Carson Oaks
Homes for Sale in Santa Rosa Beach, FL
True comps, carrying-cost math, and listings before the portals.
Photo via Emerald Coast MLS
As of September 2026, CARSON OAKS in Santa Rosa Beach, FL has 5 homes for sale, asking from $579,000 to $749,500 (median $674,000). Over the 12 months ending 2026-07-25, 3 recorded sales closed at a median of $685,000, a median 27 days on market, sellers accepting 91% of original asking (-2% versus the prior year). Homes listed or recently sold were built 2005–2009; none of the 5 geocoded homes sit in a FEMA special flood hazard zone (median elevation 10 ft). At the median price and Walton County's FY2025-26 rate of 9.758 mills, annual property tax runs about $6,680 ($6,300 with the full homestead exemption).
Homes For Sale Right Now in Carson Oaks
Live MLS inventory for Carson Oaks. 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 · 112 daysTop listing
Active · 196 days
Active · 117 days
Active · 23 days
Active · 93 daysActive and pending Carson Oaks listings as of 2026-07-25, 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.
Carson Oaks is a small, built-out pocket of Santa Rosa Beach: 74 homes, all constructed between 2005 and 2017, with a median build year of 2006. That tight vintage band matters more than any single stat here. Price is driven less by lot premiums or new construction and more by condition and how well a given home has been maintained or updated since the mid-2000s. The median sits at $685,000, and with a median living area around 2,419 square feet, you are paying for a substantial, established home rather than raw square footage.
The current posture is measured. Prices are off 2.4% year over year, so sellers should not assume last cycle's peak, and the median 27 days on market says well-priced homes still move without a fire sale. With only 5 active listings against 74 homes, inventory is thin — buyers who wait for a wide selection will wait a while, and a home in genuinely good condition can command attention quickly.
Carson Oaks right now
🟡 Off the recent peak. The trailing-12-month median ($685K) is down 2.4% from the prior 12 months ($702K). With about 3 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 July 25. Confidence: Low (3 and 6 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated July 25, 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
Carson Oaks market snapshot (as of July 25, 2026): the median sale price is about $685K, and a median 27 days on market for closed sales. The trailing-12-month median is down 2% from the prior 12 months, computed from record-level Emerald Coast MLS closed sales (3 closings in the current window).
Carson Oaks is a community of 74 homes in Santa Rosa Beach, Walton County, built between 2005 and 2017 (median 2006.0), with a median living area of about 2,419 square feet. 61% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
This is an established, finite community — 74 homes with no new supply coming — where the median holds at $685,000 and a homestead share above 60% points to a base of owner-occupants rather than a churn of short-term flips.
The setting & the homes.
Aerial and on-site photos of Carson Oaks. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Carson OaksCarson OaksCarson OaksCarson OaksCarson OaksPhotos from Emerald Coast MLS listings in Carson Oaks; content deemed reliable but not guaranteed.
Who Carson Oaks is best for.
Best for
- Buyers targeting an established home around the $685,000 median who value maintained construction over brand-new build
- Long-hold owner-occupants comfortable in a low-turnover, owner-weighted community
- Patient buyers willing to wait for the right one of a handful of listings
Probably not for
- Buyers who need a wide selection and multiple options to compare at once
- Shoppers seeking new construction or the newest possible build year
- Amenity-focused buyers wanting a pool, gate, or clubhouse — none are identified here
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending July 25 of each year, from record-level Emerald Coast MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($685K) IS the median in the snapshot above, and the move from 2025 ($702K) IS the -2.4% one-year change.
Windows contain 0 to 6 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 Walton 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 · Walton 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.
CARSON OAKS Market Scorecard
CARSON OAKS is currently a thin data market. Limited supply, a median asking price of $674,000, and homes go under contract in about 112 days.
Typical home value in the 32459 ZIP is $864,108, about 71.4% above 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.
Housing distress & ownership in CARSON OAKS, Santa Rosa Beach
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.
Carson Oaks 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.
Schools
- Walton County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Van R Butler · Elementary
- Emerald Coast · Middle
- South Walton · High
Zoned schools reflect the assignments reported on recent Carson Oaks listings and can change; always confirm with Walton County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Carson Oaks address.
The Carson Oaks buying strategy.
If we were buying in Carson Oaks 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 Carson Oaks.
A condition-driven resale market
With every home roughly two decades old and clustered in a narrow build window, the spread in asking prices comes down to what has been done to each house since it was built. Roofs, HVAC, kitchens, and flooring are the real variables. Two homes of similar size can price very differently based on updates alone, so read each listing on its own merits rather than anchoring to the community median.
The 60.8% homestead share signals a community weighted toward primary residents, which tends to mean maintained homes and a slower listing cadence. That is a double edge: quality stays reasonably consistent, but choice is limited. With 5 homes active and a median of 27 days to contract, timing and preparation matter more than in a high-turnover subdivision.
The location and the amenities are priced into every listing in Carson Oaks. 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 Carson Oaks 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 (5.3). Basis: Recent Direction -2.4% year-over-year; Owner Commitment 61% owner-occupied; Pricing Power 91.5% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a thin, condition-driven market like Carson Oaks, the value is in judgment, not listing volume. We walk homes with an eye for what the mid-2000s construction hides and what recent updates are actually worth, help sellers price against the current 27-day reality rather than an outdated peak, and get buyers positioned to move when one of the few listings lands right.
Carson Oaks 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 Carson Oaks 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 Carson Oaks sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Carson Oaks, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Carson Oaks home worth?
Get a no-obligation home value based on real comparable sales in Carson Oaks, 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 Carson Oaks on the map →
Frequently Asked Questions
What is the median home price in Carson Oaks?
How long do homes in Carson Oaks take to sell?
How many homes are in Carson Oaks?
What share of Carson Oaks is owner-occupied?
When were the homes in Carson Oaks built?
Do cash buyers compete in Carson Oaks?
Who is the best real estate agent for Carson Oaks?
How do I find a top Santa Rosa Beach real estate agent who knows Carson Oaks?
Can Momentum Realty connect me with an agent for Carson Oaks?
Should you buy in Carson Oaks?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Carson Oaks with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | Emerald Coast MLS, refreshed twice daily (last: July 25, 2026) |
| Community market stats | Emerald Coast MLS closed sales, 12-month windows ending July 25, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (2 streets, ZIP 32459)) |
| Historical depth | Closed-sale records back to 2007 (44 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 your area comps.
Looking to buy here? Search homes for sale →
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