Andalusia Place T/H's
Homes for Sale in Mary Esther, FL
All 72 homes for sale in Mary Esther, FL · median $324,900 · 79 homes for sale in 32569 · Okaloosa County homes for sale
True comps, carrying-cost math, and listings before the portals.
As of October 2026, the MLS records 19 closed sales in Andalusia Place T/H's in Mary Esther, FL since 2005, the most recent in March 2024. Across Mary Esther as a whole, 145 homes closed in the last 12 months at a median of $319,900, 70 median days on market, with 71 homes for sale today. At that median and Okaloosa County's FY2025-26 rate of 12.89 mills, annual property tax runs about $4,130 ($3,620 with the full homestead exemption).
Andalusia Place is a small townhome community in Mary Esther, and with no active price snapshot to anchor to, the honest read is that value here is driven by the individual unit — condition, updates, and location within the community — more than by any published community benchmark. Attached product like this tends to trade on livability and carrying cost rather than on lot or land, so what a specific townhome offers inside its walls will do most of the work.
For now, treat this as a market you evaluate one listing at a time. A buyer should focus on the specific unit's condition and any association costs; a seller should expect the sale to hinge on how the home shows and how it's priced against whatever comparable townhomes are moving in the area. Without a current median or inventory count in hand, we lean on close comparison rather than assumptions.
Figures in this note are as of July 26, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Nearby homes for sale
No active listings inside ANDALUSIA PLACE T/H'S 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
Andalusia Place is a townhome enclave in Mary Esther, Okaloosa County, tucked into the western end of the Emerald Coast corridor. It offers attached, lower-maintenance living rather than a large amenity package, which shapes both who it suits and how it should be priced.
Emerald Coast MLS sales records identify 14 homes in ANDALUSIA PLACE T/H'S that have changed hands since 2005, built between 2005 and 2006 (median 2006), with a median living area of about 1,176 sq ft and a typical 2-bedroom, 2-bath layout; 93% are townhomes. Source: Emerald Coast MLS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
Who Andalusia Place T/H's is best for.
Best for
- Buyers prioritizing lower exterior maintenance over a large lot or shared amenities
- Buyers who want a Mary Esther / western Okaloosa location and will judge value unit by unit
- Budget-conscious buyers willing to weigh association costs against a simpler footprint
Probably not for
- Buyers who want a pool, clubhouse, or other shared recreation on site
- Buyers seeking a detached home with a private yard and land value
- Buyers who need a clear published price benchmark before they'll engage
The market around Andalusia Place T/H's
Andalusia Place T/H's is too small for its own price trend, so here is the market around it.
In ZIP 32569, 115 homes are on the market and 31% are under contract — a fast-moving corner of Mary Esther.
Across Okaloosa County, 1,890 homes are active and 551 pending (23% under contract).
In ZIP 32569 (Mary Esther), 304 homes closed in the last 12 months at a median of $325K ($218/sq ft), up 0.1% year over year, with a median 51 days on market. Right now 77 active and 41 pending listings put supply at about 3.9 months — a balanced market. See the live ZIP 32569 housing market and the Okaloosa County market.
ZIP and county figures describe the wider market, not Andalusia Place T/H's specifically. Momentum Research analysis of MLS records.
Andalusia Place T/H's by the numbers
From county property records and closed MLS sales for the Andalusia Place T/H's subdivision: 14 homes on record; built 2005–2006; typical size about 1,176 heated sq ft; 2 bedrooms is the median. Housing mix: townhome 92%, single-family 7%.
| Year | Recorded sales | Median price |
|---|---|---|
| 2005 | 2 | $195,000 |
| 2006 | 8 | $197,000 |
| 2018 | 2 | $146,938 |
| 2020 | 1 | $193,500 |
| 2024 | 1 | $269,900 |
Newest recorded sale: $269,900 on 2024-03-07.
Recorded data as of 2026-09-12; counts cover addresses tagged to this subdivision in the public record, not every parcel. Not an appraisal.
The Andalusia Place T/H's buying strategy.
If we were buying in Andalusia Place T/H's 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 Andalusia Place T/H's.
A small townhome footprint
Current MLS listings identify no community amenities here, so this is not a destination-amenity community — no pool, clubhouse, or shared recreation is showing up in the data. That is not a knock; it's a profile. Communities like this compete on price, layout, and low exterior upkeep rather than on shared facilities, and buyers should price that difference in rather than expecting resort features.
Location does part of the job that amenities don't. Mary Esther sits in Okaloosa County near the western side of the Emerald Coast, with everyday commercial corridors and coastal access within reach. Because the community itself is compact and attached, differences between individual units — floor plan, updates, end-unit versus interior — matter more here than in a larger, feature-driven subdivision.
The location and the amenities are priced into every listing in Andalusia Place T/H's. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a small townhome community with a thin data footprint, the right pricing and negotiation comes from close reading of individual comparables and association details, not from a headline number. We do that legwork unit by unit — verifying condition, carrying costs, and what actually moves in this pocket of Mary Esther — so you're deciding on facts, not assumptions.
Andalusia Place T/H's 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 Andalusia Place T/H's 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 Andalusia Place T/H's sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Andalusia Place T/H's, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Andalusia Place T/H's home worth?
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Should you buy in Andalusia Place T/H's?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Under-contract shares | Emerald Coast MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2005 (19 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.
Recent Developments in Andalusia Place T H S
Development, infrastructure, retail, and school activity affecting Andalusia Place T H S, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- October 2026Parks & Amenities
Okaloosa and Cinco Bayou open upgraded boat ramp with new trailer parking
Okaloosa County and the Town of Cinco Bayou held a ribbon cutting for upgraded boat ramp facilities, including 16 new boat trailer parking spaces, a new restroom and landscaping. The $4.1 million total, funded largely by tourism development funds, also covers the $2.95 million purchase of a former bank building at 198 Eglin Parkway NE. Future dock improvements are planned.
What it may mean for the marketAdded trailer parking and ramp access improve waterfront recreation access for Fort Walton Beach area boaters. The project is about 7 miles northwest of Andalusia Place T H S, elsewhere in Okaloosa County.
Source: Get The Coast - September 2026Civic
Okaloosa commissioners reject 12-month data center moratorium 3-2
Okaloosa County commissioners voted 3-2 on September 15 against a 12-month data center moratorium. On September 3 the board unanimously directed staff to develop a regulatory framework for data centers, with an outline due within 60 days. No specific project or site was proposed, and commissioners discussed protecting the Shoal River Industrial Park.
What it may mean for the marketThe pending rules will shape where large power-and-land-intensive facilities can locate in the county, including industrial land near Crestview. The project is about 26 miles north of Andalusia Place T H S, elsewhere in Okaloosa County.
Source: Get The Coast - September 2026Parks & Amenities
Destin and Okaloosa County agree on management of 4-acre Holiday Isle state park
Destin and Okaloosa County unanimously agreed to back Destin as manager and developer of the roughly four-acre state-acquired park on Holiday Isle near Norriego Point. In return, Destin council voted 5-2 to offer free parking to all Okaloosa County residents at city-owned lots and parks. The deal still requires state Board of Trustees and DEP review.
What it may mean for the marketManagement of the Holiday Isle park and city parking rules will affect public waterfront access and parking in Destin. The site is about 2 miles north of Andalusia Place T H S.
Source: Get The Coast - June 2026Civic
DeSantis signs state budget with funding for Okaloosa County projects
Governor DeSantis signed the state budget that included roughly $15 million for 20 Okaloosa County projects, among them $5 million for the Northwest Florida State College Workforce Innovation Center in Niceville, $1.5 million for Shalimar Bridge Park, and $3 million for Destin road and drainage work. About $7.26 million in other local requests were vetoed.
What it may mean for the marketDirects state funding toward workforce, park, road, and drainage infrastructure across Okaloosa County, supporting public facilities and capacity in Niceville, Shalimar, and Destin. The site is about 11 miles north of Andalusia Place T H S.
Source: Get The Coast - May 2026Development
Okaloosa commissioners approve master plan for 392-lot River Park subdivision in Crestview
Okaloosa County commissioners unanimously approved the master plan for River Park, a 392 lot single family subdivision on 263 acres east of Main Drive and north of Airport Road in Crestview. The project by River Park Landing LLC will be built in three phases, with each phase requiring a separate development order approval.
What it may mean for the marketAdds substantial single family housing supply to the Crestview market and phases new residential construction onto a large tract in north Okaloosa County. The project is about 29 miles north of Andalusia Place T H S, elsewhere in Okaloosa County.
Source: Get The Coast - May 2026Infrastructure
Okaloosa County opens $212M Southwest Crestview Bypass
Okaloosa County opened the $212 million Southwest Crestview Bypass, a 3.5 mile four lane corridor connecting Antioch Road to State Road 85 with access from U.S. Highway 90. The project includes a 1,713 foot bridge, sidewalks, a multi use path, and direct access to the new Pineview K-8 school opening in August 2026.
What it may mean for the marketAdds a major four lane traffic corridor serving southwest Crestview and expands regional road capacity for surrounding growth in north Okaloosa County. The project is about 25 miles north of Andalusia Place T H S, elsewhere in Okaloosa County.
Source: Get The Coast
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
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Common questions about Andalusia Place T/H's
Where is Andalusia Place T/H's?
Andalusia Place T/H's is a community in Mary Esther, Okaloosa County, Florida, ZIP 32569.
How many homes are in Andalusia Place T/H's?
County property records list 14 homes in Andalusia Place T/H's, built between 2005 and 2006; the typical home is about 1,176 heated square feet.
What do homes in Andalusia Place T/H's sell for?
Andalusia Place T/H's has no MLS sales in the last 12 months. The most recent year with recorded sales on file is 2024 (1 sale, median $269,900). For context, ZIP 32569 has 115 homes on the market with 31% under contract.
Are there homes for sale in Andalusia Place T/H's right now?
No active listings inside Andalusia Place T/H's at the last feed refresh. The nearest homes for sale, with distances from the community, are shown on this page and refreshed nightly.
Does Andalusia Place T/H's have an HOA or CDD?
No HOA is on record for Andalusia Place T/H's in our data. Verify dues, what they cover, and any special assessment for a specific address before you offer.
Answers are generated from county property records, MLS feeds and the figures on this page, as of the page date; deemed reliable but not guaranteed.
Housing distress & ownership in ANDALUSIA PLACE T/H'S, Mary Esther
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.
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Nearby Communities
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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.