Sugar Sand
Homes for Sale in Mexico Beach, FL
All 13 homes for sale in Mexico Beach, FL · median $489,000 · 43 homes for sale in 32456 · Bay County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via CPAR MLS
As of October 2026, Sugar Sand in Mexico Beach, FL has 4 homes for sale, asking from $2,100,000 to $2,595,000 (median $2,495,000). Homes listed or recently sold were built 2024–2025 with 3 new construction; 4 of 4 report an HOA (median $318/mo); 3 of the 4 geocoded homes sit in a FEMA special flood hazard zone (median elevation 6 ft).
| Location | Mexico Beach, Bay County, FL · ZIP 32456 |
|---|---|
| Homes in the community | 30 (FL DOR 2025 assessment roll) |
| Years built | 2022–2024 (median 2024) |
| Typical living area | 4,440 sq ft (median) |
| For sale right now | 4 active, 0 pending · median asking $2,495,000 |
| Owner-occupied (homestead) share | 8% |
Data as of September 20, 2026. Listing information provided by the Central Panhandle Association of REALTORS®. Information is deemed reliable but 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, “Sugar Sand key facts,” movewithmomentum.com/neighborhoods/sugar-sand, data as of September 20, 2026.
Last 30 days in Sugar Sand: 1 new listing (median asking $2,595,000). As of October 2, 2026, Listing information provided by the Central Panhandle Association of REALTORS®. Information is deemed reliable but not guaranteed by the MLS to be accurate.
Homes For Sale Right Now in Sugar Sand
Live MLS inventory for Sugar Sand. 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 Sugar Sand listings as of 2026-10-01, priced high to low. Listing information provided by the Central Panhandle Association of REALTORS®. Information is deemed reliable but not guaranteed by the MLS to be accurate. Tap any home to ask about it.
Every Home for Sale in Sugar Sand Right Now (4)
All 4 active and pending Sugar Sand listings with a detail page, newest first, refreshed twice a day from the MLS.
- 204 E Sugar Sand Way, Mexico Beach, Fl 32456 · $2,595,000 · 5 bd / 6 ba · listed Sep 16, 2026 · listed by Beach Properties Real Estate
- 109 Dunes Drive, Mexico Beach, Fl 32456 · $2,500,000 · 4 bd / 5 ba · listed Jul 2, 2026 · listed by Beach Properties Real Estate
- 201 E Sugar Sand, Mexico Beach, Fl 32456 · $2,490,000 · 5 bd / 5 ba · listed Jul 2, 2026 · listed by CENTURY 21 Commander Realty
- 221 Dunes Drive, Mexico Beach, Fl 32456 · $2,100,000 · 5 bd / 6 ba · listed Jul 2, 2026 · listed by Beach Properties Real Estate
Sugar Sand sits in Mexico Beach, on the Bay County side of the Panhandle, and the current MLS picture here is thin. No community amenities are identified from active listings as of this snapshot, and that absence is itself informative: it points to a small, low-turnover pocket rather than a large platted subdivision with an HOA package to evaluate.
When inventory is this limited, pricing conversations happen property by property, not against a community-wide median or an amenity-driven premium. A buyer's read has to lean on the individual home, lot, and any flood or construction specifics rather than on neighborhood comps that simply are not populated in the feed right now.
The 60-Second Overview
Sugar Sand is a small pocket within Mexico Beach, Bay County, and current MLS data shows no identified community amenities, which is consistent with a compact, low-inventory coastal location rather than a large amenity-driven development.
CPAR sales records identify 6 homes in Sugar Sand that have changed hands since 2025, built between 2023 and 2025 (median 2025), with a median living area of about 4,080 sq ft and a typical 5-bedroom, 5.5-bath layout. Source: CPAR closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
County records show 4 qualified sales in Sugar Sand across 2024–2025 (2 in 2024, 2 in 2025), median $2.60M — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
The setting & the homes.
Aerial and on-site photos of Sugar Sand. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Sugar SandPhotos from CPAR MLS listings in Sugar Sand; content deemed reliable but not guaranteed.
Who Sugar Sand is best for.
Best for
- A buyer focused on a single, specific property in Mexico Beach rather than a broader neighborhood comparison
- A buyer comfortable relying on individual home inspection and history in place of community-wide statistics
- A buyer prioritizing a quiet, low-inventory coastal location over documented amenities
Probably not for
- A buyer who wants an HOA amenity package and current listings do not show one identified
- A buyer who needs a community median price or days-on-market trend to benchmark an offer
- A buyer who wants a large, well-documented comp set before committing
The market around Sugar Sand
Sugar Sand is too small for its own price trend, so here is the market around it.
In ZIP 32456, 134 homes are on the market and 17% are under contract — a slower corner of Mexico Beach.
Across Bay County, 2,515 homes are active and 528 pending (17% under contract).
In ZIP 32456 (Mexico Beach), 207 homes closed in the last 12 months at a median of $460K, down 1.7% year over year, with a median 126 days on market. Right now 86 active and 24 pending listings — a soft market. See the live ZIP 32456 housing market and the Gulf County market.
ZIP and county figures describe the wider market, not Sugar Sand specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in Sugar Sand, Mexico 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 information provided by the Central Panhandle Association of REALTORS®. Information is deemed reliable but not guaranteed by the MLS to be accurate. Deemed reliable but not guaranteed.
Sugar Sand on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from CPAR MLS. Map data © OpenStreetMap, tiles © CARTO.
The Sugar Sand buying strategy.
If we were buying in Sugar Sand 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 Sugar Sand.
A market with no active baseline
There is no median price, days-on-market figure, or listing count in the current feed for Sugar Sand. That is not a flaw in the analysis — it is the condition of the market itself right now. A community can go quiet in the data for stretches without that implying anything about its underlying desirability or condition.
For anyone evaluating Sugar Sand today, the honest approach is to treat each available listing as its own data point: lot position relative to the Gulf, construction age and elevation, and rebuild or renovation history matter more here than any community-level statistic, simply because there isn't one to lean on yet.
The location and the amenities are priced into every listing in Sugar Sand. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a location with no populated community stats, the value we bring is direct legwork: pulling individual listing history, checking what has actually closed nearby even when it falls outside a formal median calculation, and walking a buyer or seller through what the absence of data does and does not tell them.
Sugar Sand in 15 seconds.
HOA, CDD & Fees
- HOA dues reported around $287/month (about $3,444/yr) · median of 75 MLS listings, most billed quarterly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $287 per month ($3,444 a year) — the median AssociationFee across 75 MLS records, normalised to a monthly figure; most are billed quarterly. Dues change with budgets and can differ by section or product type; confirm the current figure with the association before you offer. Source: MLS listing records, 2026-10.
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 Sugar Sand 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 Sugar Sand sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Sugar Sand, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Sugar Sand home worth?
Get a no-obligation home value based on real comparable sales in Sugar Sand, 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 Mexico Beach →
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Bay 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 · Bay 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.
13% of homes for sale in ZIP 32456 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).
Frequently Asked Questions
How many homes are in Sugar Sand?
What share of Sugar Sand is owner-occupied?
When were the homes in Sugar Sand built?
Who is the best real estate agent for Sugar Sand?
How do I find a top Mexico Beach real estate agent who knows Sugar Sand?
Can Momentum Realty connect me with an agent for Sugar Sand?
Where is Sugar Sand, and what county is it in?
Should you buy in Sugar Sand?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | CPAR MLS, refreshed twice daily (last: October 1, 2026) |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (2 streets, ZIP 32456)) |
| Under-contract shares | CPAR MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2026 (1 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 CPAR 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 CPAR MLS member average and 8 days faster, and we’ll price yours against live local comps.
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See how Sugar Sand fits the bigger picture — live prices, inventory, and Momentum Scores:
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