Sand Cliffs
Homes for Sale in Inlet Beach, FL
All 294 homes for sale in Inlet Beach, FL · median $1,925,000 · 296 homes for sale in 32461 · Walton County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via Emerald Coast MLS
As of October 2026, Sand Cliffs in Inlet Beach, FL has 3 homes for sale. Over the 12 months ending 2026-09-20, 3 recorded sales closed at a median of $2,775,000, a median 57 days on market, sellers accepting 88% of original asking. Homes listed or recently sold were built 1989–2023; none of the 7 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 $27,080 ($26,690 with the full homestead exemption).
| Location | Inlet Beach, Walton County, FL · ZIP 32461 |
|---|---|
| Homes in the community | 82 (FL DOR 2025 assessment roll) |
| Years built | 1979–2024 (median 1997.0) |
| Typical living area | 2,950 sq ft (median) |
| Home types (current listings and sales) | detached single family 100% |
| Amenities listed by sellers | Gated, No Rental, Beach, Deed Access, Security System, Short Term Rental - Not Allowed |
| Sale prices, last 12 months | $2,775,000 median across 3 closed sales |
| Days on market (closed sales) | 57 median |
| For sale right now | 3 active, 1 pending · median asking $2,950,000 · 12.0 months of supply |
| Owner-occupied (homestead) share | 36% |
Data as of September 20, 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, “SAND CLIFFS key facts,” movewithmomentum.com/neighborhoods/sand-cliffs, data as of September 20, 2026.
Last 30 days in Sand Cliffs: 1 new listing (median asking $2,950,000), 1 under contract right now. As of October 2, 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 Sand Cliffs
Live MLS inventory for Sand Cliffs. 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 · 206 daysTop listing
Active · 21 days
Active · 198 days
Pending · 1 daysActive and pending Sand Cliffs listings as of 2026-10-01, 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.
Every Home for Sale in Sand Cliffs Right Now (4)
All 4 active and pending Sand Cliffs listings with a detail page, newest first, refreshed twice a day from the MLS.
- 344 Sand Cliffs Drive · $6,950,000 · 3 bd / 3.5 ba · pending · listed Sep 10, 2026 · listed by Corcoran Reverie SRB
- 147 Walton Bonita Drive · $2,950,000 · 4 bd / 2 ba · listed Sep 5, 2026 · listed by Christies International Real Estate Emerald Coast
- 180 Walton Bonita Drive · $1,990,000 · 3 bd / 2 ba · listed Jul 2, 2026 · listed by Inlet Beach Real Estate
- 169 Walton Buena Vista Drive · $3,150,000 · 4 bd / 4 ba · listed Jul 2, 2026 · listed by Rosemary Beach Realty LLC
Sand Cliffs is a small, established pocket in Inlet Beach where price is driven far more by the individual home than by any community premium. With a median around $2,775,000 and a build range spanning 1979 to 2024, you are pricing condition, renovation level, and proximity to the water rather than a uniform product. Two homes are active against just three recent closings, so this is a thin market where a single listing can skew the picture.
A median of 57 days on market tells you buyers here are deliberate, not frantic. Sellers should expect the property to be judged on its own merits, and the wide age range means dated homes and recent builds compete side by side. For a buyer, patience and a willingness to underwrite condition carefully are worth more than speed.
Sand Cliffs right now
🟢 Buyer-leaning market. 12.0 months of supply and 25% 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 September 20, 2026. Confidence: Medium (4 active and pending listings, 3 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 2, 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
Sand Cliffs market snapshot (as of September 20, 2026): the median sale price is about $2.78M, a median 57 days on market for closed sales, and 12.0 months of supply, a buyer-leaning market.
In ZIP 32461 (Inlet Beach), 562 homes closed in the last 12 months at a median of $935K, down 7.0% year over year, with a median 61 days on market. Right now 262 active and 101 pending listings put supply at about 5.9 months — a buyer's market. See the live ZIP 32461 housing market and the Walton County market.
County records show 7 qualified sales in SAND CLIFFS across 2024–2025 (3 in 2024, 4 in 2025), median $2.85M — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
Sand Cliffs is a community of 82 homes in Inlet Beach, Walton County, built between 1979 and 2024 (median 1997.0), with a median living area of about 2,950 square feet. 36% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
This is a compact enclave of 82 homes with a median build year of 1997, meaning much of the inventory carries some age and the price you pay reflects how much of the home has been updated. The homestead share near 36% suggests a meaningful portion of properties are not primary residences.
The setting & the homes.
Aerial and on-site photos of Sand Cliffs. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Sand CliffsPhotos from Emerald Coast MLS listings in Sand Cliffs; content deemed reliable but not guaranteed.
Who Sand Cliffs is best for.
Best for
- Buyers at a multi-million-dollar budget who want a small Inlet Beach enclave and can act when limited inventory turns over
- Second-home or investment buyers comfortable that a large share of homes here are not primary residences
- Renovation-minded buyers willing to underwrite an older home and add value through updates
Probably not for
- Buyers who need a fixed price ceiling or entry point, since the market here is condition-driven with a wide spread
- Anyone expecting community amenities, as none were identified from current listings
- Buyers who want deep inventory and fast, low-friction comparisons before committing
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 20 of each year, from record-level Emerald Coast MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($2.78M) IS the median in the snapshot above.
Windows contain 0 to 3 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 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.
25% of homes for sale in ZIP 32461 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 (2026-10-02).
Sand Cliffs Market Scorecard
Sand Cliffs is currently a buyer-leaning market. About 12.0 months of supply, a median asking price of $2,950,000, and homes go under contract in about 198 days.
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: Emerald Coast MLS, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Housing distress & ownership in SAND CLIFFS, Inlet 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.
Sand Cliffs 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
- Walton County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Dune Lakes · Elementary
- Emerald Coast · Middle
- South Walton · High
Zoned schools reflect the assignments reported on recent Sand Cliffs 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 Sand Cliffs address.
Shop the zone: Homes zoned for South Walton High School
The Sand Cliffs buying strategy.
If we were buying in Sand Cliffs 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 Sand Cliffs.
A condition-driven market, not a spec one
The defining fact about Sand Cliffs is the spread. A build range from 1979 to 2024 sitting inside 82 homes means you can walk from an original older structure to a recent build within the same community. That variance is where the value question lives: two homes at similar footprints can justify very different prices based on what has been done to them. The median living area of roughly 2,950 square feet gives you a sense of scale, but it does not tell you finish level, and here finish level is everything.
Inventory is genuinely tight. With only two active listings and three closings in the recent window, comparable data is limited and every transaction carries weight. That cuts both ways: a seller with the right updated home faces little direct competition, while a buyer has few options and should be prepared to move when the right one appears, then negotiate hard on anything the median day count suggests has lingered.
The location and the amenities are priced into every listing in Sand Cliffs. 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 Sand Cliffs 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 (1.8). Basis: Liquidity & Demand 12.0 months of supply; Owner Commitment 36% owner-occupied; Pricing Power 87.5% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a thin market like Sand Cliffs, the comps do not do the work for you. We read each home against its actual condition and age rather than leaning on a single median, and with only a handful of trades to reference, that judgment is what protects you on price. Whether you are listing an updated home into low competition or trying to value a dated one honestly, we tell you where the number really sits.
Sand Cliffs 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 Sand Cliffs 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 Sand Cliffs sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Sand Cliffs, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Sand Cliffs home worth?
Get a no-obligation home value based on real comparable sales in Sand Cliffs, 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 Inlet Beach →
Frequently Asked Questions
What is the median home price in Sand Cliffs?
How long do homes in Sand Cliffs take to sell?
Is Sand Cliffs a buyer's or seller's market right now?
How many homes are in Sand Cliffs?
What share of Sand Cliffs is owner-occupied?
When were the homes in Sand Cliffs built?
Who is the best real estate agent for Sand Cliffs?
How do I find a top Inlet Beach real estate agent who knows Sand Cliffs?
Can Momentum Realty connect me with an agent for Sand Cliffs?
Where is Sand Cliffs, and what county is it in?
Should you buy in Sand Cliffs?
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: October 1, 2026) |
| Community market stats | Emerald Coast MLS closed sales, 12-month windows ending September 20, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (3 streets, ZIP 32461)) |
| Under-contract shares | Emerald Coast MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2006 (15 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.
Looking to buy here? Search homes for sale →
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A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how SAND CLIFFS fits the bigger picture — live prices, inventory, and Momentum Scores:
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