Beaver Creek Homes
Homes for Sale in Niceville, FL
All 182 homes for sale in Niceville, FL · median $499,900 · 184 homes for sale in 32578 · Okaloosa County homes for sale
True comps, carrying-cost math, and listings before the portals.
As of October 2026, the MLS records 1 closed sale in Beaver Creek Homes in Niceville, FL, the most recent in July 2020. Across Niceville as a whole, 246 homes closed in the last 12 months at a median of $530,000, 41 median days on market, with 61 homes for sale today. At that median and Okaloosa County's FY2025-26 rate of 12.89 mills, annual property tax runs about $6,830 ($6,330 with the full homestead exemption).
Beaver Creek Homes is a small pocket in Niceville, and with no median price in the current snapshot, the story here is less about a headline number and more about what individual homes bring to the table. Price will be driven by condition, lot, and how a specific property compares to the handful of others trading in the area at any given time.
For a buyer, that means you underwrite each listing on its own merits rather than leaning on a community-wide comp. For a seller, it means presentation and condition do the heavy lifting — in a thin, close-in market like this, the property that shows well sets its own pace.
Nearby homes for sale
No active listings inside Beaver Creek HomesHomes for Sale in Niceville, FL 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
Beaver Creek Homes sits within Niceville in Okaloosa County, on the Emerald Coast. Current MLS listings identify no shared community amenities, so the draw here is the location and the individual homes rather than a package of shared facilities.
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 Beaver Creek Homes is best for.
Best for
- Buyers who value a Niceville location over shared amenities
- Buyers comfortable evaluating a home on condition and lot rather than a community-wide comp
- Buyers open to a renovation or condition play with a clear budget for scope
Probably not for
- Buyers who want a full package of shared community facilities
- Buyers who need a deep pool of near-identical comps to feel confident on price
- Buyers seeking a large-inventory area with many active listings to compare at once
The market around Beaver Creek Homes
Beaver Creek Homes is too small for its own price trend, so here is the market around it.
In ZIP 32578, 265 homes are on the market and 31% are under contract — a fast-moving corner of Niceville.
Across Okaloosa County, 1,890 homes are active and 551 pending (23% under contract).
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.
ZIP and county figures describe the wider market, not Beaver Creek Homes specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in Beaver Creek Homes, 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.
The Beaver Creek Homes buying strategy.
If we were buying in Beaver Creek Homes 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 Beaver Creek Homes.
A location-first pocket
With no community amenities showing in current listings, Beaver Creek Homes is best read as a place where you buy the house and the setting, not an HOA-driven lifestyle. That is not a negative — it usually means fewer shared costs and rules — but it does shift the evaluation onto the property itself.
Because the inventory here is limited, pricing tends to be condition-driven and can carry a wide spread from one home to the next. Bring a clear eye for renovation scope and how a given home stacks up against its immediate neighbors, since there is no deep pool of identical comps to anchor to.
The location and the amenities are priced into every listing in Beaver Creek Homes. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a small, comp-light pocket like Beaver Creek Homes, the value we add is judgment on individual properties — reading condition, lot, and setting against what little is trading nearby. We will tell you when a listing is priced to its condition and when it is not, and we will tell you when this community is simply the wrong fit.
Beaver Creek Homes 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 Beaver Creek Homes 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 Beaver Creek Homes sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Beaver Creek Homes, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Beaver Creek Homes home worth?
Get a no-obligation home value based on real comparable sales in Beaver Creek Homes, 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 all homes for sale in Niceville →
Should you buy in Beaver Creek Homes?
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 2020 (1 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.
Looking to buy here? Search homes for sale →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how Beaver Creek Homes fits the bigger picture — live prices, inventory, and Momentum Scores:
Common questions about Beaver Creek Homes
Where is Beaver Creek Homes?
Beaver Creek Homes is a community in Niceville, Okaloosa County, Florida, ZIP 32578.
Are there homes for sale in Beaver Creek Homes right now?
No active listings inside Beaver Creek Homes at the last feed refresh. The nearest homes for sale, with distances from the community, are shown on this page and refreshed nightly.
Does Beaver Creek Homes have an HOA or CDD?
No HOA is on record for Beaver Creek Homes 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.
Nearby Communities
Explore more neighborhoods near Beaver Creek Homes with Momentum Realty’s local guides.