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Miramar Beach · Condo Building

TOPS'L Beach Manor Condos for Sale

TOPS'L Beach Manor is a 14-story condominium of 121 residences in the TOPS'L community of Miramar Beach, Walton County, declared in 1986.

Updated

Ask About TOPS'L Beach ManorMarket AnalyticsAll Miramar Beach Buildings

1986

Year Built

14

Floors

121

Total Units

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.

Guest rating

4.8 out of 5

From 2,410 guest reviews on Airbnb and Vrbo

Across 46 rental listings with guest reviews in this building

  • Airbnb 4.8
  • Vrbo 4.8
See what guests rate

About TOPS'L Beach Manor

The Topsail, Ltd., a Texas limited partnership, declared TOPS'L Beach Manor in 1986 as one building of up to 121 residences, and the survey recorded with the declaration labels it an existing 14 story condominium. Walton County's roll holds exactly 121 residence parcels and one common-area parcel for the property, which meets that ceiling, and the assessor dates every residence to 1986. The declaration was first recorded in Official Records Book 370 and then re-recorded in Book 372 at page 25 to correct the legal description and restore plans and exhibits left out of the first filing, so the second recording is the one to read.

Unit numbers carry a letter, A through D and F with no E, and climb from the first level to the fourteenth. The roll lists six living areas: 1,207 square feet for 48 residences, 1,222 for 42, 1,325 for five, 1,579 for nine, 1,593 for six and 1,915 for eleven. The 1,915 square foot homes are all F units, one on each level from the fourth to the fourteenth, and the 15 homes at 1,579 and 1,593 square feet are the ones the recorded plans give special and penthouse floor plans.

The parking structure is multi-level, with 186 spaces. None is assigned: each owner may use one and the rest serve visitors. The 1986 site plan draws a pool, a whirlpool and a pool house on the tract. The beach is a separate matter. The recorded boundary follows roads and tract lines and never mentions the water, the survey draws the approximate mean high water line apart from it, and the state roll titles the ground beyond the building's own common parcel to the south to TOPS'L Master Association Inc. rather than to the building's association. Measured on the parcel outlines, the Gulf shoreline in the national hydrography layer lies roughly 230 feet from the nearest condominium ground.

HOA & Fees

What is the HOA fee at TOPS'L Beach Manor?

As of November 11, 2026, the 4 TOPS'L Beach Manor condos for sale that report a fee on the MLS list HOA fees from $1,089 to $1,325 a month, with a median of $1,207 a month. Fees vary with unit size and type, so the fee for a specific residence is the one its listing and the association state.

Based on 4 active MLS listings that report an HOA fee. See the listings

The documents opened are the 1986 originals, so the buyer's work is finding what changed since. The declaration names two bodies that bill an owner: TOPS'L Beach Manor Condominium Association, Inc., and TOPS'L Master Association, Inc., which bills under master covenants that bind every owner. The declaration says the master assessments are not a common expense of the building association, even when the building association collects them as a convenience. Get current figures from both bodies in writing, along with the annual budget, the reserve schedule, the insurance certificate and the board minutes. The 1986 text also makes sales, and leases longer than one year, subject to association approval, with a right for the association to step in as buyer; ask whether a later amendment changed that. At fourteen stories and dated 1986, the building falls under Florida's milestone inspection statute: it reached thirty years in 2016, so if it was first cleared for use in 1986 its initial inspection fell due before December 31, 2024, with a repeat every ten years. Request that report and any repair scope that followed.

Rental Policy

Short-term rentals: allowed. Confirm the current minimum stay and registration with the association.

TOPS'L Beach Manor's 1986 covenants say each unit is a residence or dwelling. They add that this does not stop an owner from leasing a unit by the day, week, month or year. A lease longer than one year counts as a transfer and needs association approval. Tenants are bound by the covenants just like owners. Later amendments, today's association rules and the master covenants have not been checked. County and state registration and tax filings are separate from the declaration. Request the unchecked documents in writing.

What guests say about staying here

Combined Airbnb and Vrbo ratings for the vacation rentals in TOPS'L Beach Manor.

4.8 out of 5

2,410 reviews across 46 reviewed listings

  • Airbnb 4.8 from 99 reviews on 12 reviewed listings
  • Vrbo 4.8 from 2,311 reviews on 34 reviewed listings

What Airbnb guests rate

  • Cleanliness4.8
  • Accuracy4.8
  • Check-in4.8
  • Communication4.8
  • Location4.9
  • Value4.7

Guests rate the location highest.

These ratings describe the vacation rentals in this building, not any one unit for sale.

Market data by Key Data · 40 units tracked in this building · Nov 2025 to Nov 2026

  • Multi-level parking structure of 186 spaces, one for each owner's use and the rest for visitors, under the 1986 declaration
  • Pool and pool house drawn on the 1986 recorded site plan, with the pool deck and whirlpool marked there as under construction
  • Elevators serving the building, named among the maintenance duties in the 1986 management agreement

Live Inventory

Active Listings at TOPS'L Beach Manor

Gulf FrontShort-Term Rental Eligible

$849,000

9011 Us Highway 98 Unit C-602

Miramar Beach, FL 32550

2 bd 2 ba 1,207 sqft
New Gulf FrontShort-Term Rental Eligible

$1,050,000

9001 Us Highway 98 Unit D-314

Miramar Beach, FL 32550

2 bd 2 ba 1,325 sqft
Gulf FrontShort-Term Rental Eligible

$1,250,000

9011 US Highway 98 Unit D-414

Miramar Beach, FL 32550

2 bd 2 ba 1,325 sqft
Price ReducedShort-Term Rental Eligible

$725,000

9011 Us Highway 98 Unit C-108

Miramar Beach, FL 32550

2 bd 2 ba 1,207 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

TOPS'L Beach Manor FAQ

How much is the HOA fee at TOPS'L Beach Manor?

As of November 11, 2026, the 4 TOPS'L Beach Manor condos for sale that report a fee on the MLS list HOA fees from $1,089 to $1,325 a month, with a median of $1,207 a month. Fees vary with unit size and type, so the fee for a specific residence is the one its listing and the association state.

How many stories is TOPS'L Beach Manor?

The survey recorded with the 1986 declaration labels the building an existing 14 story condominium, and the unit numbers climb through fourteen levels to numbers such as C-1408 and F-1407. The two agree, though neither is the building's completion paperwork, which is what the state's inspection statute uses to date a building.

What sizes are the condos at TOPS'L Beach Manor?

The roll lists six living areas across the 121 residences: 1,207 square feet (48, all C units), 1,222 (42, the five A units and 37 of the B units), 1,325 (five D units on the first five levels), 1,579 (nine C units with special or penthouse plans), 1,593 (six B units with special or penthouse plans) and 1,915 (eleven F units from level four to fourteen).

Does TOPS'L Beach Manor sit directly on the sand?

Not by title. The declared tract is bounded by roads and tract lines, the 1986 survey draws the approximate mean high water line separately, and the state roll shows the ground beyond the building's own common parcel, to the south, as a parcel of TOPS'L Master Association Inc. How owners reach the sand is a question for the master covenants and any easement, not for the address.

Which FEMA flood zones cross TOPS'L Beach Manor?

Mapping crosses the site three ways. Roughly 15 percent of the ground is Zone VE, the wave-action category, with a base elevation of 11 feet in one area and 12 in another; about 60 percent is the shaded band for a 0.2 percent yearly chance, and about 24 percent is minimal-hazard Zone X. An elevation certificate for the building shows where its lowest finished floor stands against those elevations, which the map alone cannot.

Where do owners park at TOPS'L Beach Manor?

In a multi-level parking structure that the declaration counts at 186 spaces. No space is assigned; each owner is entitled to use one, and the remaining spaces are for visitors under the association's rules. With 121 residences, the guest share depends on how many spaces owners actually use, which the association can answer.

Sources

Other Miramar Beach Condo Buildings

Miramar Beach Communities

Communities in This Market

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