Beaver Run Townhomes
Homes for Sale in Niceville, FL
True comps, carrying-cost math, and listings before the portals.
Photo via Emerald Coast MLS
As of September 2026, the MLS records 16 closed sales in Beaver Run Townhomes in Niceville, FL since 2005, the most recent in October 2025. Across Niceville as a whole, 60 homes closed in the last 12 months at a median of $552,500, 40 median days on market, with 46 homes for sale today. At that median and Okaloosa County's FY2025-26 rate of 12.89 mills, annual property tax runs about $7,120 ($6,620 with the full homestead exemption).
Beaver Run Townhomes is a small attached-home pocket in Niceville, and the data here is thin by design: only a couple of closings inside our window and no community amenities showing on current MLS listings. That means price is driven less by shared features and more by the individual unit — condition, updates, and how the interior has been kept. There is no pool or gate carrying the value; the home itself does the work.
For a buyer, low closing volume cuts both ways: fewer comparable sales to anchor a number, and less competition on any single listing when one appears. For a seller, it means each closing matters more, and presentation and condition will move your outcome further than any neighborhood story. Expect to price and negotiate off the specific unit rather than a broad market trend.
The 60-Second Overview
This is a compact townhome community in Niceville, Okaloosa County, with no amenities identified from current listings — the appeal here is the townhome format and the location rather than 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 Run Townhomes is best for.
Best for
- Buyers seeking a lower-maintenance townhome format in Niceville
- Buyers comfortable evaluating a home on condition rather than shared features
- Sellers willing to invest in presentation, since the unit drives the price here
Probably not for
- Buyers who want resort-style or gated community amenities
- Buyers who need a deep pool of recent comparable sales for certainty
- Buyers set on a detached single-family home rather than an attached townhome
The market around Beaver Run Townhomes
Beaver Run Townhomes is too small for its own price trend, so here is the market around it.
In ZIP 32578, 315 homes are on the market and 32% are under contract — a fast-moving corner of Niceville.
Across Okaloosa County, 2,265 homes are active and 765 pending (25% under contract).
ZIP and county figures describe the wider market, not Beaver Run Townhomes specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in BEAVER RUN TOWNHOMES, 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 Run Townhomes buying strategy.
If we were buying in Beaver Run Townhomes 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 Townhomes.
A condition-driven townhome market
With only a couple of closings in our window and no amenity package showing, Beaver Run reads as a place where value is set unit by unit. Two townhomes in the same community can price differently based on updates, layout, and upkeep, so the median tells you far less than a walkthrough will. Treat any single number as a starting point, not a rule.
The absence of identified community amenities is not automatically a negative — it typically keeps carrying obligations simpler and puts more of your dollar into the home. But it also means there is no shared draw doing the selling for you, so both buyers and sellers should focus squarely on the townhome and its immediate location in Niceville.
The location and the amenities are priced into every listing in Beaver Run Townhomes. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a low-volume community with few recent closings, generic market averages are close to useless — you need someone who will underwrite the specific unit, weigh condition against the handful of real comps, and tell you when the number does not make sense. That is the work we do here, whether you are pricing to sell or deciding what to offer.
Beaver Run Townhomes 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 Townhomes 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 Townhomes 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 Townhomes, 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 Townhomes home worth?
Get a no-obligation home value based on real comparable sales in Beaver Run Townhomes, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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Should you buy in Beaver Run Townhomes?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Beaver Run Townhomes with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | Emerald Coast MLS, refreshed twice daily (last: September 12, 2026) |
| Under-contract shares | Emerald Coast MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2005 (16 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.
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See how BEAVER RUN TOWNHOMES fits the bigger picture — live prices, inventory, and Momentum Scores:
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.
BEAVER RUN TOWNHOMES Market Scorecard
BEAVER RUN TOWNHOMES is currently a no active listings market. Limited supply, a median asking price of n/a.
Typical home value in the 32578 ZIP is $440,989, about 16.4% below the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.