Magnolia at the Bluffs
Homes for Sale in Freeport, FL
True comps, carrying-cost math, and listings before the portals.
Photo via Emerald Coast MLS
As of September 2026, Magnolia at the Bluffs Phase Iii in Freeport, FL has 2 homes for sale. Over the 12 months ending 2026-09-12, 8 recorded sales closed at a median of $287,248, a median 65 days on market, sellers accepting 89% of original asking. At the median price and Walton County's FY2025-26 rate of 9.758 mills, annual property tax runs about $2,800 ($2,420 with the full homestead exemption).
Magnolia at the Bluffs Phase III sits in Freeport, inland in Walton County, and the current snapshot points to a median around the high-$280s ($289,495). With no amenities surfacing from current MLS listings, price here is driven by the homes themselves — condition, finish level, and lot — rather than by a shared clubhouse or pool package.
The market posture reads slow and deliberate. A median of 77 days on market against just two active listings tells you inventory is thin but not moving quickly. Sellers should price to the median and expect patience rather than a bidding war; buyers have room to inspect, negotiate, and avoid overpaying for a rushed decision.
The 60-Second Overview
Magnolia at the Bluffs market snapshot (as of September 12, 2026): the median sale price is about $287K, and a median 65 days on market for closed sales.
This is a small, quiet inland pocket of Freeport where the number to watch is time-on-market, not competition — with only a couple of homes listed at any given moment, both sides negotiate off condition and the mid-to-high-$280s median.
Who Magnolia at the Bluffs is best for.
Best for
- Buyers targeting the mid-to-high-$280s who want an inland Freeport address over a coastal premium
- Patient buyers willing to trade speed for negotiating room in a slow market
- Value-focused buyers who prefer no amenity dues and would rather pay for the home itself
Probably not for
- Buyers who want resort-style amenities like a pool or clubhouse on site
- Buyers needing to close fast, who will find the 77-day pace frustrating
- Buyers who rely on deep comp data to feel confident, given how few listings and closings there are
Housing distress & ownership in MAGNOLIA AT THE BLUFFS PHASE III, Freeport
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.
Homes For Sale Right Now in Magnolia at the Bluffs
Live MLS inventory for Magnolia at the Bluffs. 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 Magnolia at the Bluffs 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.
Schools
- Walton County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Freeport · Elementary
- Freeport · Middle
- Freeport · High
Zoned schools reflect the assignments reported on recent Magnolia at the Bluffs 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 Magnolia at the Bluffs address.
Recent Developments in Magnolia At The Bluffs Phase Iii
Development, infrastructure, retail, and school activity affecting Magnolia At The Bluffs Phase Iii, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated August 2026.
- 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 site is about 6 miles east of Magnolia At The Bluffs Phase Iii.
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 15 miles west of Magnolia At The Bluffs Phase Iii.
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 Magnolia at the Bluffs buying strategy.
If we were buying in Magnolia at the Bluffs 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 Magnolia at the Bluffs.
A thin, condition-driven market
With only two active listings and seven closings in the tracked window, this is a low-volume corner of the Emerald Coast feed. That means comparisons are limited and each sale carries weight — one updated home or one dated one can shift how the next listing is read. The $289,495 median is a reference point, not a ceiling or a floor, and the spread around it will hinge on how a given home shows.
The 77-day median tells you homes here are not clearing fast. For a buyer, that's leverage: time to tour, to inspect, and to structure an offer without pressure. For a seller, it's a signal to prepare the home, set price at the median rather than above it, and plan for a longer marketing runway.
The location and the amenities are priced into every listing in Magnolia at the Bluffs. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a low-volume community like this, the data is sparse and easy to misread — two active listings and a handful of closings don't give a casual shopper much to triangulate. We track the Walton County and Freeport feeds closely enough to tell you what a fair number looks like on a specific home, where the negotiating room actually is, and when a listing is priced for the market versus priced for the seller's hopes.
Magnolia at the Bluffs 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 Magnolia at the Bluffs 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 Magnolia at the Bluffs sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Magnolia at the Bluffs, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Magnolia at the Bluffs home worth?
Get a no-obligation home value based on real comparable sales in Magnolia at the Bluffs, 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 Magnolia at the Bluffs on the map →
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Walton County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Walton County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.
MAGNOLIA AT THE BLUFFS PHASE III Market Scorecard
MAGNOLIA AT THE BLUFFS PHASE III is currently a thin data market. Limited supply, a median asking price of $276,828, and homes go under contract in about 34 days.
Typical home value in the 32439 ZIP is $391,682, right around the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
Frequently Asked Questions
What is the median home price in Magnolia at the Bluffs?
How long do homes in Magnolia at the Bluffs take to sell?
Who is the best real estate agent for Magnolia at the Bluffs?
How do I find a top Freeport real estate agent who knows Magnolia at the Bluffs?
Can Momentum Realty connect me with an agent for Magnolia at the Bluffs?
Should you buy in Magnolia at the Bluffs?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Magnolia at the Bluffs with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | Emerald Coast MLS, refreshed twice daily (last: July 25, 2026) |
| Community market stats | Emerald Coast MLS closed sales, 12-month windows ending September 12, 2026 |
| Under-contract shares | Emerald Coast MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2025 (8 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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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 MAGNOLIA AT THE BLUFFS PHASE III fits the bigger picture — live prices, inventory, and Momentum Scores: