Miramar Beach · Building Market Report
The Empress
Every number a buyer, seller, or investor needs on one building: live inventory, rental benchmarks, and the neighborhood around it - refreshed monthly from MLS and market data.
Inventory updated daily · Sale statistics updated September 22, 2026 · Next statistics update early October 2026
How the building is trading
Fewer than three units closed here in the trailing 12 months - too thin a sample to publish reliable statistics. Ask us for a hand-built sales review instead.
Forty parcels stacked four to a level make this one of the few addresses on the beach road where a comparison is nearly clean, and that is precisely why the exceptions matter. Level is the variable the record can prove for those forty, since the designator itself names it, and it is the one most likely to separate two otherwise similar sales. Four further parcels carry a P designator in the legal description instead, with no level in it, while the county's address field numbers those same four 1201 through 1204, so a sale on one of them is not a clean level comparable to anything. The two variables the record cannot prove are condition and the beach instrument, and the second is the larger of them. Because no parcel here reaches the water, whatever a residence enjoys in the sand comes from a recorded document that can be narrower than a listing sentence and can read differently for a guest than for an owner. Read it before treating any past sale on this address as a comparable.
Based on information from ECAR for the period September 22, 2025 through September 22, 2026.
From the active file
3 units are on the market at The Empress today:
$1,100,000
1272 Scenic Gulf Drive Unit 502
Miramar Beach, FL 32550
$1,650,000
1272 Scenic Gulf Drive Unit 304
Miramar Beach, FL 32550
$1,299,000
1272 Scenic Gulf Drive Unit 603
Miramar Beach, FL 32550
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.
What similar rentals earn nearby
$242/night
Average Daily Rate
Trailing 12 months, average across Miramar Beach condos, 2-4 bedrooms
52%
Occupancy
Guest, owner and held nights over calendar nights, across Miramar Beach condos, 2-4 bedrooms
47 nights
Owner Use
Owner and maintenance nights per rental, trailing 12 months, across Miramar Beach condos, 2-4 bedrooms
$98 to $362
Monthly Rate Range
Average nightly rate by month, lowest in January, highest in June
1210
Rentals Tracked
Units in Miramar Beach condos, 2-4 bedrooms
6 nights
Average Stay
76 days
Booking Window
Average lead time before arrival
Market data by Key Data · 1210 similar rentals tracked (Miramar Beach condos, 2-4 bedrooms) · Sep 2025 to Aug 2026
Market statistics reflect the trailing performance of similar rental properties in this market, not this specific property, and are opinions of potential performance, not a guarantee of income. Performance varies with management, seasonality, and personal use. Verify rental eligibility and all figures independently.
The rental analysis is for signed-in readers
We publish each home's rental analysis on the signed-in side of the site, not on the open page. With a free account you will find, on the individual listings here that qualify, how rentals similar to that home perform: the average daily rate, occupancy, typical stay and booking window. The segment's daily rate, occupancy and tracked-rental count stay public on this page.
Sign in or create a free accountWhat decides whether a unit here can be rented
These are benchmarks for a segment of comparable rentals, not a finding about The Empress. What a unit here may actually do is set by documents, and there are three of them. The recorded declaration sets any minimum lease term. The association's current rules can add stay-length minimums, rental caps, or owner-occupancy requirements the local code does not impose, and a board can change them after a purchase. The city or county that governs this address runs its own short-term-rental registration requirements over both. Request all three in their current form from the association and the local government during diligence, before purchasing with rental income in mind.
Rental rules on the MLS today: 3 of 3 active listings disclose“Short Term Rental - Allowed”. Always verify the association's current policy.
The neighborhood: Seascape Golf and Beach Resort
The Empress sits in or beside the Seascape Golf and Beach Resort Census neighborhood - the area figures below describe that neighborhood, not this building alone.
Neighborhood Data
Seascape Golf and Beach Resort at a Glance
4,321
Properties
$548K
Median Home Value
92%
Second Homes / Seasonal
Source: LiveBy, via the U.S. Census Bureau American Community Survey 2023. Figures are area estimates for general market context.
Demographic information is provided for general informational purposes only and must not be used to make housing decisions on the basis of race, color, religion, sex, familial status, national origin, disability, or any other protected class. Dream Destin Realty supports the Fair Housing Act and equal-opportunity housing.
Reading this file
Where do these numbers come from?
Sale and inventory statistics are computed from ECAR MLS data by Dream Destin Realty and refreshed on a 30-day cycle. Based on information from ECAR for the period September 22, 2025 through September 22, 2026. Rental benchmarks are market-segment aggregates from Key Data - never figures for a specific unit. Neighborhood figures are LiveBy area estimates built on the U.S. Census American Community Survey.
Why is there no list of individual sold units?
2 units closed at The Empress in the trailing 12 months. MLS rules do not allow individual sold listings to be displayed publicly, so this page shows building-level statistics only - ask us for the unit-by-unitsold report and we'll walk you through it.
How are thin samples handled?
Any figure computed from fewer than three sales is withheld rather than published - a one-sale “median” is just that sale's price. Counts always show; prices earn their way onto the page.
Thinking about buying or selling at The Empress?
We track this building's sales and fees every month, and keep its rental rules on file - get the full picture before you commit.
- MLS market data (ECAR) - updated September 21, 2026
- Vacation-rental market data (Key Data) - updated September 21, 2026
- Neighborhood data (LiveBy / U.S. Census ACS) - updated September 21, 2026
Sale and inventory statistics are computed from ECAR MLS data by Dream Destin Realty.
Market statistics on this page are provided for informational purposes only. Information is deemed reliable but not guaranteed, and figures are not a guarantee of future market performance. Rental-income benchmarks are not a guarantee of future performance, so verify independently every time. These figures are not tax, legal, or investment advice; consult the appropriate licensed professional before making a financial decision. Data as of September 22, 2026.
Sources
- Walton County parcels recorded as The Empress, and the parcels between it and the water, Florida Department of Revenue statewide cadastral (accessed August 21, 2026)
- Empress Owners Association, Inc., Florida Division of Corporations (accessed August 21, 2026)
- FEMA National Flood Hazard Layer, zone polygons over the Empress parcels (accessed August 23, 2026)
- USGS National Hydrography Dataset, Gulf shoreline south of 1272 Scenic Gulf Drive (accessed August 21, 2026)
- Florida Statutes 509.241, licenses required for public lodging establishments (accessed August 21, 2026)
- Florida Statutes 553.899, milestone inspections (accessed August 21, 2026)