Luau II
Condos for Sale in Miramar Beach, FL
All 634 homes for sale in Miramar Beach, FL · median $659,000 · 403 condos for sale in Miramar Beach · 647 homes for sale in 32550 · Walton County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via Emerald Coast MLS
As of November 2026, Luau Ii in Miramar Beach, FL has 7 homes for sale and 3 pending, asking from $215,000 to $1,249,000 (median $369,000). Over the 12 months ending 2026-11-09, 3 recorded sales closed at a median of $374,000, a median 22 days on market, sellers accepting 99% of original asking. Homes listed or recently sold were built 2006–2006; 15 of 15 report an HOA (median $1,241/mo); none of the 15 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 $3,650 ($3,260 with the full homestead exemption).
Part of Luau, Miramar Beach, FL — see all Luau homes for sale (21 listings across 3 sections in the MLS).
Last 30 days in Luau II: 1 new listing (median asking $1,249,000), 3 under contract right now, 1 closed sale (median $374,000). 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.
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 · 19 daysTop listing
Active · 285 days
Active · 858 days
Active · 42 days
Active · 173 days
Active · 206 days
Active · 171 days
Active · 777 days
Pending · 351 days
Pending · 150 daysActive and pending Luau II listings as of 2026-11-10, 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 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.
Figures in this note are as of July 25, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Luau II right now
🟢 Buyer-leaning market. 16.8 months of supply and 30% 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: Medium (10 active and pending listings, 3 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated November 11, 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 November 9, 2026): the median sale price is about $374K, a median 22 days on market for closed sales, and 16.8 months of supply, a buyer-leaning market.
In ZIP 32550 (Miramar Beach), 99 homes closed in the last 12 months at a median of $728K, with a median 97 days on market. Right now 110 active and 24 pending listings put supply at about 13.3 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.
Flood zones in Luau II: of 8 listing addresses checked against the FEMA National Flood Hazard Layer, 100% sit outside the FEMA Special Flood Hazard Area (Zone X). Individual parcels vary - verify any specific address at msc.fema.gov. See flood zones by neighborhood in Miramar Beach.
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
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 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 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 3 factors (3.5). Basis: Liquidity & Demand 16.8 months of supply; Owner Commitment 12% owner-occupied; Pricing Power 98.9% 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.
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. 8 on record.
- 5002 S Sandestin Boulevard #6131 · off market
- 5002 S Sandestin Boulevard #6328 · off market
- 5002 S Sandestin Boulevard #6328 · off market
- 5002 S Sandestin Boulevard #6431 · off market
- 5002 S Sandestin Boulevard #6726 · off market
- 5002 S Sandestin Boulevard #7032/7034 · off market
- 5002 S Sandestin Boulevard #Unit 6127 · off market
- 5002 S Sandestin Boulevard #Unit 6129 · off market
| 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 | Pool, Elevators, Exercise Room, Gated, Golf, Beach |
| Sale prices, last 12 months | $374,000 median across 3 closed sales |
| Days on market (closed sales) | 22 median |
| For sale right now | 7 active, 3 pending · median asking $369,000 · 16.8 months of supply |
| Owner-occupied (homestead) share | 12% |
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, “Luau II key facts,” movewithmomentum.com/neighborhoods/luau-ii, data as of November 9, 2026.
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.
Just listed in Luau II
The newest homes for sale in Luau II right now, newest first. Each link opens the full listing with every photo, the price history and a tour request.
- 5002 S Sandestin Boulevard #7126/ 7128 $1,249,000 · 3 bd · 3 ba · listed Oct 21, 2026 Courtesy of The Agency Northwest Florida Beaches
- 5002 S Sandestin Boulevard #6131/6133 $489,900 · 2 bd · 2 ba · listed Sep 28, 2026 Courtesy of The Agency Northwest Florida Beaches
- 5002 S Sandestin Boulevard #UNIT 6425 $250,000 · 1 ba · listed May 22, 2026 Courtesy of RealJoy Realty LLC
- 5002 S Sandestin Boulevard #UNIT 7029 $369,000 · 1 bd · 1 ba · listed May 20, 2026 Courtesy of Counts Real Estate Group Inc
- 5002 S Sandestin Boulevard #UNIT 6229 $355,000 · 1 bd · 1 ba · listed Apr 17, 2026 Courtesy of The Agency Northwest Florida Beaches
- 5002 S Sandestin Boulevard #UNIT 6226 $215,000 · 1 ba · listed Sep 23, 2024 Courtesy of Emerald Coast Properties Inc
Checked against the MLS nightly. All new listings in this market.
Every Home for Sale in Luau Ii Right Now (10)
All 10 active and pending Luau Ii listings with a detail page, newest first, refreshed twice a day from the MLS.
- 5002 S Sandestin Boulevard #7126/ 7128 · $1,249,000 · 3 bd / 3 ba · listed Oct 21, 2026 · listed by The Agency Northwest Florida Beaches
- 5002 S Sandestin Boulevard #6131/6133 · $489,900 · 2 bd / 2 ba · listed Sep 28, 2026 · listed by The Agency Northwest Florida Beaches
- 5002 S Sandestin Boulevard #Unit 6425 · $250,000 · 1 ba · listed Aug 12, 2026 · listed by RealJoy Realty LLC
- 5002 S Sandestin Boulevard #Unit 7029 · $369,000 · 1 bd / 1 ba · listed Aug 12, 2026 · listed by Counts Real Estate Group Inc
- 5002 S Sandestin Boulevard #Unit 6229 · $355,000 · 1 bd / 1 ba · listed Aug 12, 2026 · listed by The Agency Northwest Florida Beaches
- 5002 S Sandestin Boulevard #Unit 6226 · $215,000 · 1 ba · listed Aug 12, 2026 · listed by Emerald Coast Properties Inc
- 5002 S Sandestin Boulevard #6921/6923 · $558,000 · 2 bd / 2 ba · listed Aug 12, 2026 · listed by The Agency Northwest Florida Beaches
- 5002 S Sandestin Boulevard #Unit 7222-72224 · $1,195,000 · 3 bd / 3 ba · pending · listed Aug 12, 2026 · listed by Resort Real Estate Group LLC
- 5002 S Sandestin Boulevard #6431/6433 · $559,000 · 2 bd / 2 ba · pending · listed Aug 12, 2026 · listed by The Agency Northwest Florida Beaches
- 5002 S Sandestin Boulevard ## 6322 · $580,000 · 2 bd / 2 ba · pending · listed Aug 12, 2026 · listed by Kohls Group LLC
Recently sold in Luau Ii
- 5002 S Sandestin Boulevard #6328 · sold $374,000
- 5002 S Sandestin Boulevard #Unit 6129 · sold $350,000
- 5002 S Sandestin Boulevard #7032/7034 · sold $660,000
Closed sales from the MLS; each page shows the sold price, taxes and value history.
More Miramar Beach home searches
- All homes for sale in Miramar Beach, FL
- Homes for sale in Walton County, FL
- Miramar Beach pool homes for sale
- Miramar Beach home values: what is my house worth?
Miramar Beach guides & data
- Market data
- Best neighborhoods (ranked by data)
- Flood zones
- Property taxes (Walton County)
- Homestead exemption (Walton County)
- Home insurance cost
- New construction
- New construction (Walton 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
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Recent Developments in Luau Ii
Development, infrastructure, retail, and school activity affecting Luau Ii, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated November 2026.
- October 2026Infrastructure
Okaloosa outlines Gap Creek drainage projects and permitting hurdles in Fort Walton Beach
County staff described five stormwater efforts, including the Overbrook drainage work, a planned 2.67-acre Sylvania Heights stormwater park estimated at $4 million, and Lloyd Street and Mayflower Avenue improvements expected to go to bid in early 2027. Air Force environmental review and state and Army Corps permits for dredging complicate the timeline.
What it may mean for the marketPlanned drainage upgrades could reduce flooding exposure in the Gap Creek basin over time, though permitting delays mean relief is likely several years out. The site is about 4 miles west of Luau Ii.
Source: Get The Coast - September 2026Parks & Amenities
Destin and Okaloosa County agree on management of 4-acre Holiday Isle state park
Destin and Okaloosa County unanimously agreed to back Destin as manager and developer of the roughly four-acre state-acquired park on Holiday Isle near Norriego Point. In return, Destin council voted 5-2 to offer free parking to all Okaloosa County residents at city-owned lots and parks. The deal still requires state Board of Trustees and DEP review.
What it may mean for the marketManagement of the Holiday Isle park and city parking rules will affect public waterfront access and parking in Destin. The site is about 2 miles southeast of Luau Ii.
Source: Get The Coast - August 2026Infrastructure
Walton commissioners approve up to $4.69 million Westbay Parkway design contract
At its August 17, 2026 meeting, the Walton County Board of County Commissioners approved, on the consent agenda, a contract with Mott MacDonald for Westbay Parkway design not to exceed $4,693,502.38. The same agenda included a $184,117 Dewberry task order for the Santa Clara Regional Beach Access Bramble Grove addition.
What it may mean for the marketDesign work on Westbay Parkway is an early step toward added road capacity in western Walton County. The project is about 24 miles east of Luau Ii, elsewhere in Walton County.
Source: Walton County Government - July 2026Infrastructure
Scenic Walton advances underground utilities and gateway landscape projects
Scenic Walton reported progress on countywide initiatives, including a $200,000 Freeport U.S. 331 gateway landscape project supported by a $100,000 FDOT Highway Beautification Grant, plus a 30A West gateway landscape project and early planning for countywide underground utilities. Funding for the utilities study advanced into Walton County's draft budget for fiscal year 2026 to 2027.
What it may mean for the marketAdvances roadway beautification and stormwater improvements along the Freeport U.S. 331 corridor and the 30A west gateway and lays groundwork for utility resilience upgrades across Walton County. The project is about 25 miles east of Luau Ii, elsewhere in Walton County.
Source: Get The Coast - 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 8 miles north of Luau Ii.
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.
What it really costs to own in Luau II
The parts of the monthly number a mortgage calculator leaves out, from the tax roll, the MLS, Citizens and FEMA. Property facts only.
| Property tax | Current owners' bills run a median of $3,428/yr across 4 listings here (MLS tax records, 2026-11-11). |
|---|---|
| HOA dues | Median $1,113/month across 5 MLS listings (most billed monthly; 2026-11-11). Dues cover what the documents say they cover; ask for the budget and reserve study. |
| Home and flood insurance | The average Citizens Property Insurance premium in Walton County is $1,942/yr (433 policies, Citizens detail by county, April 2026); private-market quotes depend on roof age, wind mitigation and construction. Flood: of 8 listing addresses checked against the FEMA flood map, 100% sit outside the high-risk zone. Statewide, a Zone X flood policy runs about $500-$700/yr and a high-risk zone $1,200-$2,500/yr (FEMA Risk Rating 2.0 averages, not quotes). |
| Roof and age | Median build year 2006 across 5 listings. An original roof here would be about 20 years old; under Florida's 2022 reform (SB 2-D) carriers may require an inspection past 15 years, so budget for a roof report, and for replacement where it fails. |
Estimated carrying cost at the median asking price, before the mortgage: about $1,560/month (tax $286, HOA $1,113, insurance $162). An estimate from the sources above, not a quote.
Email me new listings in Luau II
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 Luau II Condos for Sale
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Luau II Condos for Sale will answer, and the answer is published on this page for the next buyer.
30% 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 (2026-11-11).
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?
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: November 10, 2026) |
| Community market stats | Emerald Coast MLS closed sales, 12-month windows ending November 9, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (1 streets, ZIP 32550)) |
| Under-contract shares | Emerald Coast MLS records, as of 2026-11-09 |
| Historical depth | Closed-sale records back to 2026 (3 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.
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See how LUAU II fits the bigger picture — live prices, inventory, and Momentum Scores: