Scenic Highway 30A is close enough to Alabama that many families can leave Montgomery after work on Friday and be on the beach that night. The drive from Montgomery is about three hours, from Auburn about three and a half, and from Birmingham about four and a half.
Start with how you'll use the house
Some buyers want a family place they'll use most weekends. Others want a house that rents most of the year and pays part of its own costs. That one decision shapes everything else: the town, the type of home, and whether a community's rules will let you rent.
Pick your stretch of 30A
30A runs along the Gulf of America from Dune Allen in the west to Inlet Beach in the east.
- West end. Dune Allen and Blue Mountain Beach are quieter, with coastal dune lakes and state parks nearby.
- Central 30A. Grayton Beach, WaterColor, Seaside and Seagrove Beach form the historic heart of the road, with walkable town centers.
- East end. WaterSound Beach, Alys Beach, Seacrest Beach, Rosemary Beach and Inlet Beach are known for planned towns and distinctive architecture.
Check the rental rules before you write an offer
In Walton County, most single-family homes rented for 30 days or less need a Short-Term Vacation Rental Certificate before they can be advertised or rented. The certificate is renewed every year, every ad must show its number, and the county caps occupancy at one person per 150 square feet. Owners also need a state license from the Florida Department of Business and Professional Regulation and a tourist development tax registration.
Some neighborhoods restrict rentals further in their covenants, so read those before you commit.
Decide between a condo and a house
Condos are easy to lock and leave. But Florida's condo safety laws now require buildings with three or more habitable stories to complete milestone inspections and structural integrity reserve studies, and to fund reserves to match. That can raise dues or lead to special assessments. Read buying a 30A condo under Florida's condo safety laws before you choose.
Budget for insurance and taxes
Get insurance quotes, including flood and wind coverage, before your inspection period ends. A home's flood zone and elevation can change the premium a great deal.
Florida's homestead exemption applies only to a primary residence, so a second home is taxed without it. Ask for the current tax bill and plan for it to be reassessed after you buy.
One agent on both sides of the state line
Shannon Baker grew up in Montgomery and holds real estate licenses in Alabama and Florida. She is a Broker Associate with The Agency | NW Florida Beaches, has a home in Santa Rosa Beach, and has more than $100 million in sales volume over the past five years. If you're also selling or buying in Alabama, she can help you plan the timing of both.
Call or text Shannon at (850) 420-8678.