St Andrews Village South
Homes for Sale in Niceville, FL
All 182 homes for sale in Niceville, FL · median $499,900 · 183 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, 3 recorded sales closed at a median of $499,000, a median 5 days on market, sellers accepting 100% of original asking (+1% versus the prior year). Homes listed or recently sold were built 1982–1984; none of the 3 geocoded homes sit in a FEMA special flood hazard zone (median elevation 20 ft). At the median price and Okaloosa County's FY2025-26 rate of 12.89 mills, annual property tax runs about $6,430 ($5,930 with the full homestead exemption).
| Location | Niceville, Okaloosa County, FL · ZIP 32578, 32580 |
|---|---|
| Homes in the community | 113 (FL DOR 2025 assessment roll) |
| Years built | 1982–2018 (median 1983) |
| Typical living area | 2,472 sq ft (median) |
| Amenities listed by sellers | Golf, Pool, Tennis Court(s), Beach, Dock, Fishing |
| Sale prices, last 12 months | $499,000 median across 3 closed sales · +0.8% vs the prior 12 months |
| Days on market (closed sales) | 5 median |
| For sale right now | 0 active, 0 pending |
| Owner-occupied (homestead) share | 80% |
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, “ST ANDREWS VILLAGE SOUTH 2 key facts,” movewithmomentum.com/neighborhoods/st-andrews-village-south-2, data as of September 20, 2026.
Price here is driven by the homes themselves, not by shared amenities — there are none identified in the current listings. With a median build year of 1983 and a range stretching to 2018, condition and updates do most of the work. Two homes of similar size can sit far apart in value depending on whether the kitchen, systems, and roof have been touched. The median sits at $499,000 on roughly 2,472 square feet, but treat that as a midpoint, not a formula.
The market posture is quick. A median of 5 days on market tells you well-prepared listings move fast, and a heat score of 63 backs that up. Year-over-year, values are off 6.7%, so sellers should price to the current comps rather than last year's memory. For buyers, speed matters — decision-ready is the only way to compete here, and a homestead share above 80% means turnover is limited and the good listings don't linger.
St Andrews Village South right now
🟡 Still climbing. The trailing-12-month median ($499K) is up 0.8% from the prior 12 months ($495K). With about 3 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 (3 and 3 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 2, 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 ST ANDREWS VILLAGE SOUTH 2 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
St Andrews Village South market snapshot (as of September 20, 2026): the median sale price is about $499K, and a median 5 days on market for closed sales. The trailing-12-month median is up 1% from the prior 12 months, computed from record-level Emerald Coast MLS closed sales (3 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 11 qualified sales in ST ANDREWS VILLAGE SOUTH across 2024–2025 (7 in 2024, 4 in 2025), median $535,000 — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
St Andrews Village South is a community of 113 homes in Niceville, Okaloosa County, built between 1982 and 2018 (median 1983), with a median living area of about 2,472 square feet. 80% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
A modestly sized enclave of 113 homes in Niceville with a wide build span from 1982 to 2018, where value tracks condition rather than any community amenity. Expect a fast market with a short-lived inventory.
The setting & the homes.
Aerial and on-site photos of St Andrews Village South. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
St Andrews Village South
St Andrews Village South
St Andrews Village SouthPhotos from Emerald Coast MLS listings in St Andrews Village South; content deemed reliable but not guaranteed.
Who St Andrews Village South is best for.
Best for
- Buyers targeting a mid-sized home around the median who can move quickly when the right listing appears
- Renovation-minded buyers willing to underwrite an older home's systems for a better basis
- Owner-occupants planning to stay, comfortable in a low-turnover enclave
Probably not for
- Buyers who need shared amenities, since none are identified in current listings
- Bargain hunters expecting a slow market with room for leisurely negotiation
- Buyers wanting turnkey new construction, given the median build year of 1983
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 ($499K) IS the median in the snapshot above, and the move from 2025 ($495K) IS the +0.8% one-year change.
Windows contain 0 to 5 sales each (3 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.
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Okaloosa 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 · Okaloosa 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.
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).
St Andrews Village South Market Scorecard
St Andrews Village South 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 ST ANDREWS VILLAGE SOUTH 2, 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.
St Andrews Village South 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 St Andrews Village South buying strategy.
If we were buying in St Andrews Village South 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 St Andrews Village South.
Condition is the whole story
With most of the stock rooted in the early 1980s and a median footprint near 2,472 square feet, the spread in asking prices comes down to what's been renovated. Buyers should underwrite each home individually: roof age, HVAC, and any recent structural or system updates separate a fair deal from an overpay. The median of $499,000 anchors expectations, but the delta between a dated original and a fully reworked home is where the negotiation lives.
The homestead share above 80% signals owners tend to stay, which keeps supply thin and makes the 5-day median on market credible. That's a seller's rhythm — but the 6.7% year-over-year decline means the leverage isn't unlimited. Price it right and it sells quickly; price it to a market that no longer exists and it sits.
The location and the amenities are priced into every listing in St Andrews Village South. 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 St Andrews Village South 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 (8.0). Basis: Recent Direction +0.8% year-over-year; Owner Commitment 80% owner-occupied; Pricing Power 99.8% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a market this fast and this condition-sensitive, the win comes from reading each home accurately and moving without hesitation. We help buyers separate cosmetic from structural before they commit, and we help sellers price to the current comps — not last year's — so the 5-day rhythm works for them instead of against them.
St Andrews Village South 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 St Andrews Village South 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 St Andrews Village South sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in St Andrews Village South, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your St Andrews Village South home worth?
Get a no-obligation home value based on real comparable sales in St Andrews Village South, 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 St Andrews Village South?
How long do homes in St Andrews Village South take to sell?
How many homes are in St Andrews Village South?
What share of St Andrews Village South is owner-occupied?
When were the homes in St Andrews Village South built?
Who is the best real estate agent for St Andrews Village South?
How do I find a top Niceville real estate agent who knows St Andrews Village South?
Can Momentum Realty connect me with an agent for St Andrews Village South?
Where is St Andrews Village South, and what county is it in?
Should you buy in St Andrews Village South?
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: October 1, 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 32578/32580)) |
| Under-contract shares | Emerald Coast MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 1993 (78 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 ST ANDREWS VILLAGE SOUTH 2 fits the bigger picture — live prices, inventory, and Momentum Scores:
More on St Andrews Village South
- Home values · What homes in St Andrews Village South actually sell for
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