ARIEL DUNES II
Homes for Sale in Miramar Beach, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via emeraldcoast
Ariel Dunes II is a condo product in Miramar Beach, and price here tracks unit condition, floor, and view far more than any headline figure. The current median sits at $482,500, but that number masks a wide spread driven by how updated a unit is and what it looks out on — treat it as a midpoint, not a going rate.
Right now the market posture is soft. Prices are down 15.4% year over year, the median unit takes 83 days to sell, and with 16 active listings against a heat score of 21, this is a buyer's negotiating environment. Sellers who need to move should price to the current reality and expect time on market; buyers have room to be selective.
ARIEL DUNES II right now
🔴 Off the recent peak. The trailing-12-month median ($482K) is down 15.4% from the prior 12 months ($570K) and up 128% since 2012. With about a dozen 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 emeraldcoast closed sales, 12-month windows ending July 25. Confidence: Medium (12 and 9 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated July 25, 2026 · Live data: emeraldcoast, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
ARIEL DUNES II market snapshot (as of July 25, 2026): the median sale price is about $482K, and a median 83 days on market for closed sales. The trailing-12-month median is down 15% from the prior 12 months and up 128% since 2012, computed from record-level emeraldcoast closed sales (12 closings in the current window).
This is a coastal condo community where value is condition- and view-driven rather than set by a single price band. The longer-term trend has been up — values are 128% above 2012 — but the last twelve months have pulled back meaningfully.
The setting & the homes.
Aerial and on-site photos of ARIEL DUNES II. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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ARIEL DUNES IIPhotos from emeraldcoast listings in ARIEL DUNES II; content deemed reliable but not guaranteed.
Who ARIEL DUNES II is best for.
Best for
- Buyers targeting a coastal condo who can take their time and negotiate on a unit that has been sitting
- Value-focused buyers willing to weigh floor, view, and interior condition to find the underpriced unit
- Long-hold owners comfortable riding out a soft year given the community's longer-term appreciation
Probably not for
- Sellers who need a fast exit at last year's pricing
- Buyers expecting a quick resale or short-term flip in a cooling market
- Anyone who requires a built-in amenity package, since none surfaced in current listings
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending July 25 of each year, from record-level emeraldcoast closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($482K) IS the median in the snapshot above, and the move from 2025 ($570K) IS the -15.4% one-year change.
Windows contain 3 to 26 sales each (12 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.
ARIEL DUNES II Market Scorecard
ARIEL DUNES II is currently a balanced market., a median asking price of $465,000, and homes go under contract in about 117 days.
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: emeraldcoast, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Homes For Sale Right Now in ARIEL DUNES II
Live MLS inventory for ARIEL DUNES II. 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 · 107 daysTop listingActive · 75 daysActive · 73 daysActive · 346 daysActive · 141 daysActive · 115 daysActive · 80 daysActive · 562 days
Active · 22 days
Active · 523 days
Active · 117 days
Active · 176 days
Active · 179 days
Active · 86 daysActive and pending ARIEL DUNES II listings as of 2026-07-25, 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.
ARIEL DUNES II on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from emeraldcoast. Map data © OpenStreetMap, tiles © CARTO.
Schools
- Walton County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Van R Butler · Elementary
- Emerald Coast · Middle
- South Walton · High
Zoned schools reflect the assignments reported on recent ARIEL DUNES II listings and can change; always confirm with Walton County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any ARIEL DUNES II address.
The ARIEL DUNES II buying strategy.
If we were buying in ARIEL DUNES II 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 ARIEL DUNES II.
A condo market that rewards patience
The two numbers that define Ariel Dunes II today are the 83-day median days on market and the 15.4% year-over-year decline. Together they describe a segment that has cooled from its peak: inventory sits, and the pricing power has shifted toward buyers. That does not make it a distressed market — 16 active listings is a manageable pool, and the heat score of 21 simply confirms that nothing here is moving on urgency.
Against that near-term softness is a long arc of 128% appreciation since 2012, which tells you the underlying location has held demand over time. No specific community amenities surfaced in the current MLS listings, so buyers should evaluate each unit — building, floor, view, and interior condition — on its own merits rather than assuming a shared amenity package sets the value.
The location and the amenities are priced into every listing in ARIEL DUNES II. 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 ARIEL DUNES II 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 (4.8). Basis: Long-Term Appreciation +128% since 2012; Recent Direction -15.4% year-over-year; Pricing Power 91.4% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a market where the median unit sits for 83 days and prices have slid over the past year, pricing and negotiation discipline decide the outcome. We read each listing against condition and view rather than the headline median, so sellers avoid chasing the market down and buyers know where there is genuine room to negotiate.
ARIEL DUNES II in 15 seconds.
HOA, CDD & Fees
- Mandatory HOA — confirm current dues
- 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 ARIEL DUNES II 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 ARIEL DUNES II sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in ARIEL DUNES II, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your ARIEL DUNES II home worth?
Get a no-obligation home value based on real comparable sales in ARIEL DUNES II, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
See homes for sale in ARIEL DUNES II on the map →
Frequently Asked Questions
What is the median home price in ARIEL DUNES II?
How long do homes in ARIEL DUNES II take to sell?
Do cash buyers compete in ARIEL DUNES II?
Have ARIEL DUNES II home prices gone up?
Who is the best real estate agent for ARIEL DUNES II?
How do I find a top Miramar Beach real estate agent who knows ARIEL DUNES II?
Can Momentum Realty connect me with an agent for ARIEL DUNES II?
Should you buy in ARIEL DUNES II?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near ARIEL DUNES II with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | emeraldcoast, refreshed twice daily (last: July 25, 2026) |
| Community market stats | emeraldcoast closed sales, 12-month windows ending July 25, 2026 |
| Historical depth | Closed-sale records back to 2007 (186 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 emeraldcoast 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 emeraldcoast member average and 8 days faster, and we’ll price yours against live your area comps.
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