Village of Bolton at Bluewater Bay
Homes for Sale in Niceville, FL
All 175 homes for sale in Niceville, FL · median $505,000 · 113 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
As of October 2026, the MLS records 35 closed sales in Village of Bolton at Bluewater Bay in Niceville, FL since 1993, the most recent in June 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 (13 listings across 17 villages and sections in the MLS).
| Location | Niceville, Okaloosa County, FL · ZIP 32578 |
|---|---|
| Homes in the community | 49 (FL DOR 2025 assessment roll) |
| Years built | 1991–1995 (median 1992) |
| Typical living area | 3,096 sq ft (median) |
| Amenities listed by sellers | Gated |
| For sale right now | 0 active, 0 pending |
| Owner-occupied (homestead) share | 88% |
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, “VILLAGE OF BOLTON AT BLUEWATER BAY key facts,” movewithmomentum.com/neighborhoods/village-of-bolton-at-bluewater-bay, data as of September 20, 2026.
Village of Bolton is a small, tightly defined pocket within Bluewater Bay in Niceville — 49 homes, all built in a narrow window from 1991 to 1995. When the age and size of the housing stock are this uniform, price is set less by the neighborhood and more by the individual house: what has been updated, how the kitchen and baths present, and how the lot lives. Expect a wide spread between an original-condition home and one that has been reworked.
With a homestead share near 88%, this is overwhelmingly owner-occupied and slow to turn over. That tends to mean fewer listings and less bargaining leverage on a well-kept home, but it also means the comparison set is thin — a seller who over-improves relative to the block can outrun what the pocket supports, and a buyer needs to read condition carefully rather than lean on a range.
Nearby homes for sale
No active listings inside VILLAGE OF BOLTON 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
A compact, established section of Bluewater Bay in Niceville built almost entirely in the early 1990s, with a median living area right around 3,096 square feet — this is a larger-home enclave, not a starter block.
Emerald Coast MLS sales records identify 19 homes in VILLAGE OF BOLTON AT BLUEWATER BAY that have changed hands since 2003, built between 1991 and 1993 (median 1992), with a median living area of about 2,680 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 10 qualified sales in VILLAGE OF BOLTON AT BLUEWATER BAY across 2024–2025 (2 in 2024, 8 in 2025), median $690,000 — 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 Village of Bolton at Bluewater Bay is best for.
Best for
- Buyers seeking around 3,000 square feet of established, single-era housing in Niceville
- Long-hold owners comfortable in an overwhelmingly owner-occupied pocket
- Buyers willing to pay up for a home with updated systems and finishes
Probably not for
- Anyone counting on an amenity package, since none show in current listings
- Buyers on a tight budget who cannot absorb potential roof or HVAC replacement
- Shoppers who need lots of inventory and quick options, given the low turnover
The market around Village of Bolton at Bluewater Bay
Village of Bolton 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 Village of Bolton at Bluewater Bay specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in VILLAGE OF BOLTON 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.
Recent Developments in Village Of Bolton At Bluewater Bay
Development, infrastructure, retail, and school activity affecting Village Of Bolton At Bluewater Bay, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated August 2026.
- June 2026Civic
DeSantis signs state budget with funding for Okaloosa County projects
Governor DeSantis signed the state budget that included roughly $15 million for 20 Okaloosa County projects, among them $5 million for the Northwest Florida State College Workforce Innovation Center in Niceville, $1.5 million for Shalimar Bridge Park, and $3 million for Destin road and drainage work. About $7.26 million in other local requests were vetoed.
What it may mean for the marketDirects state funding toward workforce, park, road, and drainage infrastructure across Okaloosa County, supporting public facilities and capacity in Niceville, Shalimar, and Destin. The site is about 2 miles southwest of Village Of Bolton At Bluewater Bay.
Source: Get The Coast - May 2026Development
Okaloosa commissioners approve master plan for 392-lot River Park subdivision in Crestview
Okaloosa County commissioners unanimously approved the master plan for River Park, a 392 lot single family subdivision on 263 acres east of Main Drive and north of Airport Road in Crestview. The project by River Park Landing LLC will be built in three phases, with each phase requiring a separate development order approval.
What it may mean for the marketAdds substantial single family housing supply to the Crestview market and phases new residential construction onto a large tract in north Okaloosa County. The project is about 17 miles north of Village Of Bolton At Bluewater Bay, elsewhere in Okaloosa County.
Source: Get The Coast - May 2026Infrastructure
Okaloosa County opens $212M Southwest Crestview Bypass
Okaloosa County opened the $212 million Southwest Crestview Bypass, a 3.5 mile four lane corridor connecting Antioch Road to State Road 85 with access from U.S. Highway 90. The project includes a 1,713 foot bridge, sidewalks, a multi use path, and direct access to the new Pineview K-8 school opening in August 2026.
What it may mean for the marketAdds a major four lane traffic corridor serving southwest Crestview and expands regional road capacity for surrounding growth in north Okaloosa County. The project is about 14 miles northwest of Village Of Bolton At Bluewater Bay, elsewhere in Okaloosa County.
Source: Get The Coast
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
The Village of Bolton at Bluewater Bay buying strategy.
If we were buying in Village of Bolton 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 Village of Bolton at Bluewater Bay.
A uniform pocket where condition is the whole story
The numbers here point in one direction: 49 homes, a median year built of 1992, and a median living area of roughly 3,096 square feet. That combination describes a consistent product — sizable early-1990s houses on established lots — which makes side-by-side comparison unusually clean. What separates one sale from the next is almost entirely condition, updates, and layout, not square footage or vintage.
No community amenities surface in the current MLS listings, so buy this pocket for the houses and the Bluewater Bay location, not for an amenity package. Homes of this era commonly reach the point where roofs, HVAC, and systems need attention, so budget your inspection dollars accordingly and treat a fully updated home as the exception worth paying for.
The location and the amenities are priced into every listing in Village of Bolton at Bluewater Bay. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a 49-home pocket with thin turnover, the comparison set is small and easy to misread. We track what actually closes in Bluewater Bay, price a home against its true condition rather than a headline number, and tell a seller plainly when an improvement will not return — and a buyer when the asking price is running ahead of the block.
Village of Bolton 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 Village of Bolton 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 Village of Bolton 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 Village of Bolton 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 Village of Bolton at Bluewater Bay home worth?
Get a no-obligation home value based on real comparable sales in Village of Bolton 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.
Frequently Asked Questions
How many homes are in Village of Bolton at Bluewater Bay?
What share of Village of Bolton at Bluewater Bay is owner-occupied?
When were the homes in Village of Bolton at Bluewater Bay built?
Who is the best real estate agent for Village of Bolton at Bluewater Bay?
How do I find a top Niceville real estate agent who knows Village of Bolton at Bluewater Bay?
Can Momentum Realty connect me with an agent for Village of Bolton at Bluewater Bay?
Where is Village of Bolton at Bluewater Bay, and what county is it in?
Should you buy in Village of Bolton 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 6, 2026) |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (3 streets, ZIP 32578)) |
| Under-contract shares | Emerald Coast MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 1993 (35 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.
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Nearby Communities
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