LUAU II
Homes for Sale in Miramar Beach, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via emeraldcoast
LUAU II is a small, early-1980s pocket in Miramar Beach where price is driven by condition and location rather than square footage — the homes cluster around a 1,601 sqft median and were all built within a 1981 to 1982 window, so what separates one sale from the next is how much updating has been done since. With a $545,000 median and a wide spread underneath that number, this is a market where a renovated unit and a tired one are not remotely the same conversation.
The posture right now is slow and negotiable. A median 304 days on market against only 12 active listings and a heat score of 30 tells you buyers have time and leverage; nothing here is moving quickly. The year-over-year median is up sharply and the long arc since 2012 is up 165%, but those are backward-looking figures — the current pace says sellers should price to condition and be patient, and buyers should not feel rushed.
LUAU II right now
🟢 Still climbing. The trailing-12-month median ($545K) is up 47.5% from the prior 12 months ($370K) and up 165% since 2012. With about 8 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 emeraldcoast closed sales, 12-month windows ending July 25. Confidence: Medium (7 and 8 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated July 25, 2026 · Live data: emeraldcoast, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
LUAU II market snapshot (as of July 25, 2026): the median sale price is about $545K, and a median 304 days on market for closed sales. The trailing-12-month median is up 48% from the prior 12 months and up 165% since 2012, computed from record-level emeraldcoast closed sales (7 closings in the current window).
LUAU II is a community of 53 homes in Miramar Beach, Walton County, built between 1981 and 1982 (median 1982.0), with a median living area of about 1,601 square feet. 11% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
LUAU II is a compact community of 53 homes in Miramar Beach, all built in 1981 or 1982, with no community amenities identified from current MLS listings — the draw here is the Walton County coastal location and the early-1980s footprint, not shared facilities.
The setting & the homes.
Aerial and on-site photos of LUAU II. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
LUAU II
LUAU II
LUAU II
LUAU II
LUAU II
LUAU II
LUAU II
LUAU IIPhotos from emeraldcoast listings in LUAU II; content deemed reliable but not guaranteed.
Who LUAU II is best for.
Best for
- Second-home buyers wanting a modest coastal footprint who can hold through a slow resale timeline
- Renovation-minded buyers comfortable updating an early-1980s home to their own standard
- Investors targeting a Miramar Beach coastal location where negotiating leverage currently favors the buyer
Probably not for
- Buyers who need a quick, liquid exit given the 304-day median on market
- Anyone expecting shared amenities — none are identified from current MLS listings
- Buyers wanting turnkey new construction rather than an early-1980s home
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 emeraldcoast closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($545K) IS the median in the snapshot above, and the move from 2025 ($370K) IS the +47.5% one-year change.
Windows contain 1 to 19 sales each (7 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.
LUAU II Market Scorecard
LUAU II is currently a balanced market., a median asking price of $372,000, and homes go under contract in about 116 days.
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: emeraldcoast, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Homes For Sale Right Now in LUAU II
Live MLS inventory for LUAU II. 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 · 159 daysTop listingActive · 266 daysActive · 178 daysActive · 56 daysActive · 750 daysActive · 37 daysActive · 66 daysActive · 99 days
Active · 110 days
Active · 116 days
Active · 64 days
Active · 670 days
Pending · 14 days
Pending · 22 daysActive and pending LUAU II 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.
LUAU II on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from emeraldcoast. Map data © OpenStreetMap, tiles © CARTO.
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 LUAU II 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 LUAU II address.
The LUAU II buying strategy.
If we were buying in LUAU II 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 LUAU II.
A condition-driven market with time on the clock
Because every home in LUAU II dates to the same two-year span and hovers near 1,601 sqft, the pricing story is almost entirely about what's been done to the property. There are no floor-plan tiers or new-construction options to muddy the picture — you're comparing a 1980s shell that's been reworked against one that hasn't. That makes disciplined comps and a walk-through eye more valuable here than in a subdivision with more variety.
A homestead share of just 11.3% signals this is largely a second-home and investor market, which fits the coastal setting. Combined with 304 median days on market and a modest 7-closing window, inventory sits. For a buyer that means room to negotiate on both price and terms; for a seller it means realistic pricing and staging matter more than hoping the year-over-year headline does the work for you.
The location and the amenities are priced into every listing in LUAU II. 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 LUAU II 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 4 factors (5.5). Basis: Long-Term Appreciation +165% since 2012; Recent Direction +47.5% year-over-year; Owner Commitment 11% owner-occupied; Pricing Power 87.2% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a small, slow, condition-driven pocket like LUAU II, the value is in reading the individual property, not the market average. We'll separate the updated homes from the deferred-maintenance ones, build comps from a thin closing window, and set expectations honestly on how long a listing may take at a median of 304 days on market — no hype, no invented urgency.
LUAU II in 15 seconds.
HOA, CDD & Fees
- Mandatory HOA — confirm current dues
- 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 LUAU II 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 LUAU II sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in LUAU II, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your LUAU II home worth?
Get a no-obligation home value based on real comparable sales in LUAU II, 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 LUAU II on the map →
Frequently Asked Questions
What is the median home price in LUAU II?
How long do homes in LUAU II take to sell?
How many homes are in LUAU II?
What share of LUAU II is owner-occupied?
When were the homes in LUAU II built?
Do cash buyers compete in LUAU II?
Have LUAU II home prices gone up?
Who is the best real estate agent for LUAU II?
How do I find a top Miramar Beach real estate agent who knows LUAU II?
Can Momentum Realty connect me with an agent for LUAU II?
Should you buy in LUAU II?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near LUAU II with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | emeraldcoast, refreshed twice daily (last: July 25, 2026) |
| Community market stats | emeraldcoast closed sales, 12-month windows ending July 25, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (2 streets, ZIP 32550)) |
| Historical depth | Closed-sale records back to 2006 (110 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 emeraldcoast 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 emeraldcoast member average and 8 days faster, and we’ll price yours against live your area comps.
Looking to buy here? Search homes for sale →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.