Magnolia Plantation at Bluewater Bay
Homes for Sale in Niceville, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via Emerald Coast MLS
As of September 2026, Magnolia Plantation at Bluewater Bay in Niceville, FL has 2 homes for sale. Over the 12 months ending 2026-09-12, 11 recorded sales closed at a median of $545,000, a median 24 days on market, sellers accepting 99% of original asking (+8% versus the prior year). Homes listed or recently sold were built 1995–2004; none of the 12 geocoded homes sit in a FEMA special flood hazard zone (median elevation 19 ft). At the median price and Okaloosa County's FY2025-26 rate of 12.89 mills, annual property tax runs about $7,030 ($6,520 with the full homestead exemption).
Price here is driven by the homes themselves, not by any shared amenity package. This is an established section of Bluewater Bay in Niceville, built out between 1994 and 2018 with a median vintage around 2001 and a median footprint of roughly 2,730 square feet. With no community amenities identified in current MLS data, what you pay tracks condition, updates, and lot — expect a wide spread around the $542,500 median depending on how much work a given house needs.
The market posture is tight. Only one active listing against a median 19 days on market, and a heat score of 59, tells you well-kept homes move quickly and don't linger. Year-over-year the median is up 15.4%, so sellers hold leverage, but buyers should not read that momentum as a license to overpay for a dated house — the premium is for turnkey, not for the ZIP code alone.
Magnolia Plantation at Bluewater Bay right now
🔴 Seller-leaning market. 2.2 months of supply and 0% of the inventory already under contract give sellers the pressure advantage.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 12, 2026. Confidence: Medium (2 active and pending listings, 11 closed sales in 12 months).
🟡 Still climbing. The trailing-12-month median ($545K) is up 7.9% from the prior 12 months ($505K). With about 6 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 12. Confidence: Medium (11 and 6 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated September 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
Magnolia Plantation at Bluewater Bay market snapshot (as of September 12, 2026): the median sale price is about $545K, a median 24 days on market for closed sales, and 2.2 months of supply, a seller-leaning market. The trailing-12-month median is up 8% from the prior 12 months, computed from record-level Emerald Coast MLS closed sales (11 closings in the current window).
Magnolia Plantation at Bluewater Bay is a community of 88 homes in Niceville, Okaloosa County, built between 1994 and 2017 (median 2000.0), with a median living area of about 2,733 square feet. 86% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Magnolia Plantation is a mature, mostly owner-occupied enclave within the larger Bluewater Bay area of Niceville, with a homestead share near 82% and 213 homes that rarely come to market all at once.
The setting & the homes.
Aerial and on-site photos of Magnolia Plantation at Bluewater Bay. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Magnolia Plantation at Bluewater Bay
Magnolia Plantation at Bluewater Bay
Magnolia Plantation at Bluewater Bay
Magnolia Plantation at Bluewater Bay
Magnolia Plantation at Bluewater Bay
Magnolia Plantation at Bluewater Bay
Magnolia Plantation at Bluewater Bay
Magnolia Plantation at Bluewater BayPhotos from Emerald Coast MLS listings in Magnolia Plantation at Bluewater Bay; content deemed reliable but not guaranteed.
Who Magnolia Plantation at Bluewater Bay is best for.
Best for
- Buyers targeting the mid-$500s for a larger, established home and willing to move quickly when one lists
- Long-hold owners who value low turnover and a stable, owner-occupied street over rapid resale
- Buyers comfortable budgeting for updates on an older home in exchange for a settled location
Probably not for
- Buyers who need to compare many active listings before committing
- Anyone wanting new construction or an amenity-driven community with a pool or clubhouse
- Buyers on a tight budget expecting to negotiate hard in a fast, low-inventory market
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 12 of each year, from record-level Emerald Coast MLS 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 ($505K) IS the +7.9% one-year change.
Windows contain 1 to 11 sales each (11 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.
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Okaloosa 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 · Okaloosa 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 PLANTATION AT BLUEWATER BAY Market Scorecard
MAGNOLIA PLANTATION AT BLUEWATER BAY is currently a strong seller's market. About 2.2 months of supply, a median asking price of $507,500, and homes go under contract in about 42 days.
Typical home value in the 32578 ZIP is $440,989, about 16.4% below 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.
Housing distress & ownership in MAGNOLIA PLANTATION AT BLUEWATER BAY, 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.
Homes For Sale Right Now in Magnolia Plantation at Bluewater Bay
Live MLS inventory for Magnolia Plantation at Bluewater Bay. 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 Plantation at Bluewater Bay listings as of 2026-09-12, 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.
Magnolia Plantation at Bluewater Bay 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
- Okaloosa County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Bluewater · Elementary
- Choice-Destin/Ruckel · Middle
- Niceville · High
Zoned schools reflect the assignments reported on recent Magnolia Plantation at Bluewater Bay 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 Magnolia Plantation at Bluewater Bay address.
Recent Developments in Magnolia Plantation At Bluewater Bay
Development, infrastructure, retail, and school activity affecting Magnolia Plantation At Bluewater Bay, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated August 2026.
- 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 3 miles south of Magnolia Plantation At Bluewater Bay.
Source: Get The Coast - May 2026Development
Okaloosa commissioners approve master plan for 392-lot River Park subdivision in Crestview
Okaloosa County commissioners unanimously approved the master plan for River Park, a 392 lot single family subdivision on 263 acres east of Main Drive and north of Airport Road in Crestview. The project by River Park Landing LLC will be built in three phases, with each phase requiring a separate development order approval.
What it may mean for the marketAdds substantial single family housing supply to the Crestview market and phases new residential construction onto a large tract in north Okaloosa County. The project is about 15 miles north of Magnolia Plantation At Bluewater Bay, elsewhere in Okaloosa County.
Source: Get The Coast - May 2026Infrastructure
Okaloosa County opens $212M Southwest Crestview Bypass
Okaloosa County opened the $212 million Southwest Crestview Bypass, a 3.5 mile four lane corridor connecting Antioch Road to State Road 85 with access from U.S. Highway 90. The project includes a 1,713 foot bridge, sidewalks, a multi use path, and direct access to the new Pineview K-8 school opening in August 2026.
What it may mean for the marketAdds a major four lane traffic corridor serving southwest Crestview and expands regional road capacity for surrounding growth in north Okaloosa County. The project is about 12 miles northwest of Magnolia Plantation At Bluewater Bay, elsewhere in Okaloosa County.
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 Plantation at Bluewater Bay buying strategy.
If we were buying in Magnolia Plantation at Bluewater Bay 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.
Come strong and clean. Homes here move, so lead with your best terms and financing ready rather than a low anchor.
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 Plantation at Bluewater Bay.
An established section that trades on condition
With homes spanning 1994 to 2018 and a median build near 2001, you are buying into a settled streetscape rather than new construction. That maturity cuts both ways: larger lots and grown landscaping, but also roofs, HVAC systems, and kitchens that may be a generation old. At a median 2,730 square feet, these are substantial homes, and the gap between an updated one and a tired one explains most of the price variation you'll see around the median.
The homestead share above 80% signals a stable, owner-occupied street — turnover is low, which is why the active count sits at one. That scarcity is the defining feature of this market: when the right house lists, it does not wait, and buyers who need to see ten options before deciding will struggle to find them here at any given moment.
The location and the amenities are priced into every listing in Magnolia Plantation at Bluewater Bay. 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 Magnolia Plantation at Bluewater Bay 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 (8.4). Basis: Recent Direction +7.9% year-over-year; Liquidity & Demand 2.2 months of supply; Owner Commitment 86% owner-occupied; Pricing Power 98.5% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a community with almost no standing inventory and a fast median 19-day pace, timing and preparation win. We track Magnolia Plantation turnover closely, help buyers underwrite the true cost of an unrenovated home against an updated one, and price sellers to the condition of their specific house rather than a blanket neighborhood number.
Magnolia Plantation at Bluewater Bay 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 Plantation at Bluewater Bay 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 Plantation at Bluewater Bay sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Magnolia Plantation at Bluewater Bay, 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 Plantation at Bluewater Bay home worth?
Get a no-obligation home value based on real comparable sales in Magnolia Plantation at Bluewater Bay, 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 Plantation at Bluewater Bay on the map →
Frequently Asked Questions
What is the median home price in Magnolia Plantation at Bluewater Bay?
How long do homes in Magnolia Plantation at Bluewater Bay take to sell?
Is Magnolia Plantation at Bluewater Bay a buyer's or seller's market right now?
How many homes are in Magnolia Plantation at Bluewater Bay?
What share of Magnolia Plantation at Bluewater Bay is owner-occupied?
When were the homes in Magnolia Plantation at Bluewater Bay built?
Who is the best real estate agent for Magnolia Plantation at Bluewater Bay?
How do I find a top Niceville real estate agent who knows Magnolia Plantation at Bluewater Bay?
Can Momentum Realty connect me with an agent for Magnolia Plantation at Bluewater Bay?
Should you buy in Magnolia Plantation at Bluewater Bay?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Magnolia Plantation at Bluewater Bay with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | Emerald Coast MLS, refreshed twice daily (last: September 12, 2026) |
| Community market stats | Emerald Coast MLS closed sales, 12-month windows ending September 12, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (4 streets, ZIP 32578)) |
| Under-contract shares | Emerald Coast MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 1996 (99 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 MAGNOLIA PLANTATION AT BLUEWATER BAY fits the bigger picture — live prices, inventory, and Momentum Scores: