The latest data for the Emerald Coast of Florida’s real estate market including Destin, 30A, Niceville and Fort Walton Beach shows a shift underway in our real estate market—and it’s worth unpacking what that might mean if you’re thinking of buying or selling.

📊 Inventory is Up, Sales Are Down

Active inventory in the Emerald Coast real estate market climbed to 3,663 single-family homes, an 18% increase from last year. At the same time, closed sales dropped 13%, and new listings dipped slightly by 2.4%. Months supply? Up significantly to 7.2 months, compared to 5.8 a year ago. (Months supply, also called “Months inventory” is one of my favorite statistics. It shows how long it would take to sell all the current inventory at today’s rate of sales. So, if it’s a slower (longer) market, months inventory increases.)

In short: more homes on the market, fewer are selling.

💲 Prices Are Pulling Back

The average sale price in the Emerald Coast real estate market including Destin, 30A, Niceville, and Fort Walton Beach, dropped 12% to $755,759. This is a notable year-over-year decline in a market that had previously seen aggressive price growth. Buyers are gaining leverage. Sellers are facing a longer runway to close.

🧠 What This Means for You

• For Sellers: You must price competitively. With more options available, overpricing could lead to your home sitting unsold while others grab attention.
• For Buyers: Opportunity is increasing. Inventory is up, prices are softening, and longer days on market can translate into better negotiations.
• For Both: Despite the shifting landscape, demand hasn’t vanished. Pending sales actually ticked up 3.3%—a sign that well-priced, well-prepared homes are still moving.

📈 My Price Forecast?

If inventory continues to outpace demand, further downward pressure on prices is logical in the Emerald Coast real estate market, including Destin, 30A, Niceville, and Fort Walton Beach, particularly for homes that aren’t turnkey. That said, I don’t predict a crash—just a return to balance, or even a slight buyer’s market. Think strategic pricing and thoughtful upgrades, and purposeful planning.

Ready to make your move?
It’s Wendy… It’s Sold.

The post 🔍 Emerald Coast Real Estate Market NOW – Destin, 30A, Niceville, Fort Walton Beach first appeared on Rulnick Realty.

How do you price a Destin Florida condo?  Here’s a photo of a chart I recently made to get the big picture and relative details of sales in a Destin Florida condo complex. Why did I do this, instead of just plugging in square footage and number of bedrooms, which would be a typical way to price a Destin Florida condo (or even a house)?

When considering Destin Florida condo values, position in the building is a consideration, especially if all the condo units are not set straight on to the water with unobstructed views.  Looking at the example I have provided, you can see this is a horseshoe type building. Having some familiarity with the property, since I’ve sold in there before, there are two apparent location factors in the building itself. Those are just “apparent”, because there are other factors that may not be known without personally seeing the property.  (If that is not initially possible, or feasible, it’s a good reason to have an in-depth conversation with the seller, because they know their own building better than you do!)

First, condo units that are closer to the water on the sides of the horseshoe perpendicular to the water, have better views than the side units back further. Also, the section of the horseshoe that is parallel to the water has units with a more distant view. Unbeknownst to others who may not have seen the building in person, some of the straight facing units have obstructed views due to large pillars. And, strangely, there are rear “corner units” tucked into the “elbows” of the horseshoe that have no view at all!  This is information you cannot get by just reading MLS descriptions.  No one is ever going to write “dismal view”!

The water view is very important when selling a Destin Florida condo.  One could assume that any “waterfront” condo will have a good view, but that is not necessarily true. It is usually the most important factor to a buyer when deciding to purchase a unit.

On my chart, I marked the unit locations, and sale prices. I also noted whether or not they had boat slips.  This illustration helped me see the big picture in pricing in that particular Destin Florida condo building.  Drawing it out gave me a clear understanding of value differences.  This is critical information to price my listing well, and to explain to my seller what the market situation is in his building.  I may or may not use this chart to show my seller, but I now know it, crystal clear, and we can move forward with great pricing.

Need help selling your Destin Florida condo?

The post How to Price a Destin Florida Condo first appeared on Rulnick Realty.

It’s Wendy… It’s Sold! Unit W226, Emerald Grande condo, 10 Harbor Blvd., Destin, Florida 32541

This Emerald Grande four bedroom condo in the corner stack had a tremendous view of Destin Harbor, the Choctawhatchee Bay, Crab Island, and the Gulf of Mexico.  Although the floor number is “2”, this condo was actually seven floors above ground level, so not too high, and not too low, offering a view that’s “just right”.  Soothingly updated with new furnishings, and well maintained, this Emerald Grande unit garnered a lot of attention during the Destin, Florida selling season.  A few years ago, Emerald Grande did not generate many sales, but this year was different.

Sales Factors for Emerald Grande W226 

This Destin luxury condo was listed for $925,000.

The buyer offered full price.

Surprisingly, the seller offered to reduce the sales price in exchange for several weeks of future rental bookings, which he valued at $6000.

The buyer agreed, and the sales price was reduced to $919,000. (Find out more about how sales factors make a difference)

The Emerald Grande complex is difficult to finance. The buyer went to two lenders and settled on Renasant Bank. (Read about Emerald Grande financing challenges).

Next problem – the unit underappraised!  Since there had been no recent four bedroom condo sales in Emerald Grande, it appraised for $850,000.  That’s $70,000 under contract price.

The buyer chose to go forward with the purchase anyway, seeing the value, and the still rising market in Destin, Florida.

It’s SOLD! Emerald Grande W226 sold for $919,000.

It’s Wendy… It’s Sold!

Wendy Rulnick, Broker, Rulnick Realty, Inc.
Call 850-259-0422
Email Wendy: itswendy@rulnickrealty.com

Wendy Rulnick, Broker, lists and sells real estate in Destin, Santa Rosa Beach, 30A, Miramar Beach, Crestview, Sandestin, Seaside, Rosemary Beach, Okaloosa Island, Fort Walton Beach, Niceville, Freeport, Bluewater Bay, Navarre, Florida.

Parlo italiano.

The post It’s SOLD! Case Study: Emerald Grande W226, Destin, Florida 32541 first appeared on Rulnick Realty.

Today I had the pleasure of letting a buyer know that his contract had been accepted on a waterfront lot near Destin Florida.  This sale was accomplished with the tools of technology and the speed of a tech-savvy real estate agent. Who? Me. OK, here is the story….

A woman called me about two months ago having found my name on the internet and my writings about the real estate world on the Emerald Coast.  She felt I was experienced, familiar with the area and liked my style. From having read many of my  numerous blog posts, she had developed a trust before ever having met me. To me, trust is one of the most critical factors in choosing a real estate agent.

She told me about a piece of Destin area waterfront property that would be foreclosed on soon, near the residence of her long-time family home. In fact, she had tried to bid on it in the foreclosure sale, but the property had reverted back to the lender. Why did she want to engage me?  She wanted to be ready the very moment the property came on the market in order to make an offer.  I told her I would be ready. What did I do? I created a custom search in my Emerald Coast Association of Realtors MLS that would email both her and me as soon as anything was listed on the street where the property was located. Why did I enter the street name, not a specific address? Because the property was a lot. A real estate agent could possibly enter the address as “Lot X” or use a street number, or even omit the street number altogether. I didn’t want to take any chances, and it was a short street.

The morning the Destin area lot came on the market, I woke up about 5:00 a.m., a little earlier than my normal time, if you know me.  Something possessed me to do a “send and receive” on my iPhone as I rolled out of bed. There it was! XYZ Street Listed!  I immediately emailed the buyer and prepared the contract in the Florida Realtor online portal, Forms Simplicity. I had already created a draft contract after my first conversation with the buyer.  Painfully waiting until 7:30 a.m., I ventured a phone call.  I knew she was a high-energy person, so was hoping this early call wasn’t a disturbance. She was thrilled. We discussed the exact contract terms and I emailed it to her within minutes.  Her earnest money was wired to a local title agent and we even did a short teleconference with her attorney. I alerted the seller’s agent I would be sending him an offer. I hit the enter button.

A few hours later, after a follow up call to the listing agent, he got in touch with me. The foreclosing entity would not entertain offers for five days, unbeknownst to him. He was a bit disgruntled and we had no choice but to wait. Five days later I received the call, “Offer Accepted!”  My buyer had one word to describe the speed and efficiency of his offer to contract. “Outstanding”. I am not showing off. This was a fun and challenging situation where our goal was to beat any other buyer who wanted that Destin Florida area foreclosure property.  I felt I worked in concert with the buyer  toward her goal of buying that property.

What were the keys to this success story? 1. Trust between the real estate client and the agent 2. Having a game plan 3. Using technology to its fullest 4. Being prepared.

If you are thinking of buying or selling Destin Florida area real estate, hire a tech-savvy Destin real estate agent – one who won’t lose your opportunity.

It’s Wendy!

Wendy Rulnick, Broker, Rulnick Realty, Inc.

850-650-7883 ext 204

The post How Tech-Savvy Destin Real Estate Agent Can Help Your Home Sale first appeared on Rulnick Realty.

If you are looking for a mortgage to buy an Emerald Grande condo in Destin Florida, you may have a bit of difficulty.  You cannot go to any lender and get a loan for a unit in the Emerald Grande condominium complex.   Mortgage lenders who are not restricted to selling their loans to Fannie Mae (FNMA) in the secondary mortgage market are your best bet.  Why so? FNMA guidelines exclude purchases of condo mortgages for projects that have hotel-like amenities and also “time share” type activity. Emerald Grande, which has fabulous hotel-like offerings on-site, like multiple pools, restaurants, and full-service spa, also has dozens of “fractional ownership” units. Fractional interest is owning a “share” of  real property, for example, six weeks of usage per year.

Fannie Mae’s “Ineligible Project Characteristics” include the following:

1. Projects that are managed and operated as a hotel or motel, even though the units are individually owned
2. Projects with non-incidental business operations owned or operated by the HOA including, but not limited to, a restaurant, spa, or health club
3. Timeshare, fractional, or segmented ownership projects

So, if you cannot get a Fannie Mae backed mortgage, what’s the alternative? One option is getting what’s called a “portfolio” loan, where the mortgage lender keeps the loan “in house”, and does not sell it to the secondary mortgage market.  It’s possible you may pay a slightly higher rate and that the rate will be adjustable.

These loan professionals can give you detailed information and assistance in pursuit of an Emerald Grande (or Emerald Coast!) mortgage:

Dean Carrier – Bancorp South – 850-974-7696  dean.carrier@bxs.com

Tami Groth – Community Bank –  850-812-3505 tami.groth@communitybank.net

Lisa Bell – Renasant Bank – 850-714-7856 lisa.bell@renasant.com

Tommy Peoples – BVVA – 850-857-5068 tommy.peoples@bbva.com

Kristin Blossman –  FBT Mortgage – 850-585-3385 lauren@kristenblossman.com

Leigh Ann Baker – Rapid Mortgage Company – 980-247-4438 lbaker@emailrmc.com

It’s Wendy… It’s Sold!

Wendy Rulnick, Broker, Rulnick Realty, Inc.
Call 850-259-0422
Email Wendy: itswendy@rulnickrealty.com

Wendy Rulnick, Broker, lists and sells real estate in Destin, Santa Rosa Beach, 30A, Miramar Beach, Crestview, Sandestin, Seaside, Rosemary Beach, Okaloosa Island, Fort Walton Beach, Niceville, Freeport, Bluewater Bay, Navarre, Florida.

The post Where Can You Get a Mortgage for an Emerald Grande Condo in Destin, Florida? first appeared on Rulnick Realty.

Emerald Grande condo unit W226 is for sale in this iconic Destin Florida condominium project.  It lives like a home with four large bedrooms, four full bathrooms and eye-drawing balcony views of magnificent Destin waterways. Emerald Grande?  See it from the distance as you are driving or flying into town with its architectural uniqueness. It’s the masterpiece of Destin Florida and the landmark hub of the city, situated on Destin Harbor with views of  Crab Island boaters, East Pass, the Gulf of Mexico, the Choctawhatchee Bay and the Destin Bridge.  This splendid four bedroom condo has the high ceilings, crown molding, upscale  furnishings and spacious bedrooms. Upgrades include designed furnishings, custom paint, new balcony furniture and custom window shades.  Enjoy a panoramic view from all windows and balconies that put you in the postcard of sand, emerald blue waters and Destin Florida sunshine. This spacious Emerald Grande condo could be your full-time residence, a second or third home, or your Florida get-away.  Numerous amenities are available for diverse tastes nearby and on site in HarborWalk Village. Find restaurants like the famous McGuire’s Irish Pub, Crab Island Cantina, Harry T’s,  Jimmy Buffett’s Margaritaville, Jackacudas Seafood Sushi, Coyote Ugly Saloon and more. Shopping? There are numerous specialty shops overlooking the water, galleries, charter fishing boats, private beach, concerts, fireworks and weekly events.  On the same floor of this luxury condo is the fitness center and the Destin Spa at Emerald Grande.  Choose from various pools, bars and nightclubs, or just relax and go to the sugar white beach of East Pass. The lifestyle you imagined is here.  Owning at Emerald Grande means you won’t have to leave, unless you want to.

Watch the virtual tour of 10 Harbor Boulevard Unit W226 at Emerald Grande.

Emerald Grande W226 four bedroom luxury condo is offered for sale for $925,000.00

It’s Wendy… It’s Sold!

Wendy Rulnick, Broker, Rulnick Realty, Inc.
Call 850-259-0422
Email Wendy: itswendy@rulnickrealty.com

Wendy Rulnick, Broker, sells real estate in Destin, Santa Rosa Beach, 30A, Miramar Beach, Seagrove Beach, Watercolor, Sandestin, Seaside, Rosemary Beach, Fort Walton Beach, Niceville, Bluewater Bay, Navarre, Florida.

The post Emerald Grande 4 Bedroom Condo, Destin Harbor, Destin FL 32541 first appeared on Rulnick Realty.

Emerald Grande condo unit W226 is for sale in this iconic Destin Florida condominium project.  It lives like a home with four large bedrooms, four full bathrooms and eye-drawing balcony views of magnificent Destin waterways. Emerald Grande?  See it from the distance as you are driving or flying into town with its architectural uniqueness. It’s the masterpiece of Destin Florida and the landmark hub of the city, situated on Destin Harbor with views of  Crab Island boaters, East Pass, the Gulf of Mexico, the Choctawhatchee Bay and the Destin Bridge.  This splendid four bedroom condo has the high ceilings, crown molding, upscale  furnishings and spacious bedrooms. Upgrades include designed furnishings, custom paint, new balcony furniture and custom window shades.  Enjoy a panoramic view from all windows and balconies that put you in the postcard of sand, emerald blue waters and Destin Florida sunshine. This spacious Emerald Grande condo could be your full-time residence, a second or third home, or your Florida get-away.  Numerous amenities are available for diverse tastes nearby and on site in HarborWalk Village. Find restaurants like the famous McGuire’s Irish Pub, Crab Island Cantina, Harry T’s,  Jimmy Buffett’s Margaritaville, Jackacudas Seafood Sushi, Coyote Ugly Saloon and more. Shopping? There are numerous specialty shops overlooking the water, galleries, charter fishing boats, private beach, concerts, fireworks and weekly events.  On the same floor of this luxury condo is the fitness center and the Destin Spa at Emerald Grande.  Choose from various pools, bars and nightclubs, or just relax and go to the sugar white beach of East Pass. The lifestyle you imagined is here.  Owning at Emerald Grande means you won’t have to leave, unless you want to.

Watch the virtual tour of 10 Harbor Boulevard Unit W226 at Emerald Grande.

Emerald Grande W226 four bedroom luxury condo is offered for sale for $925,000.00

It’s Wendy… It’s Sold!

Wendy Rulnick, Broker, Rulnick Realty, Inc.
Call 850-259-0422
Email Wendy: itswendy@rulnickrealty.com

Wendy Rulnick, Broker, sells real estate in Destin, Santa Rosa Beach, 30A, Miramar Beach, Seagrove Beach, Watercolor, Sandestin, Seaside, Rosemary Beach, Fort Walton Beach, Niceville, Bluewater Bay, Navarre, Florida.

The post Emerald Grande 4 Bedroom Luxury Waterfront Condo W226 – Destin Florida first appeared on Rulnick Realty.

The Rulnick Executive Center in Miramar Plaza has two executive offices available for lease.  This elegant commercial suite is the ultimate location to rent your private commercial office space.  Run your business uninterrupted in an ambience designed for thinking, decisions, and communication. Miramar Plaza is in Miramar Beach, Florida in South Walton County on U.S. Highway 98,  Emerald Coast Parkway,  the major thoroughfare between Destin, Florida and Santa Rosa Beach, Florida. Share professional space with other respected firms in a quiet, upscale atmosphere. Use the large “you mean business” conference room with flat screen monitor at your disposal.  The kitchen pantry, microwave and refrigerator are yours for your executive snacks and meals.  Starbucks coffee and a selection of teas are complimentary.

There is a dramatic lobby space to welcome your clients and the candy jar is always full. Your private office has a hall window and glass door for an open feeling, or pull down the blinds for more quietude. Internet, water, electricity are included. Furnishings are available at no extra charge. There are two offices currently available for lease.  The front workstation may also be available for the right fit and business venue.  Rentals start at $464 for upstairs office, $489 starting lease for the first floor office.

The Rulnick Executive Center is 2.9 miles west of Silver Sands Premium Shopping and 2.5 miles east of Destin Commons.  Drive two minutes to the end of the street to the Gulf of Mexico beach. Have lunch in your car watching the waves and rustling sea oats on the sand dunes, or eat at Pompano Joe’s for a relaxing pause in your productive day. Watch the live Miramar Beach cam here.

Conference Room
Free Wi-Fi
Free Coffee
Endless Chocolates
Sky-high Lobby
Hall glass
2 minutes to Beach
Professional Atmosphere
Furnished or Unfurnished
Two – Three Offices Available
Upstairs office – $464 starting lease
Downstairs office – $489 starting lease
Front Lobby Desk for the right fit may be available for lease

Fulfilling all your after-work needs, there is a plethora of shopping and restaurants for every taste. Miramar Plaza restaurants including Pedro’s Cantina Mexican, Dynasty Chinese and Thai Onion– grab your lunch! Miramar Plaza shopping includes – Ava’s Attic, Boca Boutique, Jeweler, more. Call to see if your business will be a fit with this quiet group of ultra-professionals.

Watch the virtual tour of the Rulnick Executive Center at Miramar Plaza.

For more information, contact Wendy Rulnick, owner/broker 850-259-0422

It’s Wendy… It’s Sold!

Wendy Rulnick, Broker, Rulnick Realty, Inc.
Call 850-259-0422
Email Wendy: itswendy@rulnickrealty.com

Wendy Rulnick, Broker, sells real estate in Destin, Santa Rosa Beach, 30A, Miramar Beach, Seagrove Beach, Watercolor, Sandestin, Seaside, Rosemary Beach, Fort Walton Beach, Niceville, Bluewater Bay, Navarre, Florida.

The post Executive Offices for Lease at Rulnick Executive Center at Miramar Beach, FL 32550 first appeared on Rulnick Realty.

Thank you to my Destin Florida seller! I sold two Destin townhomes for him within a few weeks.  I advised him on an effective remodel that would maximize his selling price. It’s always a pleasure to hear that I’ve helped someone!

How may I help you?

It’s Wendy… It’s Sold!

Wendy Rulnick, Broker, Rulnick Realty, Inc.
Call 850-650-7883 ext 204
Email Wendy: itswendy@rulnickrealty.com

Wendy Rulnick, Broker, sells real estate in Destin, Santa Rosa Beach, 30A, Miramar Beach, Seagrove Beach, Watercolor, Sandestin, Seaside, Rosemary Beach, Fort Walton Beach, Niceville, Bluewater Bay, Navarre, Florida.

The post My Latest Zillow Review from Destin Florida Home Seller first appeared on Rulnick Realty.

Thank you to my lovely Destin Florida, Miramar Beach real estate seller clients! They tried to sell their development property near the beach as “For Sale by Owner” for two years, then listed with another real estate company for six months. When their property failed to sell, they listed it with me. It was sold in 30 days for $1,000,000.  How was this accomplished so quickly? Some of the keys to my marketing are attention to detail, follow up and thinking outside the box.

Are you interested in selling your Destin Florida, Miramar Beach house, condo or lot?  Give me a call. I will analyze your particular situation and devise a plan to get it sold!

It’s Wendy… It’s Sold!

Wendy Rulnick, Broker, Rulnick Realty, Inc.
Call 850-650-7883 ext 204
Email Wendy: itswendy@rulnickrealty.com

Wendy Rulnick, Broker, sells real estate in Destin, Santa Rosa Beach, 30A, Miramar Beach, Seagrove Beach, Watercolor, Sandestin, Seaside, Rosemary Beach, Fort Walton Beach, Niceville, Bluewater Bay, Navarre, Florida.

The post It’s Wendy… It’s Sold! Thank you to my Destin Florida Sellers! first appeared on Rulnick Realty.