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Miramar Beach · Condo Building

Grand Dunes Condos for Sale

Two separately chartered condominiums sharing one name at 219 and 221 Scenic Gulf Drive, holding 89 and 88 recorded residences, where only the shoreline strip held in common at 219 is mapped as coastal high hazard and the ground beneath both buildings is not.

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About Grand Dunes

One name here covers two condominiums, and the corporate record is where that stops being a detail. Florida's division of corporations carries Grand Dunes Condominium Owners' Association, chartered July 25, 2003, and Grand Dunes II Condominium Owners' Association, chartered November 19, 2004, both active and separately filed. Walton County's roll agrees with the split: 219 Scenic Gulf Drive holds 89 residences in one parcel-number series, 221 holds 88 in another, and each building carries its own recorded common area parcel. The two are not the same size either. Unit numbering at 219 runs from 100 to 1850 and at 221 from 100 to 2350, so the second reaches occupied levels the first does not; the 221 series also carries no designator beginning 13, so its top label overstates how many levels it stands. That numbering is the roll's own and not a certified story count, but it is enough to show the pair is uneven, which matters because the inspection and reserve clocks in Florida law turn on height and age. Position on the beach is the second thing the two do not share, and it is where the record contradicts the way this address is usually described. The parcel that reaches the water is the common area recorded to the association at 219: within the buildings' own longitude band it is the southernmost parcel of record, with no other owner between it and the sand. Every mapped flood hazard here sits on that one strip, which the effective federal map draws as Zone VE at base flood elevations of 11, 12 and 15 feet with Zone AE at 10 feet behind it. No residence parcel at either address carries special flood hazard ground, and the 221 parcels stand roughly seven hundred feet back from the seaward edge, behind the 219 property rather than on the shore.

HOA & Fees

Establish which of two corporations governs the residence in hand before reading anything else, because the two are chartered separately, funded separately, and a budget from one tells you nothing about the other. Both are condominium associations, so Florida's structural integrity reserve study provisions reach them, and reserves for the items that study identifies may not be waived in budgets adopted on or after December 31, 2024. Florida also requires a milestone structural inspection of condominium buildings three stories or more in height, and the deadline is not a single number: the 2024 compilation sets it at thirty years of age, then every ten years after, but it lets the local enforcement agency require the first inspection at twenty-five years where local conditions such as proximity to salt water warrant, which is the situation on this frontage. Thirty years is the outer date and Walton County is the agency to ask. Note too that the clock runs from the date the certificate of occupancy was issued, a date the assessment roll does not carry for condominium units, so only the associations hold it. Ask each for its own reserve study, its own exterior project history, its own certificate of occupancy date, and its own coastal insurance posture, and expect the answers to differ.

Rental Policy

Guest use at this address depends on which of the two condominiums a residence belongs to, and because they keep separate documents, a rule read at 219 does not settle 221. Obtain the current declaration and rules for the correct association together with Walton County's registration requirements. The split reaches the state paperwork too. Each corporation would be its own lodging establishment, so a residence let for short stays at 221 depends on filings made by the association at 221, and the unit numbering at that address climbs higher than at 219, which means the two buildings are unlikely to sit in the same place on Florida's height-triggered inspection cycle even though they share a name and a shoreline.

  • 219 Scenic Gulf Drive: 89 recorded residences
  • 221 Scenic Gulf Drive: 88 recorded residences
  • Two separately chartered condominium associations
  • Beachfront common area recorded to the 219 association

Live Inventory

Active Listings at Grand Dunes

NewLuxury

$1,895,000

221 Scenic Gulf Drive Unit 330

Miramar Beach, FL 32550

3 bd 3 ba 2,490 sqft
Gulf FrontLuxury

$2,495,000

221 Scenic Gulf Drive Unit 320

Miramar Beach, FL 32550

4 bd 4 ba 3,030 sqft
Luxury

$3,199,999

221 Scenic Gulf Drive Unit 1020

Miramar Beach, FL 32550

4 bd 4 ba 3,030 sqft
Luxury

$2,695,000

221 Scenic Gulf Drive Unit 250

Miramar Beach, FL 32550

4 bd 4 ba 2,844 sqft
Luxury

$2,795,000

219 Scenic Gulf Drive Unit 1630

Miramar Beach, FL 32550

3 bd 3 ba 2,500 sqft

Building Answers

Grand Dunes FAQ

Is Grand Dunes one condominium or two?

Two. State corporate records carry Grand Dunes Condominium Owners' Association, chartered in July 2003, and Grand Dunes II Condominium Owners' Association, chartered in November 2004, both active. The county roll matches them to the buildings: 219 Scenic Gulf Drive in one parcel-number series, 221 in another, each with its own recorded common area.

Do the two buildings stand the same height?

The record says no. Unit numbering runs to 1850 at 219 and to 2350 at 221, so the second building reaches levels the first does not. The 221 series also carries nothing numbered in the thirteen hundreds, which is the ordinary way a building skips that label, so its highest number is one more than the levels it stands. Neither figure is a certified story count, and no agency source publishes one, so treat the numbering as evidence of a range rather than as a floor total.

Are the residences at Grand Dunes in a flood hazard area?

No residence parcel at either address is, and that is a narrower answer than this address usually gets. Reading the effective federal map against the parcel outlines rather than sampling a point, the only ground here inside a special flood hazard area is the beachfront common-area parcel recorded at 219, which carries Zone VE at base flood elevations of 11, 12 and 15 feet with Zone AE at 10 feet behind it. Walton County's own flood layer returns the same result, and returns nothing but Zone X over the 221 parcels. A residence is still insured on its own elevation certificate, not on this page.

Do both buildings front the beach?

No. The parcel that reaches the water is the common area recorded to the association at 219, and within the buildings' own longitude band nothing of any other owner lies between it and the sand. The 221 parcels begin roughly 730 feet inland of that seaward edge, behind the 219 property, so a residence there is in the recorded condominium's name without standing on the shore.

Sources

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