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Sandestin · Condo Building

Beachside Towers Condos for Sale

Two separately recorded condominiums on the resort's shore, Beachside One with 99 residences and Beachside Two with 170, under different associations, and divided again by the flood map: thirteen residences at Beachside Two carry velocity zone ground and none at Beachside One does.

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Gulf Front

About Beachside Towers

Shopped as a pair, recorded as two. Walton County's roll gives Beachside One 99 residential condominium parcels along Beachside One Drive with a common area held at the 4000 address, and gives Beachside Two 170 residential parcels addressed through the 4200s and 4300s on Beachside Two, with a separate common area of its own. Their unit numbering shares nothing: one runs from 4010 to 4155, the other from 200 to 377. Their governance differs as plainly. Beachside Two Condominium Association has been a Florida not-for-profit corporation since September 1982, is administered from Palafox Place in Pensacola through a law firm serving as its registered agent, and files its officers at 1 Beachside Two Drive. For the association the county roll names on Beachside One's common area, we could locate no matching registration under that name in the state's corporate index, which is a question for the seller's document package rather than a conclusion about the community. Two differences between them are large enough to price. The first is written into the master association's own beach notice, and it favors Beachside One, which the notice names among the upland owners whose stretch of sand is reserved to them. The second runs the other way and is the more expensive of the two. Measured against every parcel's drawn boundary in both recorded series, rather than against a pin dropped somewhere inside one, the seaward end of Beachside Two stands in a velocity zone: units 343 and 360 through 374, thirteen residences in all, occupy ground the effective map rates Zone VE with 12 feet as its base flood elevation. Velocity zones are the coastal designation written for wave action, and they carry the steepest construction and insurance consequences the federal map assigns. Each association's common parcel carries that same rating. Nothing at Beachside One does. Two agencies were asked the question of the same shapes and neither dissented on a single parcel. This page previously published no flood difference at all between the two communities, having written the velocity zone off as an artifact of the box it was measured with; it is not an artifact, and the correction is set out in the flood citation below.

HOA & Fees

There is no single answer here, because there is no single association. Whichever of the two a residence sits in has its own corporation, its own declaration and its own budget, and the two are not administered from the same place or even the same end of Florida, so a document package for one says nothing about the other. Layered above both, the master property owners association bills all owners in the resort alike and sets out in writing what its assessment reaches: landscape of the common properties, lake maintenance, security, sanitation, most roadways and master drainage, the paths, architectural review, and two swimming pools. Its own words are that none of that assessment finds its way back to the resort company or to what the company owns and runs, which is where the courses, the courts, the rental bicycles, the chairs on the sand and the beach club itself all sit. Read the correct association's budget, then the master's, then the easement documents behind the beach. Read the insurance with them, and read it separately for each of the two, because the flood map does not treat them alike: the parcel each association holds in common is rated Zone VE at a mapped 12 foot base flood elevation, and so are thirteen residences at Beachside Two, while no residence at Beachside One holds hazard ground at all. Ask each board what its master policy carries on the common ground and what a claim there would do to an owner's share.

Rental Policy

Which of the two condominiums a residence belongs to decides which recorded declaration governs its use, so there is no single rental answer for this name. Identify the correct association first and read its declaration and rules; then take up how the resort handles arriving guests, and separately what Walton County requires of a property rented on short terms. This page substitutes for none of it.

  • Two separately recorded condominiums under one shopping name
  • Ninety-nine residences at Beachside One, one hundred seventy at Beachside Two
  • A separate common-area parcel for each
  • A stretch of shore the master association reserves to Beachside One's owners
  • Velocity zone ground at thirteen Beachside Two residences and at both common areas

Live Inventory

Active Listings at Beachside Towers

Gulf FrontShort-term rental potential

$550,000

4258 Beachside Two Drive Unit 4258

Miramar Beach, FL 32550

Studio 1 ba 772 sqft
Price Reduced Gulf FrontShort-term rental potential

$859,000

4033 Beachside One Drive Unit 4033

Miramar Beach, FL 32550

2 bd 2 ba 1,177 sqft
Price Reduced Gulf FrontShort-term rental potential

$797,000

4202 Beachside Two Drive Unit 202

Miramar Beach, FL 32550

2 bd 2 ba 1,259 sqft
Price Reduced Gulf FrontShort-term rental potential

$839,000

4017 Beachside One Drive Unit 4017

Miramar Beach, FL 32550

2 bd 2 ba 1,177 sqft
Price Reduced Gulf FrontShort-term rental potential

$910,000

4083 Beachside One Drive Unit 4083

Miramar Beach, FL 32550

2 bd 2 ba 1,177 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

Beachside Towers FAQ

Are Beachside One and Beachside Two the same building twice?

No. The county roll records them as two condominiums of very different size, 99 residential parcels against 170, on two streets, with two separate common-area parcels held by two differently named associations. Their unit numbering systems are unrelated: 4010 to 4155 in one, 200 to 377 in the other. A comparison that treats them as a matched pair will mislead on dues, on governance and on the beach.

What does the master association say about the beach here?

It says something specific about Beachside One. Its published notice states that easements allow owners and guests to use certain areas of the beach while other areas are restricted to the upland property owners' use only, and it names the Hilton, Southwinds III and Beachside I among those upland owners. The same notice records that the master association holds title to no part of the beach and to none of the lots where people park, that every bit of it reaches owners through easements granted by the resort's corporate owner and by the upland owners, and that restrictions written into those easement documents are therefore permissible.

How can a buyer tell which association would govern a purchase?

By the street and the unit number, which travel together here. Residences on Beachside One Drive carry numbers in the 4000s and 4100s; Beachside Two residences carry numbers from 200 to 377 and are addressed in the 4200s and 4300s. Beachside Two Condominium Association is a 1982 Florida corporation administered from Pensacola with its officers filed at 1 Beachside Two Drive. We could not match the name the roll gives for the other association to a Florida registration, so ask the seller for that corporation's documents by name.

Do the two Beachside communities carry the same flood rating?

No, and this is the correction that matters most on this page. Measured against every parcel's drawn boundary instead of a pin dropped inside one, thirteen Beachside Two residences occupy ground the effective map rates Zone VE with 12 feet as its base flood elevation. A velocity zone is the coastal designation written for wave action, and it is the costliest rating the federal map assigns. Those thirteen are units 343 and 360 through 374, at the seaward end. Each of the two associations holds a common parcel carrying that same rating. Every other residence in either community occupies no special flood hazard ground whatever, and Walton County's adopted mapping dissents from the federal reading on none of it. An earlier version of this page published no difference between the two, because twenty pins dropped inside parcels came back Zone X and the velocity zone a box had returned was written off as the box's fault. It was not the box's fault. A pin inside a small unit stamp is blind to a boundary running along the seaward edge of a property, and exposure read that way comes out too low. Order the flood determination against the exact unit number before pricing anything, obtain its elevation certificate alongside, and put the shared ground to each board as a master policy question.

Sources

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