Mediterranean Village at Bluewater Bay
Homes for Sale in Niceville, FL
True comps, carrying-cost math, and listings before the portals.
Photo via Emerald Coast MLS
As of September 2026, Mediterranean Village at Bluewater Bay in Niceville, FL has 1 home for sale. Over the 12 months ending 2026-09-12, 3 recorded sales closed at a median of $435,000, a median 8 days on market, sellers accepting 95% of original asking. Homes listed or recently sold were built 2002–2004; none of the 4 geocoded homes sit in a FEMA special flood hazard zone (median elevation 43 ft). At the median price and Okaloosa County's FY2025-26 rate of 12.89 mills, annual property tax runs about $5,610 ($5,100 with the full homestead exemption).
This is a small, tightly defined pocket inside Bluewater Bay in Niceville — 39 homes built in a narrow window between 2002 and 2004, most around 2,168 square feet. When the housing stock is this uniform in age and size, price is driven less by which floor plan you buy and more by condition, updates, and lot. Expect a wide spread on paper that mostly reflects how much work a given home has had, not fundamentally different products.
Right now there is a single active listing against just one closing in the trailing window. That is thin data, and thin data cuts both ways: a seller has almost no visible competition, but a buyer has almost nothing to comp against. Roughly seven in ten homes here are homesteaded (69.2%), which tells you turnover is low and inventory tends to trickle rather than flood. Patience is the operative posture on both sides.
Mediterranean Village at Bluewater Bay right now
🟡 Balanced market. 4.0 months of supply and 0% of the inventory already under contract put buyers and sellers on roughly even footing.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: Low (1 active and pending listings, 3 closed sales in 12 months).
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
Mediterranean Village at Bluewater Bay market snapshot (as of September 12, 2026): the median sale price is about $435K, a median 8 days on market for closed sales, and 4.0 months of supply, a balanced market.
Mediterranean Village at Bluewater Bay is a compact, early-2000s enclave in Niceville where homes cluster tightly around one size and one build era, so the interesting differences are in condition and finish rather than square footage.
The setting & the homes.
Aerial and on-site photos of Mediterranean Village at Bluewater Bay. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Mediterranean Village at Bluewater Bay
Mediterranean Village at Bluewater Bay
Mediterranean Village at Bluewater Bay
Mediterranean Village at Bluewater BayPhotos from Emerald Coast MLS listings in Mediterranean Village at Bluewater Bay; content deemed reliable but not guaranteed.
Who Mediterranean Village at Bluewater Bay is best for.
Best for
- Buyers targeting a roughly 2,168-square-foot home in Bluewater Bay who value predictable, uniform construction
- Patient buyers who can stay ready and act fast when one of the few listings appears
- Owner-occupiers comfortable budgeting for age-appropriate updates on an early-2000s home
Probably not for
- Buyers who need resort-style or on-site community amenities
- Shoppers who want a broad range of sizes, ages, and price points to compare
- Buyers on a tight timeline who cannot wait for scarce inventory to come available
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 ($435K) IS the median in the snapshot above.
Windows contain 0 to 4 sales each (3 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.
MEDITERRANEAN VILLAGE AT BLUEWATER BAY Market Scorecard
MEDITERRANEAN VILLAGE AT BLUEWATER BAY is currently a balanced market. About 4.0 months of supply, a median asking price of $494,000, and homes go under contract in about 191 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 MEDITERRANEAN VILLAGE 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 Mediterranean Village at Bluewater Bay
Live MLS inventory for Mediterranean Village 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 Mediterranean Village 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.
Mediterranean Village 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
- Plew · Elementary
- Ruckel · Middle
- Niceville · High
Zoned schools reflect the assignments reported on recent Mediterranean Village 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 Mediterranean Village at Bluewater Bay address.
The Mediterranean Village at Bluewater Bay buying strategy.
If we were buying in Mediterranean Village 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.
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 Mediterranean Village at Bluewater Bay.
A small, homogeneous pocket
With only 39 homes and a build range spanning just 2002 to 2004, this is one of the more predictable subdivisions you will underwrite in the area. The median living area sits at about 2,168 square feet, and because the vintage is consistent, most homes are now at the age where roofs, HVAC, and finishes are the swing factors. Read those line items carefully — they will explain most of the price difference between one listing and the next.
No community amenities surfaced in current MLS listings, so treat this as a residential enclave rather than an amenitized resort-style community; the location within Bluewater Bay in Niceville is the draw. With a high homestead share and typically low listing counts, the practical challenge is availability — the right home may simply not be on the market when you want it, which rewards buyers who are set up to move quickly.
The location and the amenities are priced into every listing in Mediterranean Village at Bluewater Bay. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a 39-home enclave with one active listing and one recent close, generic market data will mislead you. We track this pocket at the parcel level, we know when a rare listing is coming, and we can tell you whether a given home's price reflects its condition or its owner's optimism — which is the only question that matters when the product is this uniform.
Mediterranean Village 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 Mediterranean Village 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 Mediterranean Village 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 Mediterranean Village 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 Mediterranean Village at Bluewater Bay home worth?
Get a no-obligation home value based on real comparable sales in Mediterranean Village 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 Mediterranean Village at Bluewater Bay on the map →
Frequently Asked Questions
What is the median home price in Mediterranean Village at Bluewater Bay?
How long do homes in Mediterranean Village at Bluewater Bay take to sell?
Is Mediterranean Village at Bluewater Bay a buyer's or seller's market right now?
Who is the best real estate agent for Mediterranean Village at Bluewater Bay?
How do I find a top Niceville real estate agent who knows Mediterranean Village at Bluewater Bay?
Can Momentum Realty connect me with an agent for Mediterranean Village at Bluewater Bay?
Should you buy in Mediterranean Village at Bluewater Bay?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Mediterranean Village 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 |
| Under-contract shares | Emerald Coast MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2004 (39 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 MEDITERRANEAN VILLAGE AT BLUEWATER BAY fits the bigger picture — live prices, inventory, and Momentum Scores: