Miramar Beach · Neighborhood Market Report
Gulf Pines Market Analytics
Every number a buyer, seller, or investor needs on one neighborhood: live inventory and closed-sale history - refreshed monthly from MLS data.
Inventory updated daily · Sale statistics updated November 4, 2026 · Next statistics update early December 2026
How Gulf Pines is trading
6 homes closed in Gulf Pines in the trailing 12 months at a median of $4,800,000, with a 96.0% median list-to-sale ratio. On the active side, 2 of 5 listings sit below original list price, and standing inventory works out to 10.0 months of supply at the current sales pace.
Gulf Pines is a market with a ceiling written into the county code, which changes how its record reads. A residence here is held to six bedrooms and to 6,000 square feet of conditioned space, so the usual top of this coast, the very large group rental house, cannot lawfully be produced on this plat. The effect is to push what a buyer can pay up for into land, position and finish rather than volume, and to make the pre-overlay houses their own class, since structures predating the plan may continue as legal non-conformities until damage passes half their value. Two further splits hide under the same name: the commercial parcels on the highway fall outside the overlay entirely, and four beachside lots carry two-unit buildings rather than detached houses. Separate all of that before reading any average, and note that lots here run large for the corridor, around a third of an acre at the median.
Year-over-year figures compare the 12 complete calendar months from November 2025 through October 2026 with the 12 before them. That window can differ from the trailing totals above, which run day-precise through November 4, 2026 rather than by whole calendar months.
| Period | Value |
|---|---|
| 2022 | Sample too small |
| 2023 | Sample too small |
| 2024 | Sample too small |
| 2025 | $1.75M |
| 2026 YTD | $4.8M |
| Period | Value |
|---|---|
| 2022 | Sample too small |
| 2023 | Sample too small |
| 2024 | Sample too small |
| 2025 | $522 |
| 2026 YTD | $783 |
| Period | Value |
|---|---|
| Nov 24 | 0 |
| Dec 24 | 0 |
| Jan 25 | 1 |
| Feb 25 | 0 |
| Mar 25 | 1 |
| Apr 25 | 0 |
| May 25 | 1 |
| Jun 25 | 0 |
| Jul 25 | 1 |
| Aug 25 | 0 |
| Sep 25 | 0 |
| Oct 25 | 0 |
| Nov 25 | 2 |
| Dec 25 | 0 |
| Jan 26 | 1 |
| Feb 26 | 0 |
| Mar 26 | 0 |
| Apr 26 | 0 |
| May 26 | 0 |
| Jun 26 | 0 |
| Jul 26 | 0 |
| Aug 26 | 0 |
| Sep 26 | 3 |
| Oct 26 | 0 |
The monthly charts cover the 24 complete calendar months from November 2024 through October 2026, and a month with no closings is a zero bar rather than a gap. Their last 12 months are the window the year-over-year figures compare.
Based on information from ECAR for the period November 5, 2021 through November 4, 2026.
From the active file
5 homes are on the market in Gulf Pines today:
$4,500,000
274 Overlook Drive
Miramar Beach, FL 32550
$1,699,000
58 Overlook Drive
Miramar Beach, FL 32550
$4,490,000
200 Overlook Drive
Miramar Beach, FL 32550
$4,500,000
46 Overlook Circle
Miramar Beach, FL 32550
$1,899,990
189 Beach Drive
Miramar Beach, FL 32550
The short-term rental badge above is not a permission of record. It reflects the MLS short-term-rental field where a listing discloses one, and otherwise where the home sits. Confirm the association's current rules and the local registration requirement before relying on it.
The investor file
| Typical acquisition (median, 12 mo) | $4,800,000 |
|---|---|
| Middle-half range (25th-75th pct, 10 sales / 24 mo) | $1,562,500 - $4,800,000 |
| Median price, 2025 to 2026 | +174.3% ($1,750,000 to $4,800,000) |
| Average sale price (12 mo) | $4,041,667 |
| Sales volume, trailing 12 months | $24,250,000 |
| Sale price range, trailing 12 months | $1,550,000 - $6,300,000 |
| Bedrooms | Active | Sold (12 mo) | Median Sale Price |
|---|---|---|---|
| 4 BR | 1 | 1 | Sample too small |
| 6 BR | 4 | 4 | $4,800,000 |
1 of the trailing-12 closings does not carry a recorded bedroom count and cannot appear in these rows.
Based on information from ECAR for the period November 5, 2021 through November 4, 2026.
Rental rules on the MLS today: 5 of 5 active listings disclose"Short Term Rental - Allowed". Always verify current rules with the association or county before purchasing with rental income in mind.
Reading this file
Where do these numbers come from?
Sale and inventory statistics are computed from ECAR MLS data by Dream Destin Realty and were last refreshed on November 4, 2026. Based on information from ECAR for the period November 5, 2021 through November 4, 2026.
Why is there no list of individual sold homes?
6 homes closed in Gulf Pines in the trailing 12 months, from $1,550,000 to $6,300,000. MLS rules do not allow individual sold listings to be displayed publicly, so this page shows area-level statistics only - ask us for the street-by-street sold review and we'll walk you through it.
How are thin samples handled?
Any figure computed from fewer than three sales is withheld rather than published - a one-sale "median" is just that sale's price. Counts always show; prices earn their way onto the page.
Thinking about buying or selling in Gulf Pines?
We track this neighborhood's sales, inventory, and rules every month - get the full picture before you commit.
- MLS market data (ECAR) - updated November 3, 2026
Sale and inventory statistics are computed from ECAR MLS data by Dream Destin Realty.
Market statistics on this page are provided for informational purposes only. Information is deemed reliable but not guaranteed, and figures are not a guarantee of future market performance. These figures are not tax, legal, or investment advice; consult the appropriate licensed professional before making a financial decision. Data as of November 4, 2026.
Sources
- The Gulf Pines Neighborhood Plan (NPGP-3), Walton County (accessed August 21, 2026)
- Walton County Land Development Code, Chapter 8: Neighborhood Plan Overlay Districts (accessed August 21, 2026)
- Florida Department of Revenue statewide cadastral: Gulf Pines parcels (accessed August 21, 2026)
- FEMA National Flood Hazard Layer: zones over the twelve Beach Drive parcel outlines in Gulf Pines (accessed August 23, 2026)
- Florida Department of Environmental Protection: coastal construction control lines, Walton County (accessed August 23, 2026)
- USGS National Hydrography Dataset Plus High Resolution: Morrison Lake (accessed August 21, 2026)
- Public Access Points on the Coastal Dune Lakes, Walton County (accessed August 21, 2026)