Magnolia Forest S/D
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.
Photo via Emerald Coast MLS
Over the 12 months ending 2026-09-20, 4 recorded sales closed at a median of $562,000, a median 34 days on market, sellers accepting 97% of original asking. Homes listed or recently sold were built 1996–2003; none of the 3 geocoded homes sit in a FEMA special flood hazard zone (median elevation 13 ft). At the median price and Okaloosa County's FY2025-26 rate of 12.89 mills, annual property tax runs about $7,250 ($6,740 with the full homestead exemption).
| Location | Niceville, Okaloosa County, FL · ZIP 32578 |
|---|---|
| Homes in the community | 53 (FL DOR 2025 assessment roll) |
| Years built | 1996–2019 (median 1999) |
| Typical living area | 2,497 sq ft (median) |
| Home types (current listings and sales) | detached single family 100% |
| Amenities listed by sellers | Boat Launch, Fishing, Golf, Marina, Pickleball, Pool |
| Sale prices, last 12 months | $562,000 median across 4 closed sales |
| Days on market (closed sales) | 34 median |
| For sale right now | 0 active, 1 pending |
| Owner-occupied (homestead) share | 74% |
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, “MAGNOLIA FOREST S/D key facts,” movewithmomentum.com/neighborhoods/magnolia-forest-s-d, data as of September 20, 2026.
Last 30 days in Magnolia Forest S/D: 1 under contract right now, 1 closed sale (median $480,000). As of September 26, 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.
Magnolia Forest is a small, established subdivision in Niceville — 53 homes built between 1996 and 2019, with the median around 1999. That build range tells you most of the story: this is not a new-construction tract but a settled pocket where condition and updates, not square footage alone, will set what a given home fetches. The median living area sits near 2,497 square feet, and the median price is $635,000. With no shared amenities identified in current MLS data, you are paying for the house and the location, not a package of community perks.
The market posture is tight. Just one active listing against a median of 26 days on market means well-priced homes move quickly and there is very little standing inventory to negotiate against. A homestead share near 74% points to an owner-occupied core that turns over slowly — which is exactly why supply stays thin. For a seller, that scarcity is leverage. For a buyer, it means patience and readiness: when the right home lists, hesitation is the real risk.
The 60-Second Overview
Magnolia Forest S/D market snapshot (as of September 20, 2026): the median sale price is about $562K, and a median 35 days on market for closed sales.
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 3 qualified sales in MAGNOLIA FOREST S/D across 2024–2025 (1 in 2024, 2 in 2025), median $624,900 — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
Magnolia Forest S/D is a community of 53 homes in Niceville, Okaloosa County, built between 1996 and 2019 (median 1999), with a median living area of about 2,497 square feet. 74% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
A compact, mostly owner-occupied enclave of just 53 homes in Niceville, Magnolia Forest trades on house condition and setting rather than amenities. With a single active listing, opportunities here are episodic — you buy when one comes up, not on your own schedule.
The setting & the homes.
Aerial and on-site photos of Magnolia Forest S/D. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Magnolia Forest S/D
Magnolia Forest S/D
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Magnolia Forest S/D
Magnolia Forest S/DPhotos from Emerald Coast MLS listings in Magnolia Forest S/D; content deemed reliable but not guaranteed.
Who Magnolia Forest S/D is best for.
Best for
- Buyers with financing in place who can move quickly when a rare listing appears
- Those targeting an established, low-turnover Niceville subdivision around the mid-$600s
- Owner-occupants comfortable weighing an older home's condition against its price
Probably not for
- Buyers who want a wide range of homes to compare before deciding
- Anyone seeking community amenities like a pool, gym, or clubhouse
- Buyers wanting brand-new construction with no deferred-maintenance homework
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 ($562K) IS the median in the snapshot above.
Windows contain 0 to 4 sales each (4 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 (2026-09-21).
Magnolia Forest S/D Market Scorecard
Magnolia Forest S/D 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 MAGNOLIA FOREST S/D, 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.
Homes For Sale Right Now in Magnolia Forest S/D
Live MLS inventory for Magnolia Forest S/D. 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 Magnolia Forest S/D listings as of 2026-09-26, priced high to low. Listing data provided by the Emerald Coast Association of REALTORS®. Information is deemed reliable but is not guaranteed by the MLS to be accurate. Tap any home to ask about it.
Every Home for Sale in Magnolia Forest S D Right Now (1)
All 1 active and pending Magnolia Forest S D listings with a detail page, newest first, refreshed twice a day from the MLS.
- 4198 Whitetail Circle · $519,000 · 3 bd / 2 ba · pending · listed Aug 17, 2026 · listed by Scenic Sotheby's International Realty
Magnolia Forest S/D 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.
Schools
- Okaloosa County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Bluewater · Elementary
- Ruckel · Middle
- Niceville · High
Zoned schools reflect the assignments reported on recent Magnolia Forest S/D listings and can change; always confirm with Okaloosa County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Magnolia Forest S/D address.
Shop the zone: Homes zoned for Niceville High School
The Magnolia Forest S/D buying strategy.
If we were buying in Magnolia Forest S/D 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 Magnolia Forest S/D.
A thin-supply pocket where condition drives price
The homes here span more than two decades of construction, which matters more than the median square footage suggests. In a subdivision built between 1996 and 2019, two houses of similar size can be worlds apart on roofs, systems, kitchens, and finishes — so the spread around the $635,000 median is best understood as condition-driven. Bring an inspector's mindset and price the deferred maintenance you find, because the median alone won't tell you whether a specific home is a value or a project.
Scarcity is the defining feature. With one active listing and a median of 26 days on market, this is not a place to shop leisurely across dozens of options. The high owner-occupancy means turnover is slow and inventory arrives in ones and twos. That rewards buyers who are financed, decisive, and watching the feed — and it gives correctly priced sellers a genuinely favorable position.
The location and the amenities are priced into every listing in Magnolia Forest S/D. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a 53-home subdivision with a single active listing, the edge is knowing when something is about to come up and being ready to move the day it does. We track this pocket closely, read each home's condition against the median instead of guessing off the headline number, and price the age-driven differences honestly — so you neither overpay for a project nor underprice a well-kept home.
Magnolia Forest S/D 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 Magnolia Forest S/D 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 Magnolia Forest S/D sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Magnolia Forest S/D, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Magnolia Forest S/D home worth?
Get a no-obligation home value based on real comparable sales in Magnolia Forest S/D, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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Recently off market in MAGNOLIA FOREST S/D
Homes in MAGNOLIA FOREST S/D 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. 2 on record.
- 1730 Wren Way · off market
- 4200 Whitetail Circle · off market
Frequently Asked Questions
What is the median home price in Magnolia Forest S/D?
How long do homes in Magnolia Forest S/D take to sell?
How many homes are in Magnolia Forest S/D?
What share of Magnolia Forest S/D is owner-occupied?
When were the homes in Magnolia Forest S/D built?
Who is the best real estate agent for Magnolia Forest S/D?
How do I find a top Niceville real estate agent who knows Magnolia Forest S/D?
Can Momentum Realty connect me with an agent for Magnolia Forest S/D?
Where is Magnolia Forest S/D, and what county is it in?
Should you buy in Magnolia Forest S/D?
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 26, 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 (2 streets, ZIP 32578)) |
| Under-contract shares | Emerald Coast MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 1998 (34 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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See how MAGNOLIA FOREST S/D fits the bigger picture — live prices, inventory, and Momentum Scores:
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Explore more neighborhoods near Magnolia Forest S/D with Momentum Realty’s local guides.