Live Oak Shores
Homes for Sale in Niceville, FL
All 150 homes for sale in Niceville, FL · median $487,000 · 156 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
As of November 2026, Live Oak Shores in Niceville, FL has 1 home for sale. As of November 2026, the MLS records 1 closed sale in Live Oak Shores in Niceville, FL, the most recent in July 2026. Across Niceville as a whole, 61 homes closed in the last 12 months at a median of $519,000, 26 median days on market, with 152 homes for sale today. At that median and Okaloosa County's FY2025-26 rate of 12.89 mills, annual property tax runs about $6,690 ($6,180 with the full homestead exemption).
Last 30 days in Live Oak Shores: 1 new listing (median asking $474,999). As of November 11, 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.
Live Oak Shores in Niceville is running thin right now, with a single active listing on the MLS as of late July 2026. When inventory is this tight, the market doesn't set the price so much as the individual property does — its condition, its lot, and how motivated the one seller happens to be.
For a buyer, that means patience and readiness matter more than negotiating leverage; there is no menu to shop, so when something fits, you move. For a seller, the scarcity cuts both ways: little visible competition, but also few recent comparable sales to anchor an asking price, which puts a premium on getting the pricing and presentation right the first time.
Figures in this note are as of July 26, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Live Oak Shores 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 November 9, 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 November 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
Live Oak Shores is a small, quiet pocket of Niceville in Okaloosa County. With inventory this limited, it trades on a listing-by-listing basis rather than as a high-volume market.
Emerald Coast MLS sales records identify 8 homes in LIVE OAK SHORES that have changed hands since 2012, built between 1987 and 1993 (median 1989), with a median living area of about 1,690 sq ft and a typical 3-bedroom, 2-bath layout; 100% are single-family homes. Source: Emerald Coast MLS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
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 Live Oak Shores is best for.
Best for
- Buyers set on this specific Niceville area who can stay patient until a home lists
- Buyers who prize a low-turnover, quiet setting over a busy, high-choice market
- Sellers who want focused attention in a segment with few competing listings
Probably not for
- Buyers who need several homes to compare side by side before committing
- Buyers seeking a community built around shared amenities
- Buyers on a tight timeline who can't wait for the right listing to appear
The market around Live Oak Shores
Live Oak Shores is too small for its own price trend, so here is the market around it.
In ZIP 32578, 224 homes are on the market and 30% are under contract — a steady corner of Niceville.
Across Okaloosa County, 1,691 homes are active and 403 pending (19% under contract).
In ZIP 32578 (Niceville), 61 homes closed in the last 12 months at a median of $519K, with a median 26 days on market. Right now 25 active and 16 pending listings. See the live ZIP 32578 housing market and the Okaloosa County market.
ZIP and county figures describe the wider market, not Live Oak Shores specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Live Oak Shores
Live MLS inventory for Live Oak Shores. 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 Live Oak Shores listings as of 2026-11-12, 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
- Bluewater · Elementary
- Ruckel · Middle
- Niceville · High
Zoned schools reflect the assignments reported on recent Live Oak Shores 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 Live Oak Shores address.
Shop the zone: Homes zoned for Niceville High School
The Live Oak Shores buying strategy.
If we were buying in Live Oak Shores 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 Live Oak Shores.
A thin-inventory pocket
There are no community amenities identified from the current MLS listings here, so the draw is the location and the individual homes themselves rather than shared facilities. In a community this size, that's typical — value lives in the specific property, not in an amenity package.
With only one active listing, there isn't enough current data to describe a price range or a reliable trend. Any figure beyond the single available property would be a guess, so we treat each listing on its own merits and lean on Niceville-area context to fill the gaps.
The location and the amenities are priced into every listing in Live Oak Shores. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market this thin, you need someone watching it daily and reading each new listing on its own terms. We track Live Oak Shores and the surrounding Niceville area closely, so when the right property surfaces — or when it's time to price yours against sparse comps — you get a grounded read rather than a guess.
Live Oak Shores in 15 seconds.
Tools for a Live Oak Shores 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 Live Oak Shores sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Live Oak Shores, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Live Oak Shores home worth?
Get a no-obligation home value based on real comparable sales in Live Oak Shores, 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 LIVE OAK SHORES
Homes in LIVE OAK SHORES 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.
- 109 Oak Shores Drive · off market
- 119 Oak Shores Drive · off market
| Location | Niceville, Okaloosa County, FL · ZIP 32578 |
|---|---|
| Homes in the community | 26 (FL DOR 2025 assessment roll) |
| Years built | 1987–1993 (median 1987.0) |
| Typical living area | 1,974 sq ft (median) |
| Amenities listed by sellers | Pets Allowed, Pool, Security System, TV Cable |
| For sale right now | 1 active, 0 pending · median asking $474,999 · 12.0 months of supply |
| Owner-occupied (homestead) share | 81% |
Data as of November 9, 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, “Live Oak Shores key facts,” movewithmomentum.com/neighborhoods/live-oak-shores, data as of November 9, 2026.
Housing distress & ownership in LIVE OAK SHORES, 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.
Every Home for Sale in Live Oak Shores Right Now (1)
All 1 active and pending Live Oak Shores listings with a detail page, newest first, refreshed twice a day from the MLS.
- 105 Oak Shores Drive · $474,999 · 3 bd / 2 ba · listed Nov 4, 2026 · listed by Elevation Realty Inc
More Niceville home searches
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- Homes for sale in Okaloosa County, FL
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- Niceville home values: what is my house worth?
Niceville guides & data
- Market data
- Property taxes (Okaloosa County)
- Homestead exemption (Okaloosa County)
- Home insurance cost
- New construction
- New construction (Okaloosa County)
- Home builders (Okaloosa County)
Florida buyer guides
- Florida home insurance rates by county
- Florida property tax by county
- Florida property tax calculator
- What flood zone X means
- The 4-point inspection, explained
- Florida flood insurance calculator
- Florida housing market map
- Interactive housing market map (county, ZIP and community)
- Save Our Homes tax estimator
- How to stop a foreclosure in Florida
- Florida documentary stamp tax, explained
- Cheapest places to live in Florida
30% 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 (2026-11-10).
Email me new listings in Live Oak Shores
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 Live Oak Shores
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Live Oak Shores will answer, and the answer is published on this page for the next buyer.
Frequently Asked Questions
Is Live Oak Shores a buyer's or seller's market right now?
How many homes are in Live Oak Shores?
What share of Live Oak Shores is owner-occupied?
When were the homes in Live Oak Shores built?
Who is the best real estate agent for Live Oak Shores?
How do I find a top Niceville real estate agent who knows Live Oak Shores?
Can Momentum Realty connect me with an agent for Live Oak Shores?
Where is Live Oak Shores, and what county is it in?
Should you buy in Live Oak Shores?
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: November 12, 2026) |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (1 streets, ZIP 32578)) |
| Under-contract shares | Emerald Coast MLS records, as of 2026-11-09 |
| Historical depth | Closed-sale records back to 2026 (1 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?
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The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. A Momentum agent can price yours against live local comps.
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See how LIVE OAK SHORES fits the bigger picture — live prices, inventory, and Momentum Scores: