Caribbean Village South
Homes for Sale in Niceville, FL
All 179 homes for sale in Niceville, FL · median $499,900 · Okaloosa County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via Emerald Coast MLS
Over the 12 months ending 2026-09-20, 3 recorded sales closed at a median of $529,900, a median 5 days on market, sellers accepting 100% of original asking (+13% versus the prior year). Homes listed or recently sold were built 1983–1984; none of the 3 geocoded homes sit in a FEMA special flood hazard zone (median elevation 19 ft). At the median price and Okaloosa County's FY2025-26 rate of 12.89 mills, annual property tax runs about $6,830 ($6,320 with the full homestead exemption).
The story in Caribbean Village South 1 is condition and speed. The median sits at $529,900, but with a thin window of closings there's no reliable price ladder here — what a home fetches leans heavily on its updates, its finish level, and how it shows the day it lists. Treat the median as a center of gravity, not a ceiling or a floor.
Posture right now favors the prepared. A median of just 5 days on market means well-presented listings move almost immediately, and buyers who wait to tour or who need to arrange financing after they fall in love will lose homes. Sellers hold the tempo, but that speed also means a mispriced or poorly prepped listing stands out for the wrong reasons.
Figures in this note are as of July 25, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Caribbean Village South right now
🟢 Still climbing. The trailing-12-month median ($530K) is up 12.8% from the prior 12 months ($470K). With about 2 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 Emerald Coast MLS closed sales, 12-month windows ending September 20. Confidence: Low (3 and 5 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 20, 2026 · Live data: Emerald Coast MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
Nearby homes for sale
No active listings inside CARIBBEAN VILLAGE SOUTH 1 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
Caribbean Village South market snapshot (as of September 20, 2026): the median sale price is about $530K, and a median 5 days on market for closed sales. The trailing-12-month median is up 13% from the prior 12 months, computed from record-level Emerald Coast MLS closed sales (3 closings in the current window).
In ZIP 32439 (Niceville), 679 homes closed in the last 12 months at a median of $385K, down 3.3% year over year, with a median 70 days on market. Right now 301 active and 108 pending listings put supply at about 5.5 months — a buyer's market. See the live ZIP 32439 housing market and the Walton County market.
County records show 8 qualified sales in CARIBBEAN VILLAGE SOUTH across 2024–2025 (3 in 2024, 5 in 2025), median $485,000 — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
Caribbean Village South is a community of 68 homes in Niceville, Okaloosa County, built between 1983 and 2004 (median 1983.0), with a median living area of about 2,563 square feet. 79% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Caribbean Village South 1 is a small Niceville pocket in Okaloosa County where turnover is fast and thin — the numbers reflect a handful of recent sales, so read each listing on its own merits rather than assuming a neighborhood-wide pattern.
The setting & the homes.
Aerial and on-site photos of Caribbean Village South. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Caribbean Village South
Caribbean Village South
Caribbean Village SouthPhotos from Emerald Coast MLS listings in Caribbean Village South; content deemed reliable but not guaranteed.
Who Caribbean Village South is best for.
Best for
- Buyers with financing pre-arranged who can act within days of a listing going live
- Sellers with an updated, move-in-ready home willing to price to the current market
- Buyers targeting the mid-$500s who value location over shared community facilities
Probably not for
- Buyers who want on-site amenities like a pool, gym, or clubhouse
- Buyers needing weeks to tour, decide, and secure financing
- Buyers who want a broad selection of active listings to compare at once
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 20 of each year, from record-level Emerald Coast MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($530K) IS the median in the snapshot above, and the move from 2025 ($470K) IS the +12.8% one-year change.
Windows contain 0 to 5 sales each (3 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.
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.
26% of homes for sale in ZIP 32439 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-09-20).
Caribbean Village South Market Scorecard
Caribbean Village South is currently a balanced market..
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: Emerald Coast MLS, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Caribbean Village South on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from Emerald Coast MLS. Map data © OpenStreetMap contributors.
The Caribbean Village South buying strategy.
If we were buying in Caribbean Village South 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 Caribbean Village South.
A fast, thin market
The price signal here is strong on direction and light on depth. Values are up 12.8% year over year and have doubled since 2012 — a 100% gain over that span — which tells you demand for this location has been durable. But with only three closings in the current window, any single sale can swing the median, so lean on the trend rather than on any one data point.
No community amenities surface in current MLS listings, which means you're buying the home and the Niceville location, not a bundle of shared facilities. That keeps the value conversation squarely on the house itself: condition, layout, and how recently it was updated will do most of the work in explaining what it's worth.
The location and the amenities are priced into every listing in Caribbean Village South. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in Caribbean Village South buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 3 factors (9.0). Basis: Recent Direction +12.8% year-over-year; Owner Commitment 79% owner-occupied; Pricing Power 100.0% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a market moving at a 5-day median, preparation is everything. We help sellers get a listing right the first time — because in a thin market, a stale or mispriced home is conspicuous — and we get buyers tour-ready and financing-lined-up before they fall for a home they can't afford to lose. We'll also tell you plainly when the comps are too thin to support a number, rather than pretending three sales settle every question.
Caribbean Village South in 15 seconds.
Email me new listings in Caribbean Village SouthHomes for Sale
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 Caribbean Village SouthHomes for Sale
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Caribbean Village SouthHomes for Sale will answer, and the answer is published on this page for the next buyer.
What it really costs to own in Caribbean Village SouthHomes for Sale
The parts of the monthly number a mortgage calculator leaves out, from the tax roll, the MLS, Citizens and FEMA. Property facts only.
| Property tax | Current owners' bills run a median of $3,838/yr across 3 listings here (MLS tax records, 2026-10-20). |
|---|---|
| Home and flood insurance | The average Citizens Property Insurance premium in Okaloosa County is $2,644/yr (1,101 policies, Citizens detail by county, April 2026); private-market quotes depend on roof age, wind mitigation and construction. |
| Roof and age | Median build year 1983 across 3 listings. An original roof here would be about 43 years old; under Florida's 2022 reform (SB 2-D) carriers may require an inspection past 15 years, so budget for a roof report, and for replacement where it fails. |
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 Caribbean Village South 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 Caribbean Village South sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Caribbean Village South, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Caribbean Village South home worth?
Get a no-obligation home value based on real comparable sales in Caribbean Village South, 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 →
| Location | Niceville, Okaloosa County, FL · ZIP 32439, 32578 |
|---|---|
| Homes in the community | 68 (FL DOR 2025 assessment roll) |
| Years built | 1983–2004 (median 1983.0) |
| Typical living area | 2,563 sq ft (median) |
| Amenities listed by sellers | Beach, Dock, Fishing, Golf, Marina, Pickleball |
| Sale prices, last 12 months | $529,900 median across 3 closed sales · +12.8% vs the prior 12 months |
| Days on market (closed sales) | 5 median |
| For sale right now | 0 active, 0 pending |
| Owner-occupied (homestead) share | 79% |
Data as of September 20, 2026. Listing data provided by the Emerald Coast Association of REALTORS®. Information is deemed reliable but is not guaranteed by the MLS to be accurate; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “Caribbean Village South key facts,” movewithmomentum.com/neighborhoods/caribbean-village-south-1, data as of September 20, 2026.
Housing distress & ownership in CARIBBEAN VILLAGE SOUTH 1, 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.
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Niceville guides & data
- Market data
- Property taxes (Okaloosa County)
- Homestead exemption (Okaloosa County)
- Home insurance cost
- New construction
- New construction (Okaloosa County)
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Florida buyer guides
Recent Developments in Caribbean Village South 1
Development, infrastructure, retail, and school activity affecting Caribbean Village South 1, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- 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 Caribbean Village South 1, elsewhere in Okaloosa County.
Source: Get The Coast - September 2026Civic
Okaloosa commissioners reject 12-month data center moratorium 3-2
Okaloosa County commissioners voted 3-2 on September 15 against a 12-month data center moratorium. On September 3 the board unanimously directed staff to develop a regulatory framework for data centers, with an outline due within 60 days. No specific project or site was proposed, and commissioners discussed protecting the Shoal River Industrial Park.
What it may mean for the marketThe pending rules will shape where large power-and-land-intensive facilities can locate in the county, including industrial land near Crestview. The project is about 17 miles northwest of Caribbean Village South 1, 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 8 miles south of Caribbean Village South 1, 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 Caribbean Village South 1.
Source: Get The Coast - May 2026Development
Okaloosa commissioners approve master plan for 392-lot River Park subdivision in Crestview
Okaloosa County commissioners unanimously approved the master plan for River Park, a 392 lot single family subdivision on 263 acres east of Main Drive and north of Airport Road in Crestview. The project by River Park Landing LLC will be built in three phases, with each phase requiring a separate development order approval.
What it may mean for the marketAdds substantial single family housing supply to the Crestview market and phases new residential construction onto a large tract in north Okaloosa County. The project is about 19 miles north of Caribbean Village South 1, elsewhere in Okaloosa County.
Source: Get The Coast - May 2026Infrastructure
Okaloosa County opens $212M Southwest Crestview Bypass
Okaloosa County opened the $212 million Southwest Crestview Bypass, a 3.5 mile four lane corridor connecting Antioch Road to State Road 85 with access from U.S. Highway 90. The project includes a 1,713 foot bridge, sidewalks, a multi use path, and direct access to the new Pineview K-8 school opening in August 2026.
What it may mean for the marketAdds a major four lane traffic corridor serving southwest Crestview and expands regional road capacity for surrounding growth in north Okaloosa County. The project is about 16 miles northwest of Caribbean Village South 1, elsewhere in Okaloosa County.
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.
Frequently Asked Questions
What is the median home price in Caribbean Village South?
How long do homes in Caribbean Village South take to sell?
How many homes are in Caribbean Village South?
What share of Caribbean Village South is owner-occupied?
When were the homes in Caribbean Village South built?
Who is the best real estate agent for Caribbean Village South?
How do I find a top Niceville real estate agent who knows Caribbean Village South?
Can Momentum Realty connect me with an agent for Caribbean Village South?
Where is Caribbean Village South, and what county is it in?
Should you buy in Caribbean Village South?
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: October 19, 2026) |
| Community market stats | Emerald Coast MLS closed sales, 12-month windows ending September 20, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (1 streets, ZIP 32439/32578)) |
| Under-contract shares | Emerald Coast MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 1993 (60 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.
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See how CARIBBEAN VILLAGE SOUTH 1 fits the bigger picture — live prices, inventory, and Momentum Scores:
More on Caribbean Village South
- Home values · What homes in Caribbean Village South actually sell for
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