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Sandestin · Condo Building

Observation Point Condos for Sale

A building name inside the Gateway condominium at the Village of Baytowne Wharf, where one recorded condominium spans three street numbers and the resort company holds numbered units within it.

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Ask About Observation PointMarket AnalyticsAll Sandestin Buildings

No

Gulf Front

Guest rating

4.9 out of 5

From 808 guest reviews on Airbnb and Vrbo

Across 36 rental listings with guest reviews in this building

  • Airbnb 4.8
  • Vrbo 4.9
See what guests rate

About Observation Point

The county records no condominium called Observation Point. What they record at this location is Gateway, a single condominium addressed across three street numbers on Baytowne Wharf Boulevard, returning 66 residences at 9100, 39 at 9200 and 91 at 9300. Two documents connect the name to the address. The master association's management roster, in its August 2026 edition, lists Observation Point North and South inside the Gateway entry together with two further building names and one management company. Florida's corporate registry holds an active limited liability company organized for Observation Point South unit 269, and the address it files is 9100 Baytowne Wharf Boulevard. So this is a name for part of a larger condominium rather than a corporation of its own, and the instruments that govern a purchase are Gateway's: one declaration, one board, one reserve position covering all three numbers. The association has been chartered since May 2002, keeps its principal address at the 9300 number, files five officer seats and owns the common area parcel at 9100. The resort's corporate owner holds numbered non-residential units at 9200, inside the condominium.

HOA & Fees

What is the HOA fee at Observation Point?

As of November 11, 2026, the 8 Observation Point condos for sale that report a fee on the MLS list HOA fees from $252 to $1,751 a month, with a median of $1,274 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 8 active MLS listings that report an HOA fee. See the listings

The layer buyers here miss most often is the first one, because the governing association is Gateway's rather than this building's. Gateway at Baytowne Wharf Condominium Association was chartered as a Florida not-for-profit in May 2002, files its principal address at 9300 Baytowne Wharf Boulevard, carries five officer seats, works through an outside management firm on Grand Boulevard and owns the common area parcel at the 9100 number. Its declaration, its budget and its reserves cover every residence at all three street numbers, so a question asked about Observation Point is answered out of Gateway's documents. Above that, the Sandestin Owners Association bills every property owner in the resort once a year, and the assessment roll shows that same body owning the streets and common areas through this village, which is the practical reason the pavement outside is not your association's to maintain. What the yearly bill covers is a published and closed list: roadway upkeep, drainage, the landscape, the lakes, sanitation, security and a pair of pools. It does not extend to the resort company's golf, courts, bicycles, beach service or beach club, each of which is bought from that company on membership terms. Note as well that the resort's corporate owner holds numbered non-residential units inside this condominium.

Rental Policy

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

Any plan at Observation Point starts with Gateway's recorded declaration, not the building name. A restriction written there reaches homes at all three Observation Point street numbers. Ask whether the declaration treats the buildings in this condominium alike. Two more answers matter. The resort's guest process is one. County registration is the other. Get each in writing before you commit to dates.

What guests say about staying here

Combined Airbnb and Vrbo ratings for the vacation rentals in Observation Point.

4.9 out of 5

808 reviews across 36 reviewed listings

  • Airbnb 4.8 from 375 reviews on 25 reviewed listings
  • Vrbo 4.9 from 433 reviews on 11 reviewed listings

What Airbnb guests rate

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

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 · 43 units tracked in this building · Nov 2025 to Nov 2026

  • A building name within the Gateway condominium at Baytowne Wharf
  • One declaration reaching residences at three street numbers
  • A common area parcel held by the Gateway association
  • Village ground where the master association owns the streets

Live Inventory

Active Listings at Observation Point

Short-Term Rental Eligible

$390,000

9100 Baytowne Wharf Boulevard Unit 462

Miramar Beach, FL 32550

1 bd 1.5 ba 808 sqft
Short-Term Rental Eligible

$399,500

9100 Baytowne Wharf Boulevard Unit 451

Miramar Beach, FL 32550

2 bd 2 ba 1,023 sqft
Short-Term Rental Eligible

$349,000

9100 Baytowne Wharf Boulevard Unit 562

Miramar Beach, FL 32550

2 bd 1.5 ba 808 sqft
Short-Term Rental Eligible

$715,000

9100 Baytowne Wharf Boulevard Unit 452

Miramar Beach, FL 32550

3 bd 3 ba 1,500 sqft
Short-Term Rental Eligible

$439,900

9100 Baytowne Wharf Boulevard Unit 364

Miramar Beach, FL 32550

2 bd 2 ba 1,023 sqft
Short-Term Rental Eligible

$650,000

9100 Baytowne Wharf Boulevard Unit 274/276

Miramar Beach, FL 32550

3 bd 3 ba 1,424 sqft
Price ReducedShort-Term Rental Eligible

$344,000

9100 Baytowne Wharf Boulevard Unit 453

Miramar Beach, FL 32550

1 bd 1 ba 704 sqft
Price ReducedShort-Term Rental Eligible

$595,000

9100 Baytowne Wharf Boulevard Unit 474-6

Miramar Beach, FL 32550

3 bd 3 ba 1,424 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

Observation Point FAQ

How much is the HOA fee at Observation Point?

As of November 11, 2026, the 8 Observation Point condos for sale that report a fee on the MLS list HOA fees from $252 to $1,751 a month, with a median of $1,274 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.

Is Observation Point a condominium of its own?

No record we can reach says so. The county assessment roll files every residence at this location under the Gateway condominium name, and Florida's corporate registry lists a Gateway at Baytowne Wharf Condominium Association but no association chartered under the Observation Point name. The master association's roster for August 2026 places Observation Point North and South inside the Gateway entry beside two other building names. Read the answer as a location within a larger condominium, and order Gateway's documents.

Is this a marina address, and which water is nearest?

The closest mapped water lies about 690 feet west-southwest and federal hydrography names it Horseshoe Bayou, a feature named separately from Choctawhatchee Bay, whose nearest edge is roughly 1,010 feet west-northwest. No parcel here reaches either. Between the residences and the water the roll shows the village's commercial units, held by companies rather than by this association, so any dock or slip arrangement runs through whoever owns it and does not travel with a purchase at this address.

What did the flood map return for this footprint?

Every residence in the condominium is clear of the special flood hazard area, and the ground the association holds in common is not. Each parcel in the condominium's recorded series was posted to the effective federal map and to Walton County's own map as its own shape rather than sampled at a point, and no hazard polygon shares any ground with any residential parcel at any of the three street numbers, on either map. What is not clear is the tract every owner shares. The parcel filed to the association at the 9100 number carries hazard ground of its own, rated Zone AE against a seven foot elevation, which is a question for the association's policy and not for a policy on any residence. An earlier version of this answer reported twenty three test points inside the 9100 footprint, split eleven and twelve between the two low risk bands, and explained the Zone AE that a bounding box returns as something the points showed did not reach these parcels. The clearance is real; that explanation was not. The Zone AE is genuine ground inside this condominium, on the parcel every owner shares, and the two band split is withdrawn because the boundary between those bands moves with where a test point falls. Pull the determination for the specific residence, and ask the association how the common ground is insured.

Sources

Other Sandestin Condo Buildings

Communities in This Market

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