Sunset Beach Estates at Bluewater Bay
Homes for Sale in Niceville, FL
All 182 homes for sale in Niceville, FL · median $499,900 · 183 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
Homes listed or recently sold were built 1993–1999; none of the 3 geocoded homes sit in a FEMA special flood hazard zone (median elevation 9 ft). As of October 2026, the MLS records 9 closed sales in Sunset Beach Estates at Bluewater Bay in Niceville, FL since 2010, the most recent in January 2026. Across Niceville as a whole, 246 homes closed in the last 12 months at a median of $530,000, 41 median days on market, with 61 homes for sale today. At that median and Okaloosa County's FY2025-26 rate of 12.89 mills, annual property tax runs about $6,830 ($6,330 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).
| Location | Niceville, Okaloosa County, FL · ZIP 32578 |
|---|---|
| Homes in the community | 80 (FL DOR 2025 assessment roll) |
| Years built | 1991–2023 (median 2000.0) |
| Typical living area | 3,104 sq ft (median) |
| Amenities listed by sellers | Beach, Community Room, Gated, Pool, Waterfront, Dock |
| For sale right now | 0 active, 0 pending |
| Owner-occupied (homestead) share | 85% |
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, “SUNSET BEACH ESTATES AT BLUEWATER BAY key facts,” movewithmomentum.com/neighborhoods/sunset-beach-estates-at-bluewater-bay, data as of September 20, 2026.
Last 30 days in Sunset Beach Estates at Bluewater Bay: 1 new listing (median asking $1,200,000). 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.
The honest starting point on Sunset Beach Estates at Bluewater Bay is that the current MLS snapshot is thin — no median price and no community amenities surface from active listings as of mid-2026. That means price here is going to be set property by property: condition, lot, and how a given home stacks up against the broader Bluewater Bay area in Niceville, rather than any headline community number we can quote you.
For a buyer, that argues for patience and comparison — you are pricing individual homes, not a settled market rate. For a seller, it means your list price has to be built from scratch off recent comparable sales nearby, because this pocket isn't generating the volume that anchors an obvious number. In both cases the work is in the details, not the dashboard.
Nearby homes for sale
No active listings inside SUNSET BEACH ESTATES AT BLUEWATER BAY right now. These are the 6 closest homes on the market, by straight-line distance from the community's center; some may sit just outside its boundary.
Listing data from the MLS feeds named on each listing page; deemed reliable but not guaranteed. Refreshed nightly.
The 60-Second Overview
Sunset Beach Estates sits within the larger Bluewater Bay area of Niceville, in Okaloosa County. With no amenities identified from current listings and no active price signal, this is a community you evaluate one address at a time rather than by reputation.
Emerald Coast MLS sales records identify 7 homes in SUNSET BEACH ESTATES AT BLUEWATER BAY that have changed hands since 2013, built between 1993 and 2006 (median 2000), with a median living area of about 3,250 sq ft and a typical 4-bedroom, 3-bath layout; 100% are single-family homes. Source: Emerald Coast MLS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
County records show 6 qualified sales in SUNSET BEACH ESTATES AT BLUEWATER BAY across 2024–2025 (2 in 2024, 4 in 2025), median $669,000 — 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.
Who Sunset Beach Estates at Bluewater Bay is best for.
Best for
- Buyers who want a Niceville location and will judge value on the individual home's condition and lot
- Patient buyers willing to wait for the right listing rather than choose from many
- Owners planning to hold long-term who aren't relying on frequent nearby sales for resale liquidity
Probably not for
- Buyers who need a shared amenity package to justify the purchase
- Buyers who want a clear, established price benchmark before making an offer
- Anyone who needs several active listings to compare side by side right now
The market around Sunset Beach Estates at Bluewater Bay
Sunset Beach Estates at Bluewater Bay is too small for its own price trend, so here is the market around it.
In ZIP 32578, 265 homes are on the market and 31% are under contract — a fast-moving corner of Niceville.
Across Okaloosa County, 1,890 homes are active and 551 pending (23% under contract).
In ZIP 32578 (Niceville), 347 homes closed in the last 12 months at a median of $530K, down 4.2% year over year, with a median 43 days on market. Right now 66 active and 39 pending listings put supply at about 3.4 months — a healthy market. See the live ZIP 32578 housing market and the Okaloosa County market.
ZIP and county figures describe the wider market, not Sunset Beach Estates at Bluewater Bay specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in SUNSET BEACH ESTATES 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.
The Sunset Beach Estates at Bluewater Bay buying strategy.
If we were buying in Sunset Beach Estates 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 Sunset Beach Estates at Bluewater Bay.
A pocket you price home by home
The thing to understand about a subsection like this is that thin listing activity cuts both ways. It can mean owners hold long and inventory rarely turns, which limits your options but can also mean the homes that do come up are the whole story — you won't have ten near-identical comps to lean on. Expect valuation to hinge on condition and lot specifics more than on a community-wide going rate.
Because no shared amenities show up in current MLS data, don't buy here expecting an amenity package to carry value. Anything Bluewater Bay offers more broadly should be confirmed directly for this address before you assume access. Treat the location within Niceville and the individual home as the value drivers, and verify everything else.
The location and the amenities are priced into every listing in Sunset Beach Estates at Bluewater Bay. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a low-signal pocket like this, the value we add is legwork: pulling the right nearby comparable sales, confirming what a specific home actually conveys, and telling you plainly when the price doesn't line up with the property. We would rather talk you out of an overpriced listing than push you into one.
Sunset Beach Estates 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 Sunset Beach Estates 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 Sunset Beach Estates 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 Sunset Beach Estates 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 Sunset Beach Estates at Bluewater Bay home worth?
Get a no-obligation home value based on real comparable sales in Sunset Beach Estates 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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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.
30% of homes for sale in ZIP 32578 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 Sunset Beach Estates at Bluewater Bay?
What share of Sunset Beach Estates at Bluewater Bay is owner-occupied?
When were the homes in Sunset Beach Estates at Bluewater Bay built?
Who is the best real estate agent for Sunset Beach Estates at Bluewater Bay?
How do I find a top Niceville real estate agent who knows Sunset Beach Estates at Bluewater Bay?
Can Momentum Realty connect me with an agent for Sunset Beach Estates at Bluewater Bay?
Where is Sunset Beach Estates at Bluewater Bay, and what county is it in?
Should you buy in Sunset Beach Estates 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: October 1, 2026) |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (1 streets, ZIP 32578)) |
| Under-contract shares | Emerald Coast MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2010 (9 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 SUNSET BEACH ESTATES AT BLUEWATER BAY fits the bigger picture — live prices, inventory, and Momentum Scores:
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