TIVOLI BY THE SEA 2
Homes for Sale in Miramar Beach, FL
True comps, carrying-cost math, and listings before the portals.
Photo via emeraldcoast
There is no median sale price in this snapshot, so price here is best understood through the homes themselves. This is a mature pocket in Miramar Beach, with a build span from 1993 to 2020 and a median build year of 1996. The typical home runs around 2,782 square feet, which is substantial, so what you pay will track condition, updates, and how close a given property sits to the water far more than any headline number.
The current posture is thin. One active listing against 78 homes and a single closing in the recent window means very little is trading at any moment. For a buyer, that argues for patience and a willingness to move when the right home surfaces. For a seller, low visible competition can work in your favor, but it also means pricing is a judgment call rather than a comp-rich exercise.
Who TIVOLI BY THE SEA 2 is best for.
Best for
- Second-home buyers seeking roughly 2,782 square feet near the coast who can move on short notice
- Buyers comfortable underwriting a single home on its own condition rather than a deep comp set
- Long-horizon owners who value a small, low-turnover setting over a busy resale market
Probably not for
- Buyers who need several homes to compare at once
- Anyone requiring a defined amenity package, since none is identified in current listings
- Buyers who want a fast-moving market with steady, recent closings to price against
Homes For Sale Right Now in TIVOLI BY THE SEA 2
Live MLS inventory for TIVOLI BY THE SEA 2. 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 2 listings as of 2026-07-25, 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.
Schools
- Walton County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Destin · Elementary
- Bay · Middle
- South Walton · High
Zoned schools reflect the assignments reported on recent TIVOLI BY THE SEA 2 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 2 address.
The TIVOLI BY THE SEA 2 buying strategy.
If we were buying in TIVOLI BY THE SEA 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 TIVOLI BY THE SEA 2.
A small, low-turnover pocket
With 78 homes and a homestead share near 5%, most of these properties are not primary residences. That shapes everything: turnover is low, inventory surfaces unpredictably, and much of the housing stock is likely used seasonally or as rental product. Buyers should expect to wait for the right listing rather than choose from a deep shelf.
The build range from 1993 to 2020 with a 1996 median means you will encounter both original-era homes and later construction side by side. At a median of roughly 2,782 square feet, these are not starter footprints. Underwrite each home on its own condition and updates; there is no single price here that does the work of a comp.
The location and the amenities are priced into every listing in TIVOLI BY THE SEA 2. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community this small with this little on the market, the win comes from knowing when a home lists and how its condition stacks against the last few sales. We track this pocket closely, help you read a specific property against a thin comp set, and tell you plainly when the price does not fit the home in front of you.
TIVOLI BY THE SEA 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 TIVOLI BY THE SEA 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 TIVOLI BY THE SEA 2 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 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 TIVOLI BY THE SEA 2 home worth?
Get a no-obligation home value based on real comparable sales in TIVOLI BY THE SEA 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.
See homes for sale in TIVOLI BY THE SEA 2 on the map →
Frequently Asked Questions
How many homes are in TIVOLI BY THE SEA 2?
What share of TIVOLI BY THE SEA 2 is owner-occupied?
When were the homes in TIVOLI BY THE SEA 2 built?
Do cash buyers compete in TIVOLI BY THE SEA 2?
Who is the best real estate agent for TIVOLI BY THE SEA 2?
How do I find a top Miramar Beach real estate agent who knows TIVOLI BY THE SEA 2?
Can Momentum Realty connect me with an agent for TIVOLI BY THE SEA 2?
Should you buy in TIVOLI BY THE SEA 2?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near TIVOLI BY THE SEA 2 with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | emeraldcoast, refreshed twice daily (last: July 25, 2026) |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (4 streets, ZIP 32541/32550)) |
| Historical depth | Closed-sale records back to 1999 (47 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.
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 emeraldcoast member average and 8 days faster, and we’ll price yours against live your area comps.
Looking to buy here? Search homes for sale →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.