Raintree Estates
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, 5 recorded sales closed at a median of $538,700, a median 45 days on market, sellers accepting 95% of original asking (-14% versus the prior year). Homes listed or recently sold were built 1979–1995. At the median price and Okaloosa County's FY2025-26 rate of 12.89 mills, annual property tax runs about $6,950 ($6,440 with the full homestead exemption).
| Location | Niceville, Okaloosa County, FL · ZIP 32578 |
|---|---|
| Homes in the community | 277 (FL DOR 2025 assessment roll) |
| Years built | 1976–2024 (median 1990) |
| Typical living area | 2,711 sq ft (median) |
| Home types (current listings and sales) | detached single family 100% |
| Amenities listed by sellers | BBQ Pit/Grill, Fishing, Pavillion/Gazebo, Picnic Area, Beach, Dock |
| Sale prices, last 12 months | $538,700 median across 5 closed sales · -14.3% vs the prior 12 months |
| Days on market (closed sales) | 45 median |
| For sale right now | 0 active, 0 pending |
| Owner-occupied (homestead) share | 88% |
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, “RAINTREE ESTATES key facts,” movewithmomentum.com/neighborhoods/raintree-estates, data as of September 20, 2026.
What sets price in Raintree Estates is condition and square footage, not location gimmicks. This is an established Niceville pocket with homes built across a long span, from 1976 through 2024, and a median build year of 1990. With a median around 2,711 living square feet and a median price of $545,000, you're paying for space and for how much a given home has been updated since it was built. Expect a wide spread between original-condition houses and renovated ones.
The market posture here is soft and slow-moving. The heat score sits at 34, the year-over-year change is down 20.3%, and only 7 closings sit in the current window. Homes that are priced right are still moving in about 20 days, so the pace isn't dead — but sellers who lean on last year's pricing will sit. Buyers have room to be selective and to underwrite condition carefully.
Raintree Estates right now
🔴 Off the recent peak. The trailing-12-month median ($539K) is down 14.3% from the prior 12 months ($629K). 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 (5 and 6 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated September 27, 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 RAINTREE ESTATES 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
Raintree Estates market snapshot (as of September 20, 2026): the median sale price is about $539K, and a median 45 days on market for closed sales. The trailing-12-month median is down 14% from the prior 12 months, computed from record-level Emerald Coast MLS closed sales (5 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 18 qualified sales in RAINTREE ESTATES across 2024–2025 (11 in 2024, 7 in 2025), median $650,000 — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
Raintree Estates is a community of 277 homes in Niceville, Okaloosa County, built between 1976 and 2024 (median 1990), with a median living area of about 2,711 square feet. 88% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Raintree Estates is a mature, largely owner-occupied Niceville neighborhood of 277 homes with a homestead share near 89%, which keeps turnover low and inventory thin. The story here is space and settled housing stock, not new-build sheen.
The setting & the homes.
Aerial and on-site photos of Raintree Estates. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Raintree EstatesPhotos from Emerald Coast MLS listings in Raintree Estates; content deemed reliable but not guaranteed.
Who Raintree Estates is best for.
Best for
- Space-focused buyers who value 2,700-plus square feet in an established setting
- Renovation-minded buyers willing to trade dated finishes for a lower entry on condition
- Long-hold owners who want a stable, low-turnover neighborhood and can wait out a slow market
Probably not for
- Buyers who need new-construction finishes and low-maintenance systems out of the gate
- Amenity-driven buyers wanting a pool, gate, or clubhouse
- Sellers who need a fast sale and won't price below last year's numbers
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 ($539K) IS the median in the snapshot above, and the move from 2025 ($629K) IS the -14.3% one-year change.
Windows contain 1 to 10 sales each (5 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).
Raintree Estates Market Scorecard
Raintree Estates 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 RAINTREE ESTATES, 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.
Raintree Estates 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 Raintree Estates buying strategy.
If we were buying in Raintree Estates 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 Raintree Estates.
Condition is the whole ballgame
With a build range from 1976 to 2024 and a median year of 1990, Raintree Estates holds everything from original-condition homes to gut renovations and a handful of newer infill builds. That range is why the median of $545,000 tells you less than usual — two homes at similar footprints can trade far apart based on roof, systems, and kitchen age. Read every listing on its updates, not its address.
There are no community amenities identified from current MLS listings, so you're buying the house and the lot, not a pool or gate. At a median of about 2,711 square feet, the appeal is livable space in an established setting. A homestead share near 89% means most homes here are held long-term, which limits how many come to market at once.
The location and the amenities are priced into every listing in Raintree Estates. 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 Raintree Estates 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 3 factors (6.1). Basis: Recent Direction -14.3% year-over-year; Owner Commitment 88% owner-occupied; Pricing Power 95.4% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a soft, condition-driven market like this one, the mistake is pricing off a headline median instead of the specific home. We price and negotiate on the details that actually move value here — build era, systems age, and finish level — so sellers don't chase the market down and buyers don't overpay for deferred maintenance dressed up as move-in ready.
Raintree Estates 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 Raintree Estates 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 Raintree Estates sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Raintree Estates, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Raintree Estates home worth?
Get a no-obligation home value based on real comparable sales in Raintree Estates, 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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Frequently Asked Questions
What is the median home price in Raintree Estates?
How long do homes in Raintree Estates take to sell?
How many homes are in Raintree Estates?
What share of Raintree Estates is owner-occupied?
When were the homes in Raintree Estates built?
Who is the best real estate agent for Raintree Estates?
How do I find a top Niceville real estate agent who knows Raintree Estates?
Can Momentum Realty connect me with an agent for Raintree Estates?
Where is Raintree Estates, and what county is it in?
Is Raintree Estates a good place to live?
Should you buy in Raintree Estates?
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 (8 streets, ZIP 32578)) |
| Under-contract shares | Emerald Coast MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 1994 (135 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 RAINTREE ESTATES fits the bigger picture — live prices, inventory, and Momentum Scores:
Nearby Communities
Explore more neighborhoods near Raintree Estates with Momentum Realty’s local guides.