Sandestin · Building Market Report
Southwinds Market Analytics
Every number a buyer, seller, or investor needs on one building: live inventory, closed-sale history, and the neighborhood around it - refreshed monthly from MLS data.
Inventory updated daily · Sale statistics updated November 1, 2026 · Next statistics update early December 2026
How the building is trading
7 units closed at Southwinds in the trailing 12 months at a median of $2,650,000, with a 91.7% median list-to-sale ratio. On the active side, 7 of 12 listings sit below original list price, and standing inventory works out to 20.6 months of supply at the current sales pace.
Southwinds prices as three separate condominiums sharing one name, and the first task in any comparison is sorting a sale into the correct one: sixty one units in the 4400 block belong to the original Southwinds at Sandestin filing, fifty in the 4500 block to Southwinds II, and fifty four in the 4600 block to Southwinds III. Two of the three have an active corporation on the state register, chartered in 1995 and 1999, and the third's governing instrument is a question for the documents rather than the street number. None of the 165 unit parcels reaches the water directly: the ground between the buildings and the beach belongs to the associations and, beyond them, to the resort's corporate owner, so a listing's gulf view is real while its beach frontage is not something the unit itself conveys. The flood reading follows the same line, with the residences testing clear of the special flood hazard area while the seaward common ground the associations maintain carries the coastal zone that drives what their own budgets have to cover. Weigh dues against which filing actually owns the ground fronting the water before comparing one sale to another.
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 |
|---|---|
| 2024 | Sample too small |
| 2025 | $1.88M |
| 2026 YTD | $2.65M |
| Period | Value |
|---|---|
| 2024 | Sample too small |
| 2025 | $912 |
| 2026 YTD | $1,086 |
| Period | Value |
|---|---|
| Nov 24 | 1 |
| Dec 24 | 0 |
| Jan 25 | 0 |
| Feb 25 | 0 |
| Mar 25 | 0 |
| Apr 25 | 0 |
| May 25 | 0 |
| Jun 25 | 2 |
| Jul 25 | 0 |
| Aug 25 | 0 |
| Sep 25 | 1 |
| Oct 25 | 1 |
| Nov 25 | 0 |
| Dec 25 | 0 |
| Jan 26 | 1 |
| Feb 26 | 0 |
| Mar 26 | 1 |
| Apr 26 | 1 |
| May 26 | 2 |
| Jun 26 | 1 |
| Jul 26 | 1 |
| Aug 26 | 0 |
| 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
12 units are on the market at Southwinds today - a sample of the current file:
$2,300,000
4457 Southwinds Drive Unit 4457
Miramar Beach, FL 32550
$1,750,000
4417 Southwinds Drive Unit 4417
Miramar Beach, FL 32550
$1,999,000
4430 Southwinds Drive Unit 4430
Miramar Beach, FL 32550
$3,450,000
4610 Southwinds Drive Unit 4610
Miramar Beach, FL 32550
$1,599,000
4401 Southwinds Drive Unit 4401
Miramar Beach, FL 32550
$1,375,000
4410 Southwinds Drive Unit 4410
Miramar Beach, FL 32550
The investor file
| Typical acquisition (median, 12 mo) | $2,650,000 |
|---|---|
| Middle-half range (25th-75th pct, 12 priced sales / 24 mo) | $1,825,000 - $2,737,500 |
| Median price, 2025 to 2026 | +41.3% ($1,875,000 to $2,650,000) |
| Average sale price (12 mo) | $2,453,571 |
| Sales volume, trailing 12 months | $17,175,000 |
| Sale price range, trailing 12 months | $1,575,000 - $3,150,000 |
| Bedrooms | Active | Sold (12 mo) | Median Sale Price |
|---|---|---|---|
| 2 BR | 2 | 0 | Sample too small |
| 3 BR | 8 | 4 | $1,900,000 |
| 4 BR | 1 | 3 | $3,000,000 |
| 6 BR | 1 | 0 | Sample too small |
Based on information from ECAR for the period November 2, 2021 through November 1, 2026.
Short-term rentals are restricted here
The building guide for Southwinds reports short-term rental as not allowed there, so we publish no nightly-rental performance benchmarks for this building: segment figures would describe a market it does not take part in. That reporting covers short stays only, and says nothing either way about longer tenancy. The recorded declaration is what sets any minimum lease term, so read it, and confirm the association's current rental policy directly, before purchasing with rental income in mind.
Rental rules on the MLS today: 0 of 12 active listings disclose"Short Term Rental - Allowed"; 11 disclose it is not allowed. Always verify the association's current policy.
The neighborhood: Tang-o-mar
Southwinds 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. Neighborhood figures are LiveBy area estimates built on the U.S. Census American Community Survey.
Why is there no list of individual sold units?
7 units closed at Southwinds in the trailing 12 months, from $1,575,000 to $3,150,000. 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 Southwinds?
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
- 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. 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
- Southwinds at Sandestin Condominium Association, Inc., Florida Division of Corporations (accessed August 21, 2026)
- Southwinds III Condominium Association, Inc., Florida Division of Corporations (accessed August 21, 2026)
- Florida Department of Revenue cadastral roll, the Southwinds parcel identifier series (accessed August 23, 2026)
- FEMA National Flood Hazard Layer, hazard polygons over Southwinds Drive, read by coverage (accessed August 23, 2026)
- Beach Access for Sandestin Owners and Guests, Sandestin Owners Association (accessed August 21, 2026)
- New Homeowners, Sandestin Owners Association (accessed August 21, 2026)