Luau II
Condos for Sale in Miramar Beach, FL
All 674 homes for sale in Miramar Beach, FL · median $650,000 · 709 homes for sale in 32550 · Walton County homes for sale
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via Emerald Coast MLS
As of September 2026, Luau Ii in Miramar Beach, FL has 10 homes for sale and 1 pending, asking from $215,000 to $1,195,000 (median $362,000). Over the 12 months ending 2026-09-20, 4 recorded sales closed at a median of $577,500, a median 121 days on market, sellers accepting 94% of original asking (+44% versus the prior year). Homes listed or recently sold were built 2006–2006; none of the 13 geocoded homes sit in a FEMA special flood hazard zone (median elevation 28 ft). At the median price and Walton County's FY2025-26 rate of 9.758 mills, annual property tax runs about $5,640 ($5,250 with the full homestead exemption).
Part of Luau, Miramar Beach, FL — see all Luau homes for sale (29 listings across 3 sections in the MLS).
| Location | Miramar Beach, Walton County, FL · ZIP 32550 |
|---|---|
| Homes in the community | 52 (FL DOR 2025 assessment roll) |
| Years built | 1981–1982 (median 1982.0) |
| Typical living area | 1,601 sq ft (median) |
| Home types (current listings and sales) | condos 100% |
| Amenities listed by sellers | Elevators, Pool, Exercise Room, Gated, Golf, Beach |
| Sale prices, last 12 months | $577,500 median across 4 closed sales · +44.4% vs the prior 12 months |
| Days on market (closed sales) | 121 median |
| For sale right now | 10 active, 1 pending · median asking $362,000 · 30.0 months of supply |
| Owner-occupied (homestead) share | 12% |
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, “LUAU II key facts,” movewithmomentum.com/neighborhoods/luau-ii, data as of September 20, 2026.
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 · 323 daysTop listing
Active · 235 daysActive · 113 days
Active · 807 days
Active · 123 days
Active · 156 days
Active · 167 days
Active · 173 days
Active · 121 days
Active · 727 days
Pending · 90 daysActive and pending Luau II listings as of 2026-09-28, 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.
Every Home for Sale in Luau Ii Right Now (11)
All 11 active and pending Luau Ii listings with a detail page, newest first, refreshed twice a day from the MLS.
- 5002 S Sandestin Boulevard #6431 · $559,000 · 2 bd / 2 ba · listed Jun 30, 2026 · listed by The Agency Northwest Florida Beaches
- 5002 S Sandestin Boulevard #Unit 6425 · $250,000 · 1 ba · listed Jun 30, 2026 · listed by RealJoy Realty LLC
- 5002 S Sandestin Boulevard #Unit 7029 · $369,000 · 1 bd / 1 ba · listed Jun 30, 2026 · listed by Counts Real Estate Group Inc
- 5002 S Sandestin Boulevard #Unit 6229 · $355,000 · 1 bd / 1 ba · listed Jun 30, 2026 · listed by The Agency Northwest Florida Beaches
- 5002 S Sandestin Boulevard #Unit 6127 · $349,900 · 1 bd / 1 ba · listed Jun 30, 2026 · listed by Crye-Leike Coastal Realty
- 5002 S Sandestin Boulevard #6726 · $280,000 · 1 ba · listed Jun 30, 2026 · listed by The Agency Northwest Florida Beaches
- 5002 S Sandestin Boulevard ## 6322 · $595,000 · 2 bd / 2 ba · listed Jun 30, 2026 · listed by Kohls Group LLC
- 5002 S Sandestin Boulevard #Unit 7222-72224 · $1,195,000 · 3 bd / 3 ba · listed Jun 30, 2026 · listed by Resort Real Estate Group LLC
- 5002 S Sandestin Boulevard #Unit 6226 · $215,000 · 1 ba · listed Jun 30, 2026 · listed by Emerald Coast Properties Inc
- 5002 S Sandestin Boulevard #6921/6923 · $558,000 · 2 bd / 2 ba · listed Jun 30, 2026 · listed by The Agency Northwest Florida Beaches
- 5002 S Sandestin Boulevard #6328 · $374,000 · 1 bd / 1 ba · pending · listed Jun 30, 2026 · listed by Realty ONE Group Emerald Coast
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
🟢 Buyer-leaning market. 30.0 months of supply and 9% 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 September 20, 2026. Confidence: High (11 active and pending listings, 4 closed sales in 12 months).
🟢 Still climbing. The trailing-12-month median ($578K) is up 44.4% from the prior 12 months ($400K) and up 207% since 2012. With about a dozen 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 (4 and 13 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated September 29, 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
Luau II market snapshot (as of September 20, 2026): the median sale price is about $578K, a median 121 days on market for closed sales, and 30.0 months of supply, a buyer-leaning market. The trailing-12-month median is up 44% from the prior 12 months and up 207% since 2012, computed from record-level Emerald Coast MLS closed sales (4 closings in the current window).
In ZIP 32550 (Miramar Beach), 530 homes closed in the last 12 months at a median of $729K, up 3.7% year over year, with a median 99 days on market. Right now 355 active and 39 pending listings put supply at about 9.8 months — a soft market. See the live ZIP 32550 housing market and the Walton County market.
County records show 6 qualified sales in LUAU II across 2024–2025 (5 in 2024, 1 in 2025), median $815,000 — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
Luau II is a community of 52 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. 12% 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 IILuau IILuau IILuau IILuau IILuau IILuau IILuau IIPhotos from Emerald Coast MLS 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 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 ($578K) IS the median in the snapshot above, and the move from 2025 ($400K) IS the +44.4% one-year change.
Windows contain 1 to 18 sales each (4 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.
9% of homes for sale in Luau II 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 (2026-09-21).
Luau II Market Scorecard
Luau II is currently a buyer-leaning market. About 30.0 months of supply, a median asking price of $362,000, and homes go under contract in about 173 days.
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 LUAU II, Miramar 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.
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 Emerald Coast MLS. 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.
Shop the zone: Homes zoned for South Walton High School
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.
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 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 5 factors (5.5). Basis: Long-Term Appreciation +207% since 2012; Recent Direction +44.4% year-over-year; Liquidity & Demand 30.0 months of supply; Owner Commitment 12% owner-occupied; Pricing Power 94.5% 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
- 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 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 all homes for sale in Miramar Beach →
Recently off market in LUAU II
Homes in LUAU II 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. 4 on record.
- 5002 S Sandestin Boulevard #6328 · off market
- 5002 S Sandestin Boulevard #7032/7034 · off market
- 5002 S Sandestin Boulevard #7126/ 7128 · off market
- 5002 S Sandestin Boulevard #Unit 6129 · off market
Frequently Asked Questions
What is the median home price in Luau II?
How long do homes in Luau II take to sell?
Is Luau II a buyer's or seller's market right now?
How many homes are in Luau II?
What share of Luau II is owner-occupied?
When were the homes in Luau II built?
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?
Where is Luau II, and what county is it in?
Should you buy in Luau II?
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 28, 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 32550)) |
| Under-contract shares | Emerald Coast MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2006 (112 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 LUAU II fits the bigger picture — live prices, inventory, and Momentum Scores:
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