Village at Blue Mountain Beach
Homes for Sale in Santa Rosa Beach, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via Emerald Coast MLS
As of September 2026, Village at Blue Mountain Beach in Santa Rosa Beach, FL has 8 homes for sale, asking from $520,000 to $2,250,000 (median $555,000). Over the 12 months ending 2026-09-12, 9 recorded sales closed at a median of $620,000, a median 85 days on market, sellers accepting 97% of original asking (-9% versus the prior year). Homes listed or recently sold were built 2006–2026 with 1 new construction; none of the 15 geocoded homes sit in a FEMA special flood hazard zone (median elevation 41 ft). At the median price and Walton County's FY2025-26 rate of 9.758 mills, annual property tax runs about $6,050 ($5,660 with the full homestead exemption).
Part of the Blue Mountain Beach master-planned community in Santa Rosa Beach, FL — see all Blue Mountain Beach homes for sale (13 listings across 3 villages and sections in the MLS).
Homes For Sale Right Now in Village at Blue Mountain Beach
Live MLS inventory for Village at Blue Mountain Beach. 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 · 179 daysTop listing
Active · 144 days
Active · 428 days
Active · 112 days
Active · 10 days
Active · 47 daysActive · 9 days
Active · 101 daysActive and pending Village at Blue Mountain Beach 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.
Price here is driven less by any single formula and more by condition and vintage spread. Homes date from 1986 through 2024, with the middle of the pack built around 2014 and a median footprint under 1,700 square feet. That mix means what you pay tracks closely to how updated a specific home is and how close it sits to Blue Mountain Beach, not to a tidy per-square-foot rule. The median sits at $650,000.
The current posture is slow. With a median 108 days on market, a heat score of 39, and prices off 4.4% year over year, this is not a bidding-war environment. Sellers need to price to the buyer, not the memory of a hotter cycle. Buyers have time to inspect, compare, and negotiate — the leverage has shifted toward the patient side of the table.
Village at Blue Mountain Beach right now
🟢 Buyer-leaning market. 10.7 months of supply and 0% 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: High (8 active and pending listings, 9 closed sales in 12 months).
🔴 Off the recent peak. The trailing-12-month median ($620K) is down 8.8% from the prior 12 months ($680K) and up 359% since 2012. With about 8 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 Emerald Coast MLS closed sales, 12-month windows ending September 12. Confidence: Medium (9 and 9 sales in the two windows).
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
Village at Blue Mountain Beach market snapshot (as of September 12, 2026): the median sale price is about $620K, a median 85 days on market for closed sales, and 10.7 months of supply, a buyer-leaning market. The trailing-12-month median is down 9% from the prior 12 months and up 359% since 2012, computed from record-level Emerald Coast MLS closed sales (9 closings in the current window).
Village at Blue Mountain Beach is a community of 15 homes in Santa Rosa Beach, Walton County, built between 1986 and 2021 (median 2013.0), with a median living area of about 1,688 square feet. 12% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
A small coastal enclave of 62 homes near Blue Mountain Beach in Santa Rosa Beach, where a homestead share near 20% signals that a large portion of these homes serve as second homes or rentals rather than primary residences.
The setting & the homes.
Aerial and on-site photos of Village at Blue Mountain Beach. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Village at Blue Mountain BeachVillage at Blue Mountain BeachVillage at Blue Mountain BeachVillage at Blue Mountain BeachVillage at Blue Mountain BeachVillage at Blue Mountain BeachVillage at Blue Mountain BeachVillage at Blue Mountain BeachPhotos from Emerald Coast MLS listings in Village at Blue Mountain Beach; content deemed reliable but not guaranteed.
Who Village at Blue Mountain Beach is best for.
Best for
- Second-home buyers wanting a coastal footprint near Blue Mountain Beach
- Buyers comfortable with a compact floor plan under 1,700 square feet
- Patient shoppers who want room to inspect and negotiate in a slow market
Probably not for
- Buyers who need shared community amenities on site
- Those wanting a large-square-footage primary residence
- Buyers expecting a fast, competitive transaction with quick appreciation
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 ($620K) IS the median in the snapshot above, and the move from 2025 ($680K) IS the -8.8% one-year change.
Windows contain 1 to 11 sales each (9 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 real cost & risk here
Before the list price, the Florida math the portals skip. These are Walton 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 · Walton 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.
VILLAGE AT BLUE MOUNTAIN BEACH Market Scorecard
VILLAGE AT BLUE MOUNTAIN BEACH is currently a strong buyer's market. About 10.7 months of supply, a median asking price of $555,000, and homes go under contract in about 106 days.
Typical home value in the 32459 ZIP is $864,108, about 71.4% above the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
Housing distress & ownership in VILLAGE AT BLUE MOUNTAIN BEACH, Santa Rosa 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.
Village at Blue Mountain Beach 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 Village at Blue Mountain Beach 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 Village at Blue Mountain Beach address.
The Village at Blue Mountain Beach buying strategy.
If we were buying in Village at Blue Mountain Beach 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 Village at Blue Mountain Beach.
A small, condition-driven market
With only 62 homes total, 8 active listings, and 7 closings in the trailing window, this is a thin market. Thin markets swing on individual sales — one dated home or one gut-renovated one can move the median. Read the comps carefully rather than leaning on the headline figure, because a handful of transactions here carry outsized weight.
The building range from 1986 to 2024 is wide, and the median living area under 1,700 square feet points to a compact, coastal-cottage scale rather than sprawling floor plans. No community amenities turned up in current MLS listings, so the draw is location and the home itself — proximity to Blue Mountain Beach does the heavy lifting, not shared facilities.
The location and the amenities are priced into every listing in Village at Blue Mountain Beach. 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 Village at Blue Mountain Beach 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 5 factors (4.6). Basis: Long-Term Appreciation +359% since 2012; Recent Direction -8.8% year-over-year; Liquidity & Demand 10.7 months of supply; Owner Commitment 12% owner-occupied; Pricing Power 97.1% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a market this small and this slow, the median tells you almost nothing about a specific house. We read each listing on its own merits — vintage, condition, distance to the water — and we know how to price and negotiate when days on market run past 100 and leverage sits with the patient party. That is where local, transaction-level judgment earns its keep.
Village at Blue Mountain Beach 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 Village at Blue Mountain Beach 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 Village at Blue Mountain Beach sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Village at Blue Mountain Beach, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Village at Blue Mountain Beach home worth?
Get a no-obligation home value based on real comparable sales in Village at Blue Mountain Beach, 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 Santa Rosa Beach →
Recently off market in VILLAGE AT BLUE MOUNTAIN BEACH
Homes in VILLAGE AT BLUE MOUNTAIN BEACH that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 2 on record.
- 41 Anne Avenue · off market
- 86 Village Boulevard #Apt 411 · off market
Frequently Asked Questions
What is the median home price in Village at Blue Mountain Beach?
How long do homes in Village at Blue Mountain Beach take to sell?
Is Village at Blue Mountain Beach a buyer's or seller's market right now?
How many homes are in Village at Blue Mountain Beach?
What share of Village at Blue Mountain Beach is owner-occupied?
When were the homes in Village at Blue Mountain Beach built?
Have Village at Blue Mountain Beach home prices gone up?
Who is the best real estate agent for Village at Blue Mountain Beach?
How do I find a top Santa Rosa Beach real estate agent who knows Village at Blue Mountain Beach?
Can Momentum Realty connect me with an agent for Village at Blue Mountain Beach?
Should you buy in Village at Blue Mountain Beach?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Village at Blue Mountain Beach 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 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (2 streets, ZIP 32459)) |
| Under-contract shares | Emerald Coast MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2008 (116 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 VILLAGE AT BLUE MOUNTAIN BEACH fits the bigger picture — live prices, inventory, and Momentum Scores: