Edgewater Village
Homes for Sale in Niceville, FL
All 179 homes for sale in Niceville, FL · median $499,900 · 120 homes for sale in 32578 · 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 $550,000, a median 28 days on market, sellers accepting 100% of original asking (+23% versus the prior year). At the median price and Okaloosa County's FY2025-26 rate of 12.89 mills, annual property tax runs about $7,090 ($6,580 with the full homestead exemption).
| Location | Niceville, Okaloosa County, FL · ZIP 32578 |
|---|---|
| Homes in the community | 206 (FL DOR 2025 assessment roll) |
| Years built | 1957–2024 (median 1979.0) |
| Typical living area | 2,741 sq ft (median) |
| Sale prices, last 12 months | $550,000 median across 3 closed sales · +22.8% vs the prior 12 months |
| Days on market (closed sales) | 28 median |
| For sale right now | 0 active, 0 pending |
| Owner-occupied (homestead) share | 80% |
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, “EDGEWATER VILLAGE key facts,” movewithmomentum.com/neighborhoods/edgewater-village, data as of September 20, 2026.
Last 30 days in Edgewater Village: 1 closed sale (median $630,690). As of September 27, 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.
Price here is driven by condition and lot, not by a common template. The housing stock spans from 1957 through 2024, with a median build around 1979, so you are looking at a mix of older homes and newer infill on the same streets. At a median living area of roughly 2,741 square feet, these are larger homes, and what a given one sells for will hinge on how much updating has already been done.
Market posture is tight and thin. With no active listings and only one closing in the recent window, there is little inventory to negotiate against and little recent comparable data to lean on. Sellers who list a well-kept home step into a quiet field; buyers should be ready to move on the rare listing and to underwrite condition carefully rather than assume a neighborhood-wide price.
Edgewater Village right now
🟢 Still climbing. The trailing-12-month median ($550K) is up 22.8% from the prior 12 months ($448K). 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 3 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated September 28, 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 EDGEWATER VILLAGE 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
Edgewater Village market snapshot (as of September 20, 2026): the median sale price is about $550K, and a median 28 days on market for closed sales. The trailing-12-month median is up 23% from the prior 12 months, computed from record-level Emerald Coast MLS closed sales (3 closings in the current window).
In ZIP 32578 (Niceville), 347 homes closed in the last 12 months at a median of $530K, down 4.2% year over year, with a median 43 days on market. Right now 66 active and 39 pending listings put supply at about 3.4 months — a healthy market. See the live ZIP 32578 housing market and the Okaloosa County market.
County records show 17 qualified sales in EDGEWATER VILLAGE across 2024–2025 (8 in 2024, 9 in 2025), median $529,000 — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
Edgewater Village is a community of 206 homes in Niceville, Okaloosa County, built between 1957 and 2024 (median 1979.0), with a median living area of about 2,741 square feet. 80% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Edgewater Village is an established, low-turnover pocket of Niceville where owner-occupancy runs high and the homes tend to be sizable. Expect variety in age and condition rather than a uniform subdivision look.
Who Edgewater Village is best for.
Best for
- Long-horizon owner-occupants who want space and are patient enough to wait for the right listing
- Buyers comfortable underwriting an older home's condition or paying for one already updated
- Move-up buyers targeting roughly 2,700 square feet in an established Niceville location
Probably not for
- Buyers on a tight timeline who need to close soon in a market with no active inventory
- Anyone who wants a pool, clubhouse, or other shared community amenities
- Investors seeking a rental-heavy area, given the high owner-occupancy here
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 ($550K) IS the median in the snapshot above, and the move from 2025 ($448K) IS the +22.8% one-year change.
Windows contain 1 to 4 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.
31% of homes for sale in ZIP 32578 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).
Edgewater Village Market Scorecard
Edgewater Village 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 EDGEWATER VILLAGE, 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.
Recent Developments in Edgewater Village
Development, infrastructure, retail, and school activity affecting Edgewater Village, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated August 2026.
- 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 1 mile northwest of Edgewater Village.
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 18 miles north of Edgewater Village, 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 15 miles northwest of Edgewater Village, 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.
The Edgewater Village buying strategy.
If we were buying in Edgewater Village 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 Edgewater Village.
An established street grid, not a subdivision
The defining trait here is longevity of ownership. About 80% of homes carry a homestead exemption, which points to a stable, owner-occupied core and helps explain why so little comes to market at any given time. That stability is a double-edged sword: it tends to keep the streets settled, but it also means a buyer may wait for the right home to surface.
With no shared amenities identified from current MLS listings, the value proposition is the homes and the location rather than a pool or clubhouse. The wide build range means you should shop the individual property, not a brochure — a 2024 build and a 1957 original can sit within the same 206-home count, and their systems, layouts, and required work differ sharply.
The location and the amenities are priced into every listing in Edgewater Village. 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 Edgewater Village 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 (9.3). Basis: Recent Direction +22.8% year-over-year; Owner Commitment 80% owner-occupied; Pricing Power 100.0% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a market this thin, pricing comes from reading condition and comparables street by street, not from a formula. We track Edgewater Village closely enough to tell you whether a listing is fairly priced for its age and updates, and to move quickly when the rare home appears.
Edgewater Village 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 Edgewater Village 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 Edgewater Village sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Edgewater Village, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Edgewater Village home worth?
Get a no-obligation home value based on real comparable sales in Edgewater Village, 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 →
Recently off market in EDGEWATER VILLAGE
Homes in EDGEWATER VILLAGE that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 2 on record.
- 2309 Canal Drive · off market
- 2319 Canal Drive · off market
Frequently Asked Questions
What is the median home price in Edgewater Village?
How long do homes in Edgewater Village take to sell?
How many homes are in Edgewater Village?
What share of Edgewater Village is owner-occupied?
When were the homes in Edgewater Village built?
Who is the best real estate agent for Edgewater Village?
How do I find a top Niceville real estate agent who knows Edgewater Village?
Can Momentum Realty connect me with an agent for Edgewater Village?
Where is Edgewater Village, and what county is it in?
Should you buy in Edgewater Village?
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: September 26, 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 (5 streets, ZIP 32578)) |
| Under-contract shares | Emerald Coast MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 1993 (61 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 EDGEWATER VILLAGE fits the bigger picture — live prices, inventory, and Momentum Scores:
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