Momentum Housing Data · Home Values · Okaloosa County
Buying here? See St Andrews Village South 2 homes for sale and the St Andrews Village South 2 community guide (Niceville).
ST ANDREWS VILLAGE SOUTH 2 (Niceville, FL): 3 recorded closings in the 12 months ending 2026-07-25, an 11-year price record, and the year-by-year record — every number from recorded MLS closings, none from an estimate model.
In the current window, median closings ran near original asking (99.8%); the median sale took 5 days (window ending 2026-07-25).
| Year | Median sold | Median $/sqft | Median DOM | Sold ÷ original ask | Sales |
|---|---|---|---|---|---|
| 2026 | $499,000 | — | 5 | 99.8% | 3 |
| 2025 | $535,000 | — | 163 | 94.4% | 4 |
| 2024 | $475,000 | — | 26 | 99.0% | 3 |
| 2022 | $420,000 | — | 2 | 97.4% | 3 |
| 2021 | $472,000 | — | 7 | 102.6% | 3 |
| 2019 | $325,000 | — | 42 | 96.9% | 6 |
| 2018 | $275,500 | — | 50 | 97.7% | 4 |
| 2017 | $282,500 | — | 11 | 95.9% | 3 |
| 2016 | $290,000 | — | 10 | 96.7% | 3 |
| 2014 | $250,000 | — | 106 | 80.6% | 5 |
| 2013 | $255,000 | — | 13 | 98.1% | 4 |
Over the recorded series, ST ANDREWS VILLAGE SOUTH 2’s median sold price moved from $255,000 (2013) to $499,000 (12 months ending 2026-07-25) — +96% over that span, with every year’s figure from recorded closings, not a model.
The recorded series starts in 2013 at $255,000. The 2020–22 run-up did what it did everywhere — ST ANDREWS VILLAGE SOUTH 2’s median moved +29% from 2019 to 2022. Against the 2025 peak of $535,000, the current median stands at -7%. Annual sales volume here has ranged from 0 to 6 closings a year (10-yr average 3.1). With roughly 3.1 closings a year, ST ANDREWS VILLAGE SOUTH 2’s medians move in steps, not curves — a handful of unusual sales can swing a year, which is why the sales count sits next to every figure above.
What actually trades here: 100% detached single-family in the current window.
At ST ANDREWS VILLAGE SOUTH 2’s $499,000 median and Okaloosa County’s adopted 12.89 mills (FY2025-26), a home assessed at that price carries roughly $6,430 a year in property tax before exemptions, or about $5,930 with the full Florida homestead exemption — a buyer’s first-year figure; a long-time owner’s Save Our Homes cap can be far lower, which is one reason resale taxes jump at closing. Municipal and special-district millage varies inside the county; see the Okaloosa County tax page.
Momentum’s market-heat index for ST ANDREWS VILLAGE SOUTH 2 reads 63/100 (computed from DOM, sale-to-list, and absorption; 2020–21 peaked in the 70s here).
Cash bought 0% of recorded ST ANDREWS VILLAGE SOUTH 2 sales in the window ending 2026-07 (0 of 3) — a fact worth knowing before assuming every buyer needs an appraisal to close. The table above is the closed-sale record to price a ST ANDREWS VILLAGE SOUTH 2 home against; asking prices are an opening position, recorded closings are the value.
We don’t publish algorithm guesses for specific homes — they can’t see condition, upgrades, or your lot. A local agent will prepare a records-based valuation from the same closed-sale data on this page, adjusted for your home. Free, no obligation.
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Communities buyers shopping ST ANDREWS VILLAGE SOUTH 2 are also weighing (same ZIP), each on its own recorded 12-month closings. A median well above the neighbors is a ceiling to price against; well below is where the value argument lives.
| Community | Median sold | Median $/sqft | Median DOM | Sales |
|---|---|---|---|---|
| TURNBERRY PLACE | $500,000 | — | 8 | 3 |
| CARIBBEAN VILLAGE SOUTH 1 | $529,900 | — | 5 | 3 |
| ROSEMONT S/D | $530,000 | — | 20 | 3 |
| WOODLANDS | $464,900 | — | 4 | 9 |
More ST ANDREWS VILLAGE SOUTH 2: full community guide & homes for sale · choosing an agent here · should you sell now (statewide data) · what selling costs · cash offer vs. listing
Listing data provided by the Emerald Coast Association of REALTORS®. Information is deemed reliable but is not guaranteed by the MLS to be accurate. Compiled from recorded MLS closings; deemed reliable but not guaranteed. Figures are medians for the stated windows and change as new sales record; individual homes vary widely. No automated valuation for any specific property appears on this page. Equal Housing Opportunity. © 2026 Move With Momentum LLC — brokerage licensed in FL and GA. Disclosures
Content on this page is compiled from public records, MLS data, and automated data sources, and may contain errors or be out of date. It is provided for general information only and is not a representation about any specific property, community, builder, or association. Verify all information independently before relying on it.