Black Pointe
Homes for Sale in Shalimar, FL
True comps, carrying-cost math, and listings before the portals.
Photo via Emerald Coast MLS
As of September 2026, Black Pointe in Shalimar, FL has 1 home for sale. As of September 2026, the MLS records 4 closed sales in Black Pointe in Shalimar, FL since 2003, the most recent in February 2026.
Black Pointe in Shalimar is running thin right now, with just one active listing on the MLS as of mid-2026. In a community this small and this quiet on the resale side, price is set less by broad market trends and more by the individual home: its condition, its lot, and whatever specific work has or hasn't been done. There isn't a deep pool of comparable sales to anchor an easy number, so both sides are negotiating around a single data point.
For a buyer, that means patience and a willingness to act when the right home surfaces, because inventory here does not turn over often. For a seller, the thin supply can work in your favor on exposure, but with so little to compare against, pricing and presentation carry more weight than usual. The story here is condition-driven, not headline-driven.
Black Pointe right now
🟢 Buyer-leaning market. 12.0 months of supply and 0% of the inventory already under contract give buyers above-average negotiating leverage.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of Emerald Coast MLS records, as of September 12, 2026. Confidence: Low (1 active and pending listings, 0 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated September 12, 2026 · Live data: Emerald Coast MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Black Pointe is a small residential pocket in Shalimar, in Okaloosa County. With only one home on the market at the moment, it trades quietly rather than in volume, which puts a premium on timing for anyone watching it.
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 Black Pointe is best for.
Best for
- Patient buyers targeting Shalimar specifically who can move quickly when inventory surfaces
- Buyers comfortable evaluating a home on its own condition rather than against many comps
- Long-hold owners who don't need frequent resale activity nearby
Probably not for
- Buyers who need to compare several homes side by side before committing
- Anyone on a hard deadline who can't wait for scarce inventory
- Buyers who want shared community amenities, since none are identified here
The market around Black Pointe
Black Pointe is too small for its own price trend, so here is the market around it.
In ZIP 32579, 124 homes are on the market and 36% are under contract — a fast-moving corner of Shalimar.
Across Okaloosa County, 2,265 homes are active and 765 pending (25% under contract).
ZIP and county figures describe the wider market, not Black Pointe specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in BLACK POINTE, Shalimar
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.
Homes For Sale Right Now in Black Pointe
Live MLS inventory for Black Pointe. 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 and pending Black Pointe listings as of 2026-09-12, 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.
Schools
- Okaloosa County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Shalimar · Elementary
- Meigs · Middle
- Choctawhatchee · High
Zoned schools reflect the assignments reported on recent Black Pointe listings and can change; always confirm with Okaloosa County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Black Pointe address.
The Black Pointe buying strategy.
If we were buying in Black Pointe 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.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
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 Black Pointe.
A thin-inventory community
The defining feature of Black Pointe today is scarcity. A single active listing tells you this is not a community you shop casually across a dozen options — it's one where you monitor, get pre-positioned, and move when something opens up. That scarcity cuts both ways: it can frustrate buyers on a deadline and reward sellers who catch a moment with little competing supply.
No community amenities surface from the current MLS listings, so the value proposition here is the homes themselves and the Shalimar location within Okaloosa County, rather than shared facilities. Judge each property on its own merits: lot, layout, condition, and what it would cost to bring it to where you want it.
The location and the amenities are priced into every listing in Black Pointe. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a low-turnover community like Black Pointe, the edge comes from knowing when a home is likely to hit and being ready before it does. We track this pocket of Shalimar closely, help you read a thin comp set honestly, and keep you from either overpaying into scarcity or underpricing a listing that has little to be measured against.
Black Pointe 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 Black Pointe 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 Black Pointe sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Black Pointe, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Black Pointe home worth?
Get a no-obligation home value based on real comparable sales in Black Pointe, 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 Black Pointe on the map →
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.
BLACK POINTE Market Scorecard
BLACK POINTE is currently a strong buyer's market. About 12.0 months of supply, a median asking price of $2,699,000, and homes go under contract in about 52 days.
Typical home value in the 32579 ZIP is $388,946, about 20.4% 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.
Frequently Asked Questions
Is Black Pointe a buyer's or seller's market right now?
Who is the best real estate agent for Black Pointe?
How do I find a top Shalimar real estate agent who knows Black Pointe?
Can Momentum Realty connect me with an agent for Black Pointe?
Should you buy in Black Pointe?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Black Pointe 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 2003 (4 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 BLACK POINTE fits the bigger picture — live prices, inventory, and Momentum Scores: