South Bay by the Gulf Condos for Sale

About South Bay by the Gulf

The first thing this page had to settle was whether South Bay by the Gulf holds its own Gulf frontage, because the answer changes what a purchase includes. Okaloosa County's parcel roll carries the property under one legal name spread over two footprints, one of about 9.86 acres and one of about 1.51 acres, and the two behave differently against the water. Tested against the county's hydrography layer, the larger footprint shares a boundary with the Gulf polygon rather than merely sitting near it, which means the shoreline is the property line itself. A second record agrees: FEMA's effective mapping assigns parts of that same footprint Zone VE at base flood elevations of 12 and 15 feet, the wave-action designation, which the smaller footprint carries nowhere. The smaller one fails both tests. It does not reach the Gulf polygon at all, and its flood mapping runs to Zone AE at 9 and 10 feet alongside a 0.2 percent annual chance band. One thing does NOT separate the two, and an earlier version of this page said it did: the state's coastal construction control line crosses BOTH recorded footprints, so state coastal permitting jurisdiction reaches this property wherever in it a residence sits. The frontage is real, and it belongs to the larger of the two recorded parcels. What stands on that ground is spread out rather than stacked. The roll returns 109 residence parcels, every one recorded at a 1974 year built, with no later phase carrying a different date. The county maps building outlines across the two parcels, and the largest covers roughly 5,800 square feet, which is a house-sized footprint rather than a tower's. All 109 residences share a single street address, 940 Highway 98 East, and take unit numbers from one sequence that runs straight through instead of restarting at each level. Height is the one thing the county file cannot tell you. Its address layer carries a level attribute that reads the same single value on all 111 rows at this address, which is what that field holds where no level was recorded rather than a measurement of the building, so nothing in the county record establishes how many stories this property stands. That question is worth pressing, because Florida's structural and balcony inspection duties for buildings of three stories or more turn on the answer, and it has to come from the association's own file rather than from the map. The water inside the property is not this property's alone. A mapped water body of roughly nine and a half acres crosses the larger parcel, and the same polygon also crosses the recorded common ground of the Dunes of Destin plats next door, plus one house lot there. Shoreline Towers I through IV adjoin on the other side.

• Gulf shoreline forms the boundary of the larger recorded parcel
• One hundred nine residences, every one recorded at a 1974 year built
• Mapped building outlines whose largest covers about 5,800 square feet
• A mapped water body of roughly nine and a half acres crossing the parcel line