BEACHSIDE TWO
Homes for Sale in Miramar Beach, FL
True comps, carrying-cost math, and listings before the portals.
Photo via emeraldcoast
Beachside Two is a small, thin market in Miramar Beach: seven active listings against just five closings in the trailing window. With inventory this limited, the median of $965,000 tells you less about a fixed price band than about what happened to trade, and a single higher- or lower-condition sale can move the number. Price here is driven by proximity, condition, and unit specifics far more than by any predictable per-square-foot rule.
The posture is patient on both sides. A median of 138 days on market means listings sit — this is not a place where you write offers in a weekend. The 70.5% year-over-year change looks dramatic, but on a five-closing sample it reflects mix and timing more than a runaway market. Buyers have room to be selective and to negotiate on the right listing; sellers need realistic expectations on time and a property that shows well, because thin volume punishes anything overpriced or in soft condition.
BEACHSIDE TWO right now
🟢 Still climbing. The trailing-12-month median ($965K) is up 70.5% from the prior 12 months ($566K). 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 emeraldcoast closed sales, 12-month windows ending July 25. Confidence: Low (5 and 7 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
BEACHSIDE TWO market snapshot (as of July 25, 2026): the median sale price is about $965K, and a median 138 days on market for closed sales. The trailing-12-month median is up 70% from the prior 12 months, computed from record-level emeraldcoast closed sales (5 closings in the current window).
Beachside Two is a low-volume Miramar Beach pocket in Walton County where a handful of listings define the whole picture — read every comp on its own merits rather than trusting a smooth trendline.
The setting & the homes.
Aerial and on-site photos of BEACHSIDE TWO. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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BEACHSIDE TWOPhotos from emeraldcoast listings in BEACHSIDE TWO; content deemed reliable but not guaranteed.
Who BEACHSIDE TWO is best for.
Best for
- Buyers with a budget near the high-$900s who want a Miramar Beach coastal position and can move slowly
- Patient purchasers who will underwrite each home on its own condition rather than a market average
- Long-horizon owners comfortable with a quiet, low-turnover market
Probably not for
- Buyers on a tight timeline who need a fast close and deep inventory to choose from
- Anyone wanting shared community amenities, since none were identified from current listings
- Sellers unwilling to price to condition and plan for a longer time on market
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 ($965K) IS the median in the snapshot above, and the move from 2025 ($566K) IS the +70.5% one-year change.
Windows contain 0 to 16 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.
BEACHSIDE TWO Market Scorecard
BEACHSIDE TWO is currently a balanced market., a median asking price of $580,000, and homes go under contract in about 129 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 BEACHSIDE TWO
Live MLS inventory for BEACHSIDE TWO. 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 · 129 daysTop listingActive · 241 daysActive · 35 daysActive · 144 daysActive · 8 daysActive · 266 daysActive · 78 daysPending · 56 daysActive and pending BEACHSIDE TWO 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.
BEACHSIDE TWO 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 BEACHSIDE TWO 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 BEACHSIDE TWO address.
The BEACHSIDE TWO buying strategy.
If we were buying in BEACHSIDE TWO 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 BEACHSIDE TWO.
A thin market that rewards patience
The defining feature here is scarcity of data, not just scarcity of homes. Five closings and seven active listings mean the median of $965,000 is a snapshot of specific units, not a stable benchmark — condition, floor plan, and exact position within the community will swing individual values well above or below that figure. Treat the median as a starting reference and underwrite each property independently.
The long 138-day median tells the operational story: homes here take time to sell. That cuts both ways. A buyer willing to wait for the right listing has genuine leverage on price and terms, since there is no rush of competing offers. A seller must plan for a longer carry and price to condition from day one, because in a market this quiet a stale, overpriced listing has nothing to hide behind. No community amenities were identified from current MLS listings, so value here rests on the home and its location rather than shared features.
The location and the amenities are priced into every listing in BEACHSIDE TWO. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market defined by five recent closings and long days on market, generic pricing tools fall apart — the numbers are too thin to average blindly. We read each comp individually, weigh condition and position against the $965,000 median, and set strategy around the reality that homes here take time to move. That means honest pricing for sellers and disciplined negotiation for buyers who have the patience this market rewards.
BEACHSIDE TWO 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 BEACHSIDE TWO 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 BEACHSIDE TWO sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in BEACHSIDE TWO, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your BEACHSIDE TWO home worth?
Get a no-obligation home value based on real comparable sales in BEACHSIDE TWO, 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 BEACHSIDE TWO on the map →
Frequently Asked Questions
What is the median home price in BEACHSIDE TWO?
How long do homes in BEACHSIDE TWO take to sell?
Do cash buyers compete in BEACHSIDE TWO?
Who is the best real estate agent for BEACHSIDE TWO?
How do I find a top Miramar Beach real estate agent who knows BEACHSIDE TWO?
Can Momentum Realty connect me with an agent for BEACHSIDE TWO?
Should you buy in BEACHSIDE TWO?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near BEACHSIDE TWO 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 2013 (64 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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