Magnolia Plantation at Bluewater Bay
Homes for Sale in Niceville, FL
All 150 homes for sale in Niceville, FL · median $487,000 · 156 homes for sale in 32578 · Okaloosa County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via Emerald Coast MLS
As of November 2026, Magnolia Plantation at Bluewater Bay in Niceville, FL has 2 homes for sale. Over the 12 months ending 2026-11-09, 5 recorded sales closed at a median of $670,000, a median 31 days on market, sellers accepting 96% of original asking. Homes listed or recently sold were built 1995–2004; 14 of 14 report an HOA (median $100/mo); none of the 14 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 $8,640 ($8,130 with the full homestead exemption).
Part of the Bluewater Bay master-planned community in Niceville, FL — see all Bluewater Bay homes for sale (14 listings across 17 villages and sections in the MLS).
Last 30 days in Magnolia Plantation at Bluewater Bay: 1 new listing (median asking $400,000), 1 under contract right now, 1 closed sale (median $1,000,000). 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.
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.
Figures in this note are as of July 25, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Magnolia Plantation at Bluewater Bay right now
🔴 Seller-leaning market. 2.2 months of supply and 33% 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 November 9, 2026. Confidence: Medium (3 active and pending listings, 5 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated November 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 November 9, 2026): the median sale price is about $670K, a median 31 days on market for closed sales, and 2.2 months of supply, a seller-leaning market.
In ZIP 32578 (Niceville), 61 homes closed in the last 12 months at a median of $519K, with a median 26 days on market. Right now 25 active and 16 pending listings. See the live ZIP 32578 housing market and the Okaloosa County market.
County records show 3 qualified sales in MAGNOLIA PLANTATION AT BLUEWATER BAY across 2024–2025 (1 in 2024, 2 in 2025), median $580,000 — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
Flood zones in Magnolia Plantation at Bluewater Bay: of 10 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.
Magnolia Plantation at Bluewater Bay is a community of 62 homes in Niceville, Okaloosa County, built between 1994 and 2017 (median 1999.0), with a median living area of about 2,711 square feet. 90% 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.
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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
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 · 63 daysTop listingActive · 12 daysPending · 122 daysActive and pending Magnolia Plantation at Bluewater Bay listings as of 2026-11-11, 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 contributors.
Schools
- Okaloosa County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Bluewater · Elementary
- 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.
Shop the zone: Homes zoned for Niceville High School
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 3 factors (8.1). Basis: Liquidity & Demand 2.2 months of supply; Owner Commitment 90% owner-occupied; Pricing Power 96.0% 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.
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.
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Recently off market in MAGNOLIA PLANTATION AT BLUEWATER BAY
Homes in MAGNOLIA PLANTATION AT BLUEWATER BAY 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. 2 on record.
- 4246 Bobcat Cove · off market
- 4315 American Poets Drive · off market
| Location | Niceville, Okaloosa County, FL · ZIP 32578 |
|---|---|
| Homes in the community | 62 (FL DOR 2025 assessment roll) |
| Years built | 1994–2017 (median 1999.0) |
| Typical living area | 2,711 sq ft (median) |
| Home types (current listings and sales) | detached single family 100% |
| Amenities listed by sellers | Gated, Golf, Marina, Boat Launch, Fishing, Pool |
| Sale prices, last 12 months | $670,000 median across 5 closed sales |
| Days on market (closed sales) | 31 median |
| For sale right now | 2 active, 1 pending · median asking $482,500 · 2.2 months of supply |
| Owner-occupied (homestead) share | 90% |
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, “Magnolia Plantation at Bluewater Bay key facts,” movewithmomentum.com/neighborhoods/magnolia-plantation-at-bluewater-bay, data as of November 9, 2026.
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.
Just listed in Magnolia Plantation at Bluewater Bay
The newest homes for sale in Magnolia Plantation at Bluewater Bay right now, newest first. Each link opens the full listing with every photo, the price history and a tour request.
- 1611 Ibiza Cove $400,000 · 3 bd · 2 ba · listed Oct 29, 2026 Courtesy of Caviar at the Beach LLC
- 4267 Armadillo Trail $565,000 · 3 bd · 2 ba · listed Sep 8, 2026 Courtesy of Berkshire Hathaway Home Services PenFed Realty
Checked against the MLS nightly. All new listings in this market.
Every Home for Sale in Magnolia Plantation At Bluewater Bay Right Now (3)
All 3 active and pending Magnolia Plantation At Bluewater Bay listings with a detail page, newest first, refreshed twice a day from the MLS.
- 1611 Ibiza Cove · $400,000 · 3 bd / 2 ba · listed Oct 28, 2026 · listed by Caviar at the Beach LLC
- 4267 Armadillo Trail · $565,000 · 3 bd / 2 ba · listed Sep 7, 2026 · listed by Berkshire Hathaway Home Services PenFed Realty
- 1609 Malta Cove · $450,000 · 3 bd / 2 ba · pending · listed Aug 13, 2026 · listed by EXP Realty LLC
Recently sold in Magnolia Plantation At Bluewater Bay
- 4246 Bobcat Cove · sold $1,000,000
- 4315 American Poets Drive · sold $570,000
Closed sales from the MLS; each page shows the sold price, taxes and value history.
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Niceville guides & data
- Market data
- Property taxes (Okaloosa County)
- Homestead exemption (Okaloosa County)
- Home insurance cost
- New construction
- New construction (Okaloosa County)
- Home builders (Okaloosa 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
What it really costs to own in Magnolia Plantation at Bluewater Bay
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 $3,305/yr across 8 listings here (MLS tax records, 2026-11-12). |
|---|---|
| HOA dues | Median $100/month across 11 MLS listings (most billed quarterly; 2026-11-12). 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 Okaloosa County is $2,644/yr (1,101 policies, Citizens detail by county, April 2026); private-market quotes depend on roof age, wind mitigation and construction. Flood: of 10 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 2000 across 11 listings. An original roof here would be about 26 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. |
Email me new listings in Magnolia Plantation at Bluewater Bay
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 Magnolia Plantation at Bluewater Bay
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Magnolia Plantation at Bluewater Bay will answer, and the answer is published on this page for the next buyer.
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 $482,500, and homes go under contract in about 40 days.
Typical home value in the 32578 ZIP is $435,323, about 16.2% 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.
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 November 2026.
- October 2026Retail & Dining
7 Brew drive-thru coffee stand opens on Beal Parkway in Fort Walton Beach
The stand at 799 Beal Parkway opened Oct. 19 and is the chain's second in Fort Walton Beach. It is expected to add 75 local jobs, and an opening fundraiser raised $4,661 for an equine therapy nonprofit.
What it may mean for the marketA new drive-thru option along Beal Parkway adds early-morning and late-night food and beverage access and about 75 jobs nearby. The project is about 13 miles southwest of Magnolia Plantation At Bluewater Bay, elsewhere in Okaloosa County.
Source: Get The Coast - October 2026Retail & Dining
TJ Maxx to open 33,865-square-foot Destin store Nov. 1 at Paradise Key
The off-price retailer opens at 4437 Commons Drive East with a grand opening from 8 a.m. to 8 p.m. on Nov. 1. Regular hours run 9:30 a.m. to 9:30 p.m. daily, and the store sells apparel, accessories, jewelry, and home and beauty goods.
What it may mean for the marketA new national off-price anchor adds everyday shopping close to Destin's commercial corridor and may shorten trips for retail needs. The project is about 13 miles south of Magnolia Plantation At Bluewater Bay, elsewhere in Okaloosa County.
Source: Get The Coast - October 2026Parks & Amenities
Okaloosa and Cinco Bayou open upgraded boat ramp with new trailer parking
Okaloosa County and the Town of Cinco Bayou held a ribbon cutting for upgraded boat ramp facilities, including 16 new boat trailer parking spaces, a new restroom and landscaping. The $4.1 million total, funded largely by tourism development funds, also covers the $2.95 million purchase of a former bank building at 198 Eglin Parkway NE. Future dock improvements are planned.
What it may mean for the marketAdded trailer parking and ramp access improve waterfront recreation access for Fort Walton Beach area boaters. The project is about 13 miles southwest of Magnolia Plantation At Bluewater Bay, elsewhere in Okaloosa County.
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 project is about 12 miles south of Magnolia Plantation At Bluewater Bay, elsewhere in Okaloosa 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 3 miles south of Magnolia Plantation At Bluewater Bay.
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.
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?
Where is Magnolia Plantation at Bluewater Bay, and what county is it in?
Is Magnolia Plantation at Bluewater Bay in a flood zone?
Is Magnolia Plantation at Bluewater Bay a good place to live?
Should you buy in Magnolia Plantation at Bluewater Bay?
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 11, 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 (3 streets, ZIP 32578)) |
| Under-contract shares | Emerald Coast MLS records, as of 2026-11-09 |
| Historical depth | Closed-sale records back to 2026 (5 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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