Sandestin · Building Market Report
Crystal Cove
Every number a buyer, seller, or investor needs on one building: live inventory, closed-sale history, rental benchmarks, and the neighborhood around it - refreshed monthly from MLS and market data.
Inventory updated daily · Sale statistics updated September 22, 2026 · Next statistics update early October 2026
How the building is trading
4 units closed at Crystal Cove in the trailing 12 months at a median of $445,000, with a 97.0% median list-to-sale ratio. On the active side, 1 of 3 listings sits below original list price, and standing inventory works out to 9.0 months of supply at the current sales pace.
Every value here is anchored to one thing the county will not supply: a construction year. What is on record is the association's own charter, filed in February 2004, and the two recorded phases behind that single filing, an original section and a Phase II, spread across forty four addresses on Crystal Cove Lane and Crystal Cove Place. A comparable sale is better read against its own phase than against price alone, since the two were recorded separately and can carry separate documents and separate assessments. The other variable that belongs in any offer is the flood determination. The effective map does not treat this community as one zone; its boundaries run through the parcels rather than around them, so a listing photograph says nothing about which side of a line a particular residence sits on, and the determination has to be pulled for the exact parcel before an insurance quote means anything.
Year-over-year figures compare the 12 complete calendar months from September 2025 through August 2026 with the 12 before them. That window can differ from the trailing totals above, which run day-precise through September 22, 2026 rather than by whole calendar months.
| Period | Value |
|---|---|
| 2022 | Sample too small |
| 2023 | $500K |
| 2024 | $485K |
| 2025 | $420K |
| 2026 YTD | $475K |
| Period | Value |
|---|---|
| 2022 | Sample too small |
| 2023 | $401 |
| 2024 | $394 |
| 2025 | $361 |
| 2026 YTD | $345 |
| Period | Value |
|---|---|
| Sep 24 | 0 |
| Oct 24 | 0 |
| Nov 24 | 0 |
| Dec 24 | 0 |
| Jan 25 | 1 |
| Feb 25 | 0 |
| Mar 25 | 0 |
| Apr 25 | 0 |
| May 25 | 1 |
| Jun 25 | 0 |
| Jul 25 | 1 |
| Aug 25 | 1 |
| Sep 25 | 0 |
| Oct 25 | 1 |
| Nov 25 | 0 |
| Dec 25 | 0 |
| Jan 26 | 0 |
| Feb 26 | 1 |
| Mar 26 | 1 |
| Apr 26 | 0 |
| May 26 | 0 |
| Jun 26 | 0 |
| Jul 26 | 0 |
| Aug 26 | 1 |
The monthly charts cover the 24 complete calendar months from September 2024 through August 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 September 23, 2021 through September 22, 2026.
From the active file
3 units are on the market at Crystal Cove today:
$459,000
2338 Crystal Cove Lane Unit 2338
Miramar Beach, FL 32550
$499,000
2323 Crystal Cove Lane Unit 2323
Miramar Beach, FL 32550
$424,900
2325 Crystal Cove Lane Ln Unit 325
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) | $445,000 |
|---|---|
| Middle-half range (25th-75th pct, 8 priced sales / 24 mo) | $412,500 - $482,500 |
| Median price, 2023 to 2026 | -5.0% ($500,000 to $475,000) |
| Average sale price (12 mo) | $452,500 |
| Sales volume, trailing 12 months | $1,810,000 |
| Sale price range, trailing 12 months | $405,000 - $515,000 |
| Bedrooms | Active | Sold (12 mo) | Median Sale Price |
|---|---|---|---|
| 2 BR | 2 | 3 | $415,000 |
| 3 BR | 1 | 1 | Sample too small |
Based on information from ECAR for the period September 23, 2021 through September 22, 2026.
What similar rentals earn nearby
$231/night
Average Daily Rate
Trailing 12 months, average across Sandestin condos, 1-3 bedrooms
51%
Occupancy
Guest, owner and held nights over calendar nights, across Sandestin condos, 1-3 bedrooms
44 nights
Owner Use
Owner and maintenance nights per rental, trailing 12 months, across Sandestin condos, 1-3 bedrooms
$110 to $336
Monthly Rate Range
Average nightly rate by month, lowest in February, highest in July
405
Rentals Tracked
Units in Sandestin condos, 1-3 bedrooms
5 nights
Average Stay
63 days
Booking Window
Average lead time before arrival
Market data by Key Data · 405 similar rentals tracked (Sandestin condos, 1-3 bedrooms) · Sep 2025 to Aug 2026
Market statistics reflect the trailing performance of similar rental properties in this market, not this specific property, and are opinions of potential performance, not a guarantee of income. Performance varies with management, seasonality, and personal use. Verify rental eligibility and all figures independently.
The rental analysis is for signed-in readers
We publish each home's rental analysis on the signed-in side of the site, not on the open page. With a free account you will find, on the individual listings here that qualify, how rentals similar to that home perform: the average daily rate, occupancy, typical stay and booking window. The segment's daily rate, occupancy and tracked-rental count stay public on this page.
Sign in or create a free accountWhat decides whether a unit here can be rented
These are benchmarks for a segment of comparable rentals, not a finding about Crystal Cove. What a unit here may actually do is set by documents, and there are three of them. The recorded declaration sets any minimum lease term. The association's current rules can add stay-length minimums, rental caps, or owner-occupancy requirements the local code does not impose, and a board can change them after a purchase. The city or county that governs this address runs its own short-term-rental registration requirements over both. Request all three in their current form from the association and the local government during diligence, before purchasing with rental income in mind.
Rental rules on the MLS today: 3 of 3 active listings disclose“Short Term Rental - Allowed”. Always verify the association's current policy.
The neighborhood: Mack Bayou
Crystal Cove sits in or beside the Mack Bayou Census neighborhood - the area figures below describe that neighborhood, not this building alone.
Neighborhood Data
Mack Bayou at a Glance
703
Properties
$671K
Median Home Value
39%
Second Homes / Seasonal
Source: LiveBy, via the U.S. Census Bureau American Community Survey 2023. Figures are area estimates for general market context.
Demographic information is provided for general informational purposes only and must not be used to make housing decisions on the basis of race, color, religion, sex, familial status, national origin, disability, or any other protected class. Dream Destin Realty supports the Fair Housing Act and equal-opportunity housing.
Reading this file
Where do these numbers come from?
Sale and inventory statistics are computed from ECAR MLS data by Dream Destin Realty and refreshed on a 30-day cycle. Based on information from ECAR for the period September 23, 2021 through September 22, 2026. Rental benchmarks are market-segment aggregates from Key Data - never figures for a specific unit. Neighborhood figures are LiveBy area estimates built on the U.S. Census American Community Survey.
Why is there no list of individual sold units?
4 units closed at Crystal Cove in the trailing 12 months, from $405,000 to $515,000. MLS rules do not allow individual sold listings to be displayed publicly, so this page shows building-level statistics only - ask us for the unit-by-unitsold report 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 at Crystal Cove?
We track this building's sales and fees every month, and keep its rental rules on file - get the full picture before you commit.
- MLS market data (ECAR) - updated September 21, 2026
- Vacation-rental market data (Key Data) - updated September 21, 2026
- Neighborhood data (LiveBy / U.S. Census ACS) - updated September 21, 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. Rental-income benchmarks are not a guarantee of future performance, so verify independently every time. These figures are not tax, legal, or investment advice; consult the appropriate licensed professional before making a financial decision. Data as of September 22, 2026.
Sources
- Crystal Cove Condominium Association, Inc., Florida Division of Corporations (accessed August 21, 2026)
- Crystal Cove Townhome Homeowners Association, Inc., Florida Division of Corporations (accessed August 21, 2026)
- Florida Department of Revenue cadastral roll, parcels on Crystal Cove Lane and Crystal Cove Place (accessed August 23, 2026)
- FEMA National Flood Hazard Layer, hazard polygons over the Crystal Cove parcels, read by coverage (accessed August 23, 2026)
- New Homeowners, Sandestin Owners Association (accessed August 21, 2026)