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Miramar Beach · Condo Building

Leeward Key Condos for Sale

A twelve level condominium tower at 2936 Scenic Gulf Drive in Miramar Beach holding 70 residences on a footprint under 140 feet across, with a separate shore parcel held by the owners association on the far side of the road.

Ask About Leeward KeyMarket AnalyticsAll Miramar Beach Buildings

70

Total Units

Yes

Gulf Front

Year built, floor and unit figures are as published by the sources cited at the foot of this page. Confirm them against the association's own documents during diligence.

About Leeward Key

Leeward Key is one tower and the county roll makes its shape easy to read. Seventy residences sit in a single identifier series at 2936 Scenic Gulf Drive: four numbered on a first level and exactly six repeating on every level from the second to the twelfth. The parcels covering them measure roughly 96 feet north to south by 137 feet east to west, so this is a tall and narrow building rather than a spread out one, and the six residences on any given level are the whole of that level. The owners association holds one common parcel that the roll draws in two separate pieces and returns twice. One piece wraps the tower. The other lies on the far side of Scenic Gulf Drive and runs down to where the assessed land ends, with no owner recorded past it. A second association parcel, a sliver about 154 feet east to west and 10 feet north to south, sits north of the tower and is easy to confuse with the returned-twice one, which is how an earlier version of this page came to describe one parcel as two. Do not read the roll's land area figure for the two-piece parcel as the size of both pieces: it is close to the area of the seaward piece alone, and the ground the county draws under that one parcel number is several times larger. That is where the frontage is. Not one residence parcel touches the shore, and about 390 feet of the association's own ground lies between the tower and it. Measured across the whole of each parcel rather than at one point inside it, the seventy residence parcels lie entirely in the area of minimal flood hazard with no special flood hazard ground on any of them; across the road the association's ground falls in the coastal high hazard class instead, 15 feet at its outer edge and 12 feet inland. The county maps this ground in its Coastal Center district, adopted by ordinance in 2018, and the height rule it publishes for this planning area reads 50 feet, a figure a twelve level building plainly predates, so any question about rebuilding to the existing height belongs with the county rather than with a listing.

HOA & Fees

Seventy residences carry a twelve level structure and two separate common parcels, one of them on the far side of a public road, which is a wide obligation for a small membership. The shore parcel maps in the coastal high hazard category while the tower does not, so the insurance behind the two is not the same conversation and should not be asked about as one. Seventy owners carry a twelve level structure through the state's milestone inspection cycle, which arrives on a schedule tied to the building's age and lands on a membership this size all at once. Five things belong in the file before an offer: what the declaration records, what the board budgeted this year, what the reserve analysis found, what the last inspection filed, and what coverage sits separately on each of the two common parcels, together with the written rules governing use of the ground across the road.

Rental Policy

Short stays here need a live county registration attached to the individual property, filed again every year. Two things are specific to this building. Reaching the water from a residence means crossing a public road onto ground the association holds in its own name, so what a guest may do there follows association rules rather than anything in a deed, and a listing should say so instead of calling it private beach. Twelve levels also puts the state's exterior safety filing on this association's routine calendar rather than at its margins: every stair run, landing and rail serving those floors has to sit inside a certificate that is current before a guest arrives. Read the recorded declaration and the standing rules before assuming any residence may be let.

  • Seventy residences on twelve numbered levels
  • Six residences to a level above the first
  • Tower footprint under 140 feet across
  • One association common parcel, drawn in two separate pieces
  • A second, much smaller association sliver north of the tower
  • Shore parcel held by the association across the road

Live Inventory

Active Listings at Leeward Key

NewShort-term rental potential

$810,000

2936 Scenic Gulf Drive Unit 1104

Miramar Beach, FL 32550

2 bd 2 ba 1,032 sqft
Price ReducedShort-term rental potential

$737,000

2936 Scenic Gulf Drive Unit 506

Miramar Beach, FL 32550

2 bd 2 ba 1,185 sqft

The short-term rental badge above is not a permission of record. It reflects the MLS short-term-rental field where a listing discloses one, and otherwise where the home sits. Confirm the association's current rules and the local registration requirement before relying on it.

Building Answers

Leeward Key FAQ

How tall is Leeward Key and how many residences share a level?

Twelve numbered levels, with four residences on the first and exactly six on each level above it, totalling the 70 residences on the county roll. The parcels covering them measure roughly 96 feet by 137 feet, so each level is six residences and no more. That uniformity is unusual and it means level and orientation, rather than layout, are what separate most listings here.

What holds the frontage at Leeward Key?

The owners association, on a parcel across Scenic Gulf Drive from the tower. The association records one common parcel that the roll draws in two pieces, one around the building and one running from the far side of the road to the last assessed ground on this stretch, with no other owner beyond it. No residence parcel reaches the water and the tower stands about 390 feet back from it, so what an owner or guest may do on that ground comes from the association's documents.

What does the county's published height rule mean at this address?

The county maps this ground in its Coastal Center district under a 2018 ordinance, inside a planning area whose published height limitation reads 50 feet. A twelve level tower is well above that figure and predates the current mapping, so the building exists as it is while the rule that would govern new construction is a different question. Anyone weighing a rebuild, an addition or a change of envelope should put it to the county's planning department directly rather than reasoning from what already stands.

Sources

Other Miramar Beach Condo Buildings

Miramar Beach Communities

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