Tivoli by the Sea
Homes for Sale in Miramar Beach, FL
True comps, carrying-cost math, and listings before the portals.
Photo via Emerald Coast MLS
Tivoli by the Sea 1 is a small pocket in Miramar Beach, and the current snapshot shows just two active listings against a single closing in the window. With inventory this thin, there is no reliable price band to quote — what a home fetches here is driven by condition, exact location within the community, and how motivated each side is on the day. Treat any one sale as a data point, not a trend.
For a buyer, the posture is patience plus readiness: two active listings means you evaluate what is available on its own merits rather than expecting to comparison-shop a dozen similar units. For a seller, low competing supply can work in your favor, but with so few recent closings you should price against condition and current showings, not a headline number.
Tivoli by the Sea right now
🟢 Buyer-leaning market. 12.0 months of supply and 33% 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 12, 2026. Confidence: Medium (3 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
Tivoli by the Sea market snapshot (as of September 12, 2026): the median sale price is about $560K, a median 114 days on market for closed sales, and 12.0 months of supply, a buyer-leaning market.
Tivoli by the Sea 1 sits in the Miramar Beach area of Walton County, a coastal stretch of the Emerald Coast. It is a compact community, and the current market here is defined by scarce inventory rather than volume.
The setting & the homes.
Aerial and on-site photos of Tivoli by the Sea. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Tivoli by the Sea
Tivoli by the Sea
Tivoli by the Sea
Tivoli by the Sea
Tivoli by the SeaPhotos from Emerald Coast MLS listings in Tivoli by the Sea; content deemed reliable but not guaranteed.
Who Tivoli by the Sea is best for.
Best for
- Buyers targeting a Miramar Beach coastal location who value spot over selection
- Patient buyers who can evaluate a single available home on its own merits
- Sellers who want to test value while competing supply is low
Probably not for
- Buyers who need a wide range of listings to compare before committing
- Buyers who require on-site community amenities to justify the purchase
- Anyone who wants a deep, established sales history to anchor their offer
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 ($560K) IS the median in the snapshot above.
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.
15% of homes for sale in ZIP 32541 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 (2026-09-08).
Tivoli by the Sea Market Scorecard
Tivoli by the Sea is currently a buyer-leaning market. About 12.0 months of supply, a median asking price of $585,000, and homes go under contract in about 31 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 TIVOLI BY THE SEA 1, Miramar 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.
Homes For Sale Right Now in Tivoli by the Sea
Live MLS inventory for Tivoli by the Sea. 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 Tivoli by the Sea 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.
Tivoli by the Sea 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
- Van R Butler · Elementary
- Emerald Coast · Middle
- South Walton · High
Zoned schools reflect the assignments reported on recent Tivoli by the Sea 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 Tivoli by the Sea address.
The Tivoli by the Sea buying strategy.
If we were buying in Tivoli by the Sea 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 Tivoli by the Sea.
A thin-inventory coastal pocket
The defining feature of Tivoli by the Sea 1 right now is size and supply. Two active listings and a single recent closing mean the market moves on individual homes, not aggregate trends. That makes condition and location within the community the levers that matter most — there is no deep pool of comparable sales to anchor a price, so each listing effectively sets and tests its own value.
No community amenities surface in the current MLS listings, so the draw here is the Miramar Beach location itself rather than on-site features. Buyers should weigh proximity to the coast and the broader Emerald Coast area, and confirm any HOA structure, coverage, and dues directly during due diligence rather than assuming from the listing sheet.
The location and the amenities are priced into every listing in Tivoli by the Sea. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community this small, the number that matters is the one attached to the specific unit in front of you — not a market average. We help you read a single closing and two active listings for what they actually tell you, pressure-test condition against price, and confirm the details the MLS does not spell out. That is the work that protects you when there is no crowd of comparables to lean on.
Tivoli by the Sea 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 Tivoli by the Sea 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 Tivoli by the Sea sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Tivoli by the Sea, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Tivoli by the Sea home worth?
Get a no-obligation home value based on real comparable sales in Tivoli by the Sea, 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 Tivoli by the Sea on the map →
Frequently Asked Questions
What is the median home price in Tivoli by the Sea?
How long do homes in Tivoli by the Sea take to sell?
Is Tivoli by the Sea a buyer's or seller's market right now?
Who is the best real estate agent for Tivoli by the Sea?
How do I find a top Miramar Beach real estate agent who knows Tivoli by the Sea?
Can Momentum Realty connect me with an agent for Tivoli by the Sea?
Should you buy in Tivoli by the Sea?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Tivoli by the Sea 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 2000 (26 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 TIVOLI BY THE SEA 1 fits the bigger picture — live prices, inventory, and Momentum Scores: