Sandestin · Building Market Report
Sandpiper Village Market Analytics
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 November 1, 2026 · Next statistics update early December 2026
How the building is trading
6 units closed at Sandpiper Village in the trailing 12 months at a median of $645,000, with a 96.5% median list-to-sale ratio. On the active side, 3 of 4 listings sit below original list price, and standing inventory works out to 8.0 months of supply at the current sales pace.
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 1, 2026 rather than by whole calendar months.
| Period | Value |
|---|---|
| 2022 | Sample too small |
| 2023 | No data |
| 2024 | No data |
| 2025 | $691K |
| 2026 YTD | $645K |
| Period | Value |
|---|---|
| 2022 | Sample too small |
| 2023 | No data |
| 2024 | No data |
| 2025 | $421 |
| 2026 YTD | $409 |
| Period | Value |
|---|---|
| Nov 24 | 0 |
| Dec 24 | 0 |
| Jan 25 | 0 |
| Feb 25 | 0 |
| Mar 25 | 2 |
| Apr 25 | 1 |
| May 25 | 1 |
| Jun 25 | 1 |
| Jul 25 | 1 |
| Aug 25 | 0 |
| Sep 25 | 3 |
| Oct 25 | 1 |
| Nov 25 | 0 |
| Dec 25 | 0 |
| Jan 26 | 2 |
| Feb 26 | 1 |
| Mar 26 | 0 |
| Apr 26 | 0 |
| May 26 | 0 |
| Jun 26 | 1 |
| Jul 26 | 1 |
| Aug 26 | 1 |
| 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 2, 2021 through November 1, 2026.
From the active file
2 units are on the market at Sandpiper Village today:
$799,000
745 Sandpiper Drive Unit 10531
Miramar Beach, FL 32550
$830,000
736 Sandpiper Place Unit 525
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) | $645,000 |
|---|---|
| Middle-half range (25th-75th pct, 16 priced sales / 24 mo) | $614,250 - $725,000 |
| Median price, 2025 to 2026 | -6.7% ($691,250 to $645,000) |
| Average sale price (12 mo) | $647,333 |
| Sales volume, trailing 12 months | $3,884,000 |
| Sale price range, trailing 12 months | $525,000 - $760,000 |
| Bedrooms | Active | Sold (12 mo) | Median Sale Price |
|---|---|---|---|
| 3 BR | 2 | 5 | $620,000 |
| 4 BR | 2 | 1 | Sample too small |
Based on information from ECAR for the period November 2, 2021 through November 1, 2026.
What similar rentals earn nearby
$324/night
Average Daily Rate
Trailing 12 months, average across Sandestin condos, 3-5 bedrooms
57%
Occupancy
Guest, owner and held nights over calendar nights, across Sandestin condos, 3-5 bedrooms
54 nights
Owner Use
Owner and maintenance nights per rental, trailing 12 months, across Sandestin condos, 3-5 bedrooms
$128 to $486
Monthly Rate Range
Average nightly rate by month, lowest in February, highest in July
83
Rentals Tracked
Units in Sandestin condos, 3-5 bedrooms
6 nights
Average Stay
88 days
Booking Window
Average lead time before arrival
Market data by Key Data · 83 similar rentals tracked (Sandestin condos, 3-5 bedrooms) · Nov 2025 to Oct 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 Sandpiper Village. 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: 4 of 4 active listings disclose"Short Term Rental - Allowed". Always verify the association's current policy.
The neighborhood: Tang-o-mar
Sandpiper Village sits in or beside the Tang-o-mar Census neighborhood - the area figures below describe that neighborhood, not this building alone.
Neighborhood Data
Tang-o-mar at a Glance
6,676
Properties
$548K
Median Home Value
92%
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 November 2, 2021 through November 1, 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?
6 units closed at Sandpiper Village in the trailing 12 months, from $525,000 to $760,000. 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 Sandpiper Village?
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 November 1, 2026
- Vacation-rental market data (Key Data) - updated November 1, 2026
- Neighborhood data (LiveBy / U.S. Census ACS) - updated November 1, 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 November 1, 2026.
Sources
- Walton County parcels in the Sandpiper Village recorded parcel-ID series, Florida Department of Revenue statewide cadastral (accessed August 23, 2026)
- Sandpiper Village Condominium Association, Inc., Florida Division of Corporations (accessed August 21, 2026)
- FEMA National Flood Hazard Layer against the whole recorded parcel at 773 Sandpiper Drive (accessed August 23, 2026)
- Walton County flood mapping against the whole recorded parcel at 732 Sandpiper Place, the one parcel with no hazard ground (accessed August 23, 2026)
- National Hydrography Dataset waterbodies over central Sandestin (accessed August 21, 2026)
- New Homeowners, Sandestin Owners Association (accessed August 21, 2026)
- Golf course parcels inside Sandestin, Florida Department of Revenue statewide cadastral (accessed August 21, 2026)