and Bay County's FY2025-26 rate of 12.28 mills, annual property tax runs about $6,570 ($6,080 with the full homestead exemption).
Part of the Long Beach master-planned community in Panama City Beach, FL — see all Long Beach homes for sale (16 listings across 2 villages and sections in the MLS).
Grandview East At Long Beach is trading at a mid-$500s median right now, but that number is built on a thin stack of closings, so treat it as a directional marker rather than a hard ceiling or floor. With only a handful of sales in the current window, one unusually upgraded or unusually distressed unit can swing the median more than it would in a deeper market.
Days on market sitting above 100 tells you buyers here are not rushing, and the year-over-year pullback confirms pricing has softened rather than firmed. That combination points to a market where sellers need to price to current conditions from day one, and buyers have room to negotiate on terms, not just list price.
Grandview East At Long Beach right now
🔴 Off the recent peak. The trailing-12-month median ($535K) is down 12.3% from the prior 12 months ($610K). 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 CPAR MLS closed sales, 12-month windows ending September 12. Confidence: Low (3 and 3 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated September 12, 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
Grandview East At Long Beach market snapshot (as of September 12, 2026): the median sale price is about $535K, and a median 106 days on market for closed sales. The trailing-12-month median is down 12% from the prior 12 months, computed from record-level CPAR MLS closed sales (3 closings in the current window).
Grandview East At Long Beach is a small-volume Panama City Beach market where recent activity skews slower and softer than a typical beach-adjacent listing, which matters more to strategy here than the raw median itself.
Who Grandview East At Long Beach is best for.
Best for
- Buyers with flexibility on timeline who can wait out a slower-moving listing
- Buyers looking for negotiating room in a market where prices have recently softened
- Buyers willing to verify unit-specific features and amenities directly rather than assume them
Probably not for
- Buyers who need a fast close in a high-competition, multiple-offer environment
- Sellers expecting last year's pricing to hold without adjustment
- Buyers who want a large, deep comp set to validate value before making an offer
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 12 of each year, from record-level CPAR MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($535K) IS the median in the snapshot above, and the move from 2025 ($610K) IS the -12.3% one-year change.
Windows contain 0 to 10 sales each (3 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.
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Bay County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Bay County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.
Grandview East At Long Beach Market Scorecard
Grandview East At Long Beach is currently a thin data market. Limited supply, a median asking price of $590,000, and homes go under contract in about 56 days.
Typical home value in the 32407 ZIP is $393,967, right around the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
Homes For Sale Right Now in Grandview East At Long Beach
Live MLS inventory for Grandview East At Long 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 Grandview East At Long Beach listings as of 2026-09-12, 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.
The Grandview East At Long Beach buying strategy.
If we were buying in Grandview East At Long 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 Grandview East At Long Beach.
A thin, cooling market
The market heat score here lands well on the cool side, and paired with a median days-on-market past the 100-day mark, it describes a community where listings sit rather than move quickly. That is not automatically a red flag, but it does mean sellers should expect a longer marketing runway and buyers should not feel pressure to bid at first showing.
The year-over-year decline of roughly 14% is a meaningful shift, not noise, though with only three closings feeding the current window, it is worth confirming against individual unit condition and comps rather than treating it as a blanket trend across every home in the community. No community amenities are currently identified from active MLS listings, so anything a specific unit offers should be verified directly rather than assumed from the community name or location.
The location and the amenities are priced into every listing in Grandview East At Long Beach. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market this thin on closings, the comps that exist need to be read carefully rather than averaged blindly, and pricing a listing or structuring an offer takes someone watching the specific units, not just the headline median. We track these smaller Panama City Beach communities closely enough to tell you when a listing's price reflects the market and when it does not.
Grandview East At Long Beach 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 Grandview East At Long 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 Grandview East At Long Beach sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Grandview East At Long 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 Grandview East At Long Beach home worth?
Get a no-obligation home value based on real comparable sales in Grandview East At Long 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 homes for sale in Grandview East At Long Beach on the map →
Frequently Asked Questions
What is the median home price in Grandview East At Long Beach?
How long do homes in Grandview East At Long Beach take to sell?
Who is the best real estate agent for Grandview East At Long Beach?
How do I find a top Panama City Beach real estate agent who knows Grandview East At Long Beach?
Can Momentum Realty connect me with an agent for Grandview East At Long Beach?
Should you buy in Grandview East At Long Beach?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Grandview East At Long Beach with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | CPAR MLS, refreshed twice daily (last: September 12, 2026) |
| Community market stats | CPAR MLS closed sales, 12-month windows ending September 12, 2026 |
| Under-contract shares | CPAR MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2013 (62 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.
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 CPAR MLS member average and 8 days faster, and we’ll price yours against live local comps.
Looking to buy here? Search homes for sale →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how Grandview East At Long Beach fits the bigger picture — live prices, inventory, and Momentum Scores: