Panama City Beach · Neighborhood Market Report
Open Sands 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 5, 2026 · Next statistics update early December 2026
How Open Sands is trading
4 homes closed in Open Sands in the trailing 12 months at a median of $326,750, with a 95.7% median list-to-sale ratio. On the active side, 2 of 2 listings sit below original list price, and standing inventory works out to 6.0 months of supply at the current sales pace.
Open Sands mixes decades, so one middle figure describes few of its houses. Recorded build years run from 1955 to 2024: 213 of 356 fall in 1970 through 1989, and 55 date from 2010 on, which puts new construction beside houses of the 1970s and 1980s. The county files 389 parcels under the name, including Open Sands II (13) and a Block F replat (19), so confirm which section a house belongs to. The county's online parcel map cannot search the name, which is why the roll's legal description is the reliable check. The saved listing search showed 1 active and 31 sold, with no capture date on record. Compare by build decade, then look up flood status for the address itself.
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 5, 2026 rather than by whole calendar months.
| Period | Value |
|---|---|
| 2025 | $340K |
| 2026 YTD | $327K |
| Period | Value |
|---|---|
| 2025 | $239 |
| 2026 YTD | $273 |
| Period | Value |
|---|---|
| Nov 24 | 0 |
| Dec 24 | 0 |
| Jan 25 | 1 |
| Feb 25 | 0 |
| Mar 25 | 0 |
| Apr 25 | 1 |
| May 25 | 0 |
| Jun 25 | 0 |
| Jul 25 | 1 |
| Aug 25 | 0 |
| Sep 25 | 0 |
| Oct 25 | 0 |
| Nov 25 | 0 |
| Dec 25 | 0 |
| Jan 26 | 0 |
| Feb 26 | 1 |
| Mar 26 | 0 |
| Apr 26 | 0 |
| May 26 | 1 |
| Jun 26 | 0 |
| Jul 26 | 0 |
| Aug 26 | 2 |
| Sep 26 | 0 |
| 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 6, 2021 through November 5, 2026.
From the active file
2 homes are on the market in Open Sands today:
$295,000
624 W Caladium Circle B
Panama City Beach, FL 32413
$320,000
636 Caladium Circle Unit B
Panama City Beach, FL 32413
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) | $326,750 |
|---|---|
| Median price, 2025 to 2026 | -3.9% ($340,000 to $326,750) |
| Average sale price (12 mo) | $350,250 |
| Sales volume, trailing 12 months | $1,401,000 |
| Sale price range, trailing 12 months | $265,000 - $482,500 |
| Bedrooms | Active | Sold (12 mo) | Median Sale Price |
|---|---|---|---|
| 2 BR | 2 | 3 | $318,500 |
| 3 BR | 0 | 1 | Sample too small |
Based on information from ECAR for the period November 6, 2021 through November 5, 2026.
Rental rules on the MLS today: 2 of 2 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 5, 2026. Based on information from ECAR for the period November 6, 2021 through November 5, 2026.
Why is there no list of individual sold homes?
4 homes closed in Open Sands in the trailing 12 months, from $265,000 to $482,500. 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 Open Sands?
We track this neighborhood's sales, inventory, and rules every month - get the full picture before you commit.
- MLS market data (ECAR) - updated November 4, 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 5, 2026.
Sources
- Bay County BayView parcel layer metadata (accessed September 29, 2026)
- Bay County Geographic Information Systems (accessed September 29, 2026)
- Bay County Map Gallery (accessed September 29, 2026)
- Bay County BayView GIS service (accessed September 29, 2026)
- Florida statewide parcel layer, legal descriptions beginning Open Sands (2026 roll) (accessed October 4, 2026)