ST ANDREWS VILLAGE SOUTH 2
Homes for Sale in Niceville, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Price here is driven by the homes themselves, not by shared amenities — there are none identified in the current listings. With a median build year of 1983 and a range stretching to 2018, condition and updates do most of the work. Two homes of similar size can sit far apart in value depending on whether the kitchen, systems, and roof have been touched. The median sits at $499,000 on roughly 2,472 square feet, but treat that as a midpoint, not a formula.
The market posture is quick. A median of 5 days on market tells you well-prepared listings move fast, and a heat score of 63 backs that up. Year-over-year, values are off 6.7%, so sellers should price to the current comps rather than last year's memory. For buyers, speed matters — decision-ready is the only way to compete here, and a homestead share above 80% means turnover is limited and the good listings don't linger.
ST ANDREWS VILLAGE SOUTH 2 right now
🟡 Off the recent peak. The trailing-12-month median ($499K) is down 6.7% from the prior 12 months ($535K). With about 3 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 emeraldcoast closed sales, 12-month windows ending July 25. Confidence: Low (3 and 4 sales in the two windows).
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Updated July 25, 2026 · Live data: emeraldcoast, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
ST ANDREWS VILLAGE SOUTH 2 market snapshot (as of July 25, 2026): the median sale price is about $499K, and a median 5 days on market for closed sales. The trailing-12-month median is down 7% from the prior 12 months, computed from record-level emeraldcoast closed sales (3 closings in the current window).
ST ANDREWS VILLAGE SOUTH 2 is a community of 113 homes in Niceville, Okaloosa County, built between 1982 and 2018 (median 1983), with a median living area of about 2,472 square feet. 80% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
A modestly sized enclave of 113 homes in Niceville with a wide build span from 1982 to 2018, where value tracks condition rather than any community amenity. Expect a fast market with a short-lived inventory.
Who ST ANDREWS VILLAGE SOUTH 2 is best for.
Best for
- Buyers targeting a mid-sized home around the median who can move quickly when the right listing appears
- Renovation-minded buyers willing to underwrite an older home's systems for a better basis
- Owner-occupants planning to stay, comfortable in a low-turnover enclave
Probably not for
- Buyers who need shared amenities, since none are identified in current listings
- Bargain hunters expecting a slow market with room for leisurely negotiation
- Buyers wanting turnkey new construction, given the median build year of 1983
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending July 25 of each year, from record-level emeraldcoast closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($499K) IS the median in the snapshot above, and the move from 2025 ($535K) IS the -6.7% one-year change.
Windows contain 0 to 6 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 ST ANDREWS VILLAGE SOUTH 2 buying strategy.
If we were buying in ST ANDREWS VILLAGE SOUTH 2 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 ST ANDREWS VILLAGE SOUTH 2.
Condition is the whole story
With most of the stock rooted in the early 1980s and a median footprint near 2,472 square feet, the spread in asking prices comes down to what's been renovated. Buyers should underwrite each home individually: roof age, HVAC, and any recent structural or system updates separate a fair deal from an overpay. The median of $499,000 anchors expectations, but the delta between a dated original and a fully reworked home is where the negotiation lives.
The homestead share above 80% signals owners tend to stay, which keeps supply thin and makes the 5-day median on market credible. That's a seller's rhythm — but the 6.7% year-over-year decline means the leverage isn't unlimited. Price it right and it sells quickly; price it to a market that no longer exists and it sits.
The location and the amenities are priced into every listing in ST ANDREWS VILLAGE SOUTH 2. 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 ST ANDREWS VILLAGE SOUTH 2 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 (7.4). Basis: Recent Direction -6.7% year-over-year; Owner Commitment 80% owner-occupied; Pricing Power 99.8% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a market this fast and this condition-sensitive, the win comes from reading each home accurately and moving without hesitation. We help buyers separate cosmetic from structural before they commit, and we help sellers price to the current comps — not last year's — so the 5-day rhythm works for them instead of against them.
ST ANDREWS VILLAGE SOUTH 2 in 15 seconds.
HOA, CDD & Fees
- Mandatory HOA — confirm current dues
- 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 ST ANDREWS VILLAGE SOUTH 2 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 ST ANDREWS VILLAGE SOUTH 2 sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in ST ANDREWS VILLAGE SOUTH 2, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your ST ANDREWS VILLAGE SOUTH 2 home worth?
Get a no-obligation home value based on real comparable sales in ST ANDREWS VILLAGE SOUTH 2, 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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Frequently Asked Questions
What is the median home price in ST ANDREWS VILLAGE SOUTH 2?
How long do homes in ST ANDREWS VILLAGE SOUTH 2 take to sell?
How many homes are in ST ANDREWS VILLAGE SOUTH 2?
What share of ST ANDREWS VILLAGE SOUTH 2 is owner-occupied?
When were the homes in ST ANDREWS VILLAGE SOUTH 2 built?
Do cash buyers compete in ST ANDREWS VILLAGE SOUTH 2?
Who is the best real estate agent for ST ANDREWS VILLAGE SOUTH 2?
How do I find a top Niceville real estate agent who knows ST ANDREWS VILLAGE SOUTH 2?
Can Momentum Realty connect me with an agent for ST ANDREWS VILLAGE SOUTH 2?
Should you buy in ST ANDREWS VILLAGE SOUTH 2?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | emeraldcoast closed sales, 12-month windows ending July 25, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (2 streets, ZIP 32578/32580)) |
| Historical depth | Closed-sale records back to 1993 (78 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 emeraldcoast 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 emeraldcoast member average and 8 days faster, and we’ll price yours against live your area comps.
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