Beaver Run
Homes for Sale in Niceville, FL
All 170 homes for sale in Niceville, FL · median $487,000 · 173 homes for sale in 32578 · Okaloosa County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via Emerald Coast MLS
As of November 2026, the MLS records 5 closed sales in Beaver Run in Niceville, FL since 2012, the most recent in January 2026. Across Niceville as a whole, 1 homes closed in the last 12 months at a median of $530,000, 41 median days on market, with 154 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 Run is a small pocket of Niceville, and the current MLS snapshot doesn't hand us a median price or an active listing count to lean on. That absence is itself information: this is a low-turnover corner where inventory surfaces occasionally rather than steadily, and when a home does list, condition and lot will drive the number more than any neighborhood-wide trend line.
For a buyer, that means patience and readiness — the right home here comes up when it comes up, so having financing lined up matters more than trying to time a market that barely moves. For a seller, it means your comps will be thin and your pricing will hinge on how your specific home shows against the broader Niceville market rather than a deep well of recent Beaver Run sales.
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 BEAVER RUN 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 Run is a modest residential enclave in Niceville, in Okaloosa County, that trades infrequently and carries no community amenities identified from current listings — a plain, house-by-house market rather than an amenitized development.
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 Run is best for.
Best for
- Buyers who value a plain residential setting over community amenities and want to stay in Niceville
- Patient purchasers with financing ready who can act when a rare listing appears
- Owner-occupants focused on a specific home's condition rather than a resort-style development
Probably not for
- Buyers who want a pool, gate, or shared facilities built into the community
- Anyone needing a broad, active selection of homes to compare on short notice
- Investors seeking predictable turnover and a deep bank of recent comparable sales
The market around Beaver Run
Beaver Run 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 Run specifically. Momentum Research analysis of MLS records.
The Beaver Run buying strategy.
If we were buying in Beaver Run 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 Run.
A low-turnover Niceville pocket
There are no community amenities identified from current MLS listings for Beaver Run — no pool, no gate, no shared facilities driving a fee or a lifestyle pitch. That keeps the focus squarely on the individual home: its condition, its updates, its lot, and its position within Niceville and the wider Emerald Coast area.
Without an active pipeline of listings to benchmark against, value here is condition-driven and spread can be wide. Two homes on the same street can price very differently depending on how they've been maintained, so the diligence burden shifts to the individual property rather than a neighborhood average.
The location and the amenities are priced into every listing in Beaver Run. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a thin-inventory pocket like Beaver Run, the value of a broker is timing and comparables. We watch for the listings that do surface, pull the wider Niceville sales that actually inform pricing, and help you underwrite a specific house on its own merits rather than a neighborhood headline number that doesn't exist here.
Beaver Run 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 Run 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 Run sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Beaver Run, 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 Run home worth?
Get a no-obligation home value based on real comparable sales in Beaver Run, 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 Run?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | Emerald Coast MLS, refreshed twice daily (last: November 2, 2026) |
| Under-contract shares | Emerald Coast MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2012 (5 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 Beaver Run
Development, infrastructure, retail, and school activity affecting Beaver Run, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated November 2026.
- October 2026Retail & Dining
TJ Maxx to open 33,865-square-foot Destin store Nov. 1 at Paradise Key
The off-price retailer opens at 4437 Commons Drive East with a grand opening from 8 a.m. to 8 p.m. on Nov. 1. Regular hours run 9:30 a.m. to 9:30 p.m. daily, and the store sells apparel, accessories, jewelry, and home and beauty goods.
What it may mean for the marketA new national off-price anchor adds everyday shopping close to Destin's commercial corridor and may shorten trips for retail needs. The project is about 8 miles south of Beaver Run, elsewhere in Okaloosa County.
Source: Get The Coast - October 2026Retail & Dining
7 Brew drive-thru coffee stand opens on Beal Parkway in Fort Walton Beach
The stand at 799 Beal Parkway opened Oct. 19 and is the chain's second in Fort Walton Beach. It is expected to add 75 local jobs, and an opening fundraiser raised $4,661 for an equine therapy nonprofit.
What it may mean for the marketA new drive-thru option along Beal Parkway adds early-morning and late-night food and beverage access and about 75 jobs nearby. The project is about 10 miles southwest of Beaver Run, elsewhere in Okaloosa County.
Source: Get The Coast - October 2026Infrastructure
Okaloosa outlines Gap Creek drainage projects and permitting hurdles in Fort Walton Beach
County staff described five stormwater efforts, including the Overbrook drainage work, a planned 2.67-acre Sylvania Heights stormwater park estimated at $4 million, and Lloyd Street and Mayflower Avenue improvements expected to go to bid in early 2027. Air Force environmental review and state and Army Corps permits for dredging complicate the timeline.
What it may mean for the marketPlanned drainage upgrades could reduce flooding exposure in the Gap Creek basin over time, though permitting delays mean relief is likely several years out. The project is about 10 miles southwest of Beaver Run, elsewhere in Okaloosa County.
Source: Get The Coast - 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 9 miles southwest of Beaver Run, 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 project is about 7 miles south of Beaver Run, elsewhere in Okaloosa County.
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 2 miles northwest of Beaver Run.
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.
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 RUN fits the bigger picture — live prices, inventory, and Momentum Scores:
Email me new listings in Beaver Run
One e-mail a day, only when a home lists here, with price, beds, baths and a link to every listing. Straight from the MLS feed; no account needed.
Ask an agent about Beaver Run
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Beaver Run will answer, and the answer is published on this page for the next buyer.
Common questions about Beaver Run
Where is Beaver Run?
Beaver Run is a community in Niceville, Okaloosa County, Florida, ZIP 32578.
Are there homes for sale in Beaver Run right now?
No active listings inside Beaver Run 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 Run have an HOA or CDD?
No HOA is on record for Beaver Run 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 BEAVER RUN, 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.
More Niceville home searches
- All homes for sale in Niceville, FL
- Homes for sale in Okaloosa County, FL
- Niceville pool homes for sale
- Niceville waterfront homes for sale
- Niceville home values: what is my house worth?
Niceville guides & data
- Market data
- Property taxes (Okaloosa County)
- Homestead exemption (Okaloosa County)
- Home insurance cost
- New construction
- New construction (Okaloosa County)
- Home builders (Okaloosa County)
Florida buyer guides
Nearby Communities
Explore more neighborhoods near Beaver Run with Momentum Realty’s local guides.
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.