DISCOVER YOUR PERFECT LIFESTYLE & HOME ON 30A
BUYER’S GUIDE to 30A
COURTESY OF MORGAN PALMER
where coastal dreams come true...
Dear Future Neighbor,
Congratulations, you have found the ultimate paradise along the Gulf Coast in Northwest Florida! Buying real estate is a rewarding adventure and I’m so happy to have the opportunity to bring your real estate dreams to life here.
In doing so, I aim to instill knowledge and confidence while helping you successfully navigate through every step of the process.
In this book, you will find an overview of our picturesque stretch of Highway 30A and each unique beach town plus an outline of everything you need to know about the buying process. My mission is to deliver world-class customer service and an unforgettable, positive experience.
I look forward to getting to know you and your real estate goals through this process.
Sincerely,
Morgan Palmer
WHY 30A?
The Beach
The pristine shoreline with sugar white sand and crystal clear, turquoise waters of the Gulf of Mexico has to be the #1 draw to South Walton. The bright white sand is made almost entirely from tiny pieces of oval quartzite. This rare and striking beach composition comes from thousands of years of erosion and natural phenomena that carried the quartz from the Appalachian Mountains to our coastline. Pristine white sand contributes to the breathtaking light aquamarine color of the Gulf of Mexico, where the waves gently lap along the shoreline. There simply is no other beach quite like it in the world.
The Lifestyle
The laidback, yet energetic lifestyle on the Emerald Coast appeals to the slow-paced beach bums and active, entertainment-seekers alike. Spanning roughly 20 miles, Scenic Highway 30A is made up of 16 side by side communities, each offering a unique vibe. There is a beach community for everyone on 30A and surrounding areas, whether you seek solitude, a full calendar of local events, art and music inspiration, golf, walking distance to coffee shops and boutiques, or views of the water.
Exceptional Homes
There is no shortage of character and charm in the homes you’ll find in South Walton. Home styles range from humble beach cottages to expansive Gulf front estates to traditional family homes. As a relatively new area in the country, new developments are dotted all across the coast offering a plethora of new construction opportunities in addition to existing properties.
Expanding Access
While the beaches of South Walton are within reasonable driving distance from many Southeast cities, we also have two airports. The Northwest Florida Beaches International Airport (ECP) is a 20-minute drive to Panama City Beach and about a half-hour drive to Rosemary Beach. It has just seven gates, so the check-in and security process is a breeze, and there are direct flights to various hubs across the United States as well as international destinations. The Destin-Fort Walton Beach Airport (VPS) is an approximately 40- to 50-minute drive to the west end of 30A and is also a small and easy travelling airport. VPS typically offers around 50 nonstop flights daily.
Not a High Rise in Sight
No high rises here! The residents of 30A are very protective of preserving its natural appeal, so in 2006, Walton County banned all high density towers. The building height restricted is limited to four stories or 50 feet. Not only are the views protected, but the overall denstiy of the area is kept down, making living and visiting here a much more special and distinctive experience.
Nature Preservation
Throughout South Walton County, there are long stretches of preservation and forest areas along with beautiful Florida State Parks. In fact, 40% of the land in South Walton County is dedicated to preservation and state forest areas. It preserves the natural beauty of the area, protects from future over development, and contributes to preserving strong property values for the local housing market. The beaches at these Gulf front state parks happen to be some of the absolute best spots!
Coastal Dune Lakes
Take a drive along 30A and you’ll see lots of lakes situated very close to the Gulf of Mexico, but these aren’t your ordinary, run-of-the-mill lakes. They are globally rare Coastal Dune Lakes with unique and delicate ecosystems. Found in only four places throughout the world, these brackish lakes are fed by fresh water creeks and springs and when higher water levels occur, they often breach the barrier of the beach line and flow into the Gulf, and on occasion, the Gulf flows back into the lake created a truly spectacular sight. Walton County claims the honor of having the largest concentration of Dune Lakes in the world!
36 Hours: Florida Panhandle
This area has long been a beloved vacation spot for Southerners who drive each summer to swim in clear turquoise waters, play in powder-white sand and then slap a 30A bumper sticker on their cars. The appeal for many visitors is the pick-your-paradise aspect, with communities with scruffy charm like Grayton Beach just down the road from perfectly polished Seaside.
Scenic Highway 30A is a twenty-four-mile road running along the sugar-sand beaches of South Walton County in the Florida Panhandle. But it’s also an area—and, even more so, a vibe—anchored by a special slice of #beachlife across some sixteen coastal communities, from the boho artist enclave of Grayton Beach to the tony villas of Alys Beach.
ATTENTION & FUTURE GROWTH
How a Once Unpaved Stretch of Highway Became One of Florida’s Hottest Rental Markets
The area along Scenic Highway 30A has seen explosive growth over the past two decades, with the development of new communities with golf courses, bike trails, boutique stores, and high-end restaurants.
The South’s Most In-Demand Beach Towns Right Now, According To Vrbo
#1: 30A, FLORIDA
This 24-mile stretch of coastal highway in Northwest Florida boasts sugar-white sand and a handful of charming beach towns, including Seaside, Rosemary Beach, Grayton Beach, Alys Beach, and Watercolor. All along 30A you can find oceanfront stays, boutique shopping, fresh seafood, and a wide variety of family-friendly activities.
MIRAMAR BEACH
IDENTIFYING THE COMMUNITY FOR YOU IS PARAMOUNT
Visit Miramar Beach and make your way through one of South Walton’s most diverse neighborhoods. From antique shopping to beach volleyball, this vibrant beach neighborhood has something for everyone. This active beach neighborhood boasts the nation’s first YOLO Board store as well as a driving range, fitness studios, tennis courts and more than three miles of walking trails.
SEASCAPE
Variety is the name of the in Seascape, where the number activities at your fi ngertips rivaled by the number of ways relax. If you like to stay busy, in Seascape. With eight tennis courts, multiple bike a championship golf course full-scale fitness facility, this neighborhood is full of “beyond the beach” activities.
SANDESTIN
Explore thousands of acres of beach, accommodations, pools, tennis courts, golf courses and more in Sandestin — one of South Walton’s most active, family-friendly beach neighborhoods. This beach neighborhood is known for its fun atmosphere and variety of options for groups at places like Sandestin Golf and Beach Resort and Hilton Sandestin Beach Golf Resort & Spa.
DUNE ALLEN
This beach neighborhood three coastal dune lakes, which extremely rare bodies of water in only a handful of places across world. Dune Allen also offers than five miles of breathtaking in Topsail Hill Preserve State — making it a dream destination nature lovers and ecosplorers. unwind and relax in this
beach neighborhood.
SEASIDE
MY FAVORITE SPOTS: Modica Market Art of Simple Farmer’s Market (Every Saturday) Great Southern Pickle’s Beachside Grill Pop Up Shops - Cabana Bud & Alley’s Rooftop Bar
It’s easy to see why Seaside was named “Best Beach on Earth” for families by Travel + Leisure magazine. A central hub of South Walton, this iconic town is a pioneer of the New Urbanism movement and became a model for the development of Scenic Highway 30A. Picket fences frame pastel-colored beach cottages in this friendly town where locals and visitors gather for festivals, concerts, and fun.
WATERCOLOR
The relaxed coastal lifestyle of WaterColor is evident in its inviting Southern-style architecture with wide covered porches, classic metal roofs, and expansive entertaining spaces. Delivering the charm of smalltown life, fine dining, boutique shopping, and outstanding amenities all just steps away in this pedestrianfriendly community nestled along the shores of beautiful Western Lake.
CLICK TO SEARCH LISTINGS
SEAGROVE
MY FAVORITE SPOTS: Surfing Deer
Seagrove Village MarketCafé Café Thirty-A
Greenway Station Shops & Restaurants
Beachy Bean Café
One of the early settlements in South Walton, Seagrove Beach has stood the test of time. Where its namesake thick groves of windswept trees still stand, you’ll find a diverse mix of classic beach homes, Florida cottages, and beachside condominiums. A popular family destination, Seagrove offers shops, restaurants, and a wide array of recreational activities.
GRAYTON BEACH
MY FAVORITE SPOTS:
Hotz Coffee
Borago
Chiringo
Red Bar
Roux 30A
Black Bear Coffee Co.
Chanticleer Eatery
Solita Tacos - Margarita!
Saladita Taqueria
The epitome of a cool beachside town, Grayton Beach is one of Scenic Highway 30A’s original establishments. Embrace a free-spirited, laid back vibe in this quaint, eclectic community sheltered by old oaks. A popular gathering spot for locals, this beach is the ideal place to gather for barbecues and beach bonfires and the only beach in Walton County that allows 4-wheel drive vehicles to drive on the beach - with a permit! One of the most popular state parks on 30A, Grayton Beach State Park offers a beautifully untouched stretch of shoreline miles of trails, and access to the Coastal Dune Lake, Western Lake.
WATERSOUND BEACH
MY FAVORITE
The gulf front WaterSound Beach community features one the most breathtaking stretches of coastline along Scenic Highway 30A. Beautiful wooden boardwalks transport you to one of 30A’s most private and pristine beaches. Both sophisticated and stylish, the gated community offers homeowners a luxurious, coastal lifestyle.
SPOTS: The Big Chill Nectar Coffee
Posh Polished 30A
Bruno’s Pizza Palms Boutique
Ophelia Swimwear Boutique
WATERSOUND ORIGINS
MY FAVORITE SPOTS:
Ambrosia
Marco’s Pizza (Delivery)
Nigel’s Bananas
Watersound VillageMarket Café
Sweet Henrietta’s
SummerHouse Lifestyle CLICK TO SEARCH LISTINGS
The Watersound Origins® community is often described as a “Coastal Village,” a place where neighbors know each other’s names, kids ride bikes with friends, and dogs (and their owners) greet each other on evening walks. This master-planned community has become one of the most desirable neighborhoods for full-time residents and second home owners for its exceptional amenities, quiet location yet close proximity to 30A, and a welcoming atmosphere.
INLET BEACH
On the eastern end of 30A, Inlet Beach is nestled between the Gulf of Mexico and Lake Powell. This once sleepy beach community is being rejuvenated with new developments like the upscale shopping center 30Avenue and the Crossings at Inlet Beach. Discover the quaint, private community of Carillon Beach, just across the Bay County line, with its luxurious resort amenities and charming town center.
ROSEMARY BEACH
MY FAVORITE SPOTS:
Gallion’s
Cowgirl Kitchen
Pescado Seafood Grill & Rooftop Bar
3rd Cup Coffee
Rosemary Beach is a welcoming beach town designed to reunite the concepts of community and connectivity in a quaint town setting. Designed by Miami-based Duany Plater-Zyberk and Company, Rosemary Beach embraces the principles of traditional town planning with a pedestrian friendly design. With its brick-lined streets, charming town center, unique shops and locally-owned cafes, locals and guests alike delight in this picturesque community. Whether enjoying the weekly farmers’ market, a lively game of catch on the town green or dining alfresco under the stars, memories made here last a lifetime.
ALYS BEACH
Iconic white architecture and towering palms lead to the Gulf side paradise of Alys Beach. With its lush green lawns and striking Mediterranean influenced courtyard-style homes, this stunning town’s design is based on the principles of New Urbanism. Alys Beach raised the bar on The community is the first development in Northwest Florida to be certified green by the Florida Green Building Coalition. The luxuriant zero-entry Caliza pool and its open-air restaurant are just two of the exclusive amenities available to Alys Beach residents.
MY FAVORITE SPOTS: Fonville Press Market + Café George’s at Alys Beach
Citizen O-Ku
KAIYA BEACH RESORT
A new resort-style community designed with connection and comfort in mind, Kaiya brings a refreshing new experience to 30A: a lifestyle of feeling carefree and cared-for, from expertly curated fine dining and recreational adventures to the concierge service and VIP benefits of the Kaiya Club. Kaiya Beach Resort nurtures balance with luxurious homes that blur the line between indoor and outdoor living and spacious floor plans balance the excitement of family life with the quiet of private moments.
SEACREST
MY FAVORITE SPOTS:
Lola’s Coastal Italian LaCo Latin Coastal Kitchen
Peddler’s Pub
Charlie’s Donut Shop
The Village of Seacrest Beach Shopping & Restaurants CLICK TO SEARCH LISTINGS
Escape to the quiet beach community of Seacrest, nestled along Scenic Highway 30A, found both east and west of Alys Beach. Large sand dunes and dense coastal shrubbery frame the mix of homes, condominiums, and new developments. Camp Creek Lake, one of South Walton’s 15 coastal dune lakes, is one of the most sought- after locations for photographing the perfect 30A sunset.
BLUE MOUNTAIN BEACH
MY FAVORITE SPOTS:
Blue Mountain Beach Creamery
Redfish Taco
Basmati’s Asian Cuisine
Blue Mountain Bakery For the Health of It
Cowgirl Kitchen CLICK
Blue Mountain Beach is a serene coastal community known for its relaxed vibe, natural beauty, and multiple coastal dune lakes. Fun fact: Blue Mountain Beach is the highest elevation on the Gulf Coast at 64 feet! Its name originates from early sailors who mistook its blue lupine-covered dunes for distant mountains, making it a peaceful, picturesque retreat compared to busier nearby beach towns.
PANAMA CITY BEACH
With 27 miles of beaches, a vast array of waterfront properties, and exciting new developments, Panama City Beach is one of the Gulf Coast’s most vibrant destinations. Proudly sharing its pristine beaches, a calendar full of renowned concerts and musical events, an international airport, and competitively priced beachfront accommodations with residents and guests alike, it’s a Southern city with its own flavor.
SANTA ROSA BEACH
MY FAVORITE SPOTS:
Ambrosia
Marco’s Pizza (Delivery)
Nigel’s Bananas
Watersound VillageMarket Café
Sweet Henrietta’s
SummerHouse Lifestyle
The west end of 30A encompasses the communities of Blue Mountain Beach, Santa Rosa Beach, Dune Allen, and bayside properties in North Santa Rosa Beach and Point Washington. Each area has distinctive offerings united by the easy-going and welcoming atmosphere found throughout South Walton. From beach to bay, discover area schools, unique shops, gorgeous parks, and local restaurants.
WATERSOUND CAMP CREEK
Watersound Camp Creek is a private, gated community developed by the St. Joe Company offering estatesized homesites and a refined coastal lifestyle. This non-rental neighborhood includes exclusive access to Watersound Club amenities such as Camp Creek Golf Course, Watersound Beach Club, a state-of-the-art wellness center, resort-style pools, tennis and pickleball courts, and dining options. With golf cart access to nearby shops, restaurants, and Publix at Watersound Town Center, Camp Creek blends laid-back luxury with everyday convenience in a stunning natural setting.
MY FAVORITE SPOTS: Bark ‘N Brine ANR
Watersound Club Wellness Center
MIRAMAR BEACH & DESTIN
MY FAVORITE SPOTS:
Grand Boulevard
Sandestin Golf & Beach Resort
Silver Sands Outlet Mall Marina Café
The Henderson Spa
Crab Island
Henderson Beach State Park
Destin Harbor Boardwalk
Destin Commons
Nestled side by side along Florida’s Emerald Coast, Miramar Beach and Destin together offer a vibrant mix of coastal charm, lively attractions, and stunning Gulf views. Miramar Beach is known for its beachfront condominiums, upscale shopping centers, and incredible dining, especially near the renowned Sandestin Golf and Beach Resort. Just to the west, Destin—fondly called the “World’s Luckiest Fishing Village”—has grown from a quaint fishing town into a thriving destination, celebrated for its sugar-white sands, bustling harbor, golf courses, and family-friendly fun. Whether you’re craving a relaxing beach escape or an actionpacked vacation, these neighboring communities deliver the best of both worlds.
THE NUMBERS DON’T LIE...
A SNAPSHOT OF SOUTH WALTON TOURISM FROM SUMMER 2024
Summer 2024
2,056,800 1,283,400 $ 1,663,697,800
⟶ While the number of visitors decreased compared to Summer 2023, the number of room nights increased due to a longer length of stay and a smaller travel party size.
⟶ Direct spending and economic impact of tourism were down year over year due to a decrease in the numbers of visitors and travel party spending per day.
⟶ A decrease in occupancy and slight increase in ADR led to a mitigated decrease in RevPAR compared to Summer 2023.
⟶ TDT collections increased 1.3% in 2024 compared to 2023.
⟶ With over 2 million visitors this Summer, total visitor spending was over $1.6 billion.
⟶ The top attributes considered most important to Walton County visitors (“beautiful beaches & clear water” and a “sense of comfort & safety”) also received the highest ratings for Walton County. A “sense of seclusion” garnered the largest difference between importance to visitors and the rating they gave Walton County.
⟶ More visitors recall seeing advertisements for Walton County on various other social media accounts than through any other type of promotion. Television and magazine articles are also highly recalled promotion sources.
⟶ Over 3 in 4 Summer visitors are from the Southeastern U.S. including Florida.
about me MORGAN PALMER
30A Real Estate Specialist
I’m delighted to have the opportunity to share with you the unique charm and opportunities that the 30A area has to offer. With my 20 years of experience in this vibrant community, I’ve developed a deep understanding of its lifestyle and values.
My goal is to establish a trusted relationship with you, tailored to fit your individual needs. Whether you’re interested in buying, selling, or simply exploring the area, I’m here to offer personalized guidance and support. I value a personal approach, focusing on understanding and meeting your specific preferences and objectives.
I hope this guide has been useful in providing you with insights and information about 30A. I am committed to being a reliable and comforting resource, ensuring you feel informed and at ease throughout your real estate journey, without any pressure.
Please don’t hesitate to contact me with any questions or for more detailed information. I’m here to assist you in a way that aligns with your unique circumstances and helps you navigate the 30A real estate market with confidence.
Looking forward to the opportunity to work with you and help you discover the perfect fit in this exceptional community, at a pace that suits you best.
Let’s connect soon!
(850) 699-3401
morgan@morganon30a.com morganon30a.com
Not only did you make us feel that we were important clients, you made us feel that we were your only clients in the way you responded to emails and phone calls so quickly. Honestly, I don’t think we could have had a better team caring for us. Thank you so very much.
- Dan A.
Exceptionally knowledgeable, supremely helpful, and genuinely fun. Morgan went above and beyond on locating our dream property. We cannot recommend her more highly.
- Dr. Brent + Shae Crumpton
I’ve never worked with a more professional agent. I especially liked that she got us around to see so many places. She knows the Panhandle. We could see where the Panhandle knows her. She’s from down there. That history is important.
- William T.
6 WAYS I CAN ADD VALUE TO YOUR BUYING PROCESS
My goal is to provide you with all the information you need to make an informed decision and I would behonored to have that opportunity.
Buying a home typically requires a variety of forms, reports, disclosures, and other legal and financial documents. A knowledgeable real estate agent will know what’s required in your market, helping you avoid delays and costly mistakes. Also, there’s a lot of jargon involved in a real estate transaction; you want to work with a professional who can speak the language.
ACT AS AN EXPERT GUIDE
A great real estate agent will guide you through the home search with an unbiased eye, helping you meet your buying objectives while staying within your budget. I can also a great source when you have questions about local amenities, utilities, zoning rules, contractors, and more.
OFFER OBJECTIVE INFORMATION AND OPINIONS
You want access to the full range of opportunities. Using a cooperative system called the multiple listing service, I can help you evaluate all active listings that meet your criteria, alert you to listings soon to come on the market, and provide data on recent sales. I can also save you time by helping you winnow away properties that are still appearing on public sites but are no longer on the market. 03.
EXPANDED SEARCH POWER
There are many factors up for discussion in any real estate transaction—from price to repairs to possession date. As a real estate professional who’s representing you, I will look at the transaction from your perspective, helping you negotiate a purchase agreement that meets your needs and allows you to do due diligence before you’re bound to the purchase.
STAND IN YOUR CORNER DURING NEGOTIATIONS
ENSURE AN UP-TO-DATE EXPERIENCE
A home is so much more than four walls and a roof. And for most buyers, a home is the biggest purchase they’ll ever make. Having a concerned, but objective, third party helps you stay focused on the issues most important to you when emotions threaten to sink an otherwise sound transaction.
Most people buy only a few homes in a lifetime, usually with quite a few years between purchases. Even if you’ve bought a home before, laws and regulations change. My experience handling many transactions over the course of my career can put you at ease. 06.
BE YOUR ROCK DURING EMOTIONAL MOMENTS
BUILT ON LEGACY. ROOTED IN PLACE.
Backed by the legacy and visionary leadership of The St. Joe Company, Watersound Real Estate is uniquely positioned to deliver an unmatched experience for both homebuyers and sellers in Northwest Florida. Since 1936, St. Joe has played a transformative role in shaping the region through thoughtfully developed master-planned communities, commercial innovation, and a thriving hospitality portfolio. From luxury residential communities like Watersound Camp Creek to premier hospitality destinations and commercial infrastructure, St. Joe has built more than places to live, they’ve built a lifestyle that defines Northwest Florida living.
Watersound Real Estate is the gateway to that lifestyle. As an integrated part of St. Joe’s ecosystem, we offer more than listings, we offer access to a vision of community, quality, and long-term value. For sellers, this means aligning your home with one of the most respected brands in the region. For buyers, it means tapping into a legacy of development that is still unfolding, including the forward-looking Bay-Walton Sector Plan, which spans a 50-year roadmap for responsible growth across Northwest Florida.
