Caribbean Village South
Homes for Sale in Niceville, FL
All 182 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).
| 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 1 key facts,” movewithmomentum.com/neighborhoods/caribbean-village-south-1, data as of September 20, 2026.
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.
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 2, 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.
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.
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, tiles © CARTO.
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.
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 →
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 1, 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.
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 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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