Sandestin · Building Market Report
Observation Point
Every number a buyer, seller, or investor needs on one building: live inventory, closed-sale history, and rental benchmarks - refreshed monthly from MLS and market data.
Inventory updated daily · Sale statistics updated August 10, 2026 · Next statistics update early October 2026
How the building is trading
4 units closed at Observation Point in the trailing 12 months at a median of $445,000, with a 98.1% median list-to-sale ratio. On the active side, 5 of 8 listings sit below original list price, and standing inventory works out to 24.0 months of supply at the current sales pace.
Read this market by the condominium rather than by the name on the door. Everything at these three street numbers shares one declaration, one board and one reserve position, so a special assessment adopted for the property lands on a residence marketed under any of the four building names inside it, and a middle figure calculated on one of those names describes a slice of a larger pool. Level matters as well. At the 9100 number the designator blocks run from nineteen units in the low series to thirteen in the top one, so supply thins toward the upper levels and a single trade can shift how a thin block looks. Third, flood is a cost input that runs one way here and should be read as one: measured across the whole of each recorded parcel rather than at a test point in it, no residence at any of the three street numbers holds ground in the special flood hazard area, on the federal map or the county's. That is not the common answer on this side of the resort and it belongs in a carrying cost comparison. The exception is the ground the association holds in common, which does carry hazard ground, so it reaches an owner through the association's insurance rather than through a policy on a residence.
Year-over-year figures compare the 12 complete calendar months from August 2025 through July 2026 with the 12 before them. That window can differ from the trailing totals above, which run day-precise through August 10, 2026 rather than by whole calendar months.
| Period | Value |
|---|---|
| 2021 | $366K |
| 2022 | $452K |
| 2023 | Sample too small |
| 2024 | $460K |
| 2025 | $445K |
| 2026 YTD | Sample too small |
| Period | Value |
|---|---|
| 2021 | $403 |
| 2022 | $488 |
| 2023 | Sample too small |
| 2024 | $481 |
| 2025 | $435 |
| 2026 YTD | Sample too small |
| Period | Value |
|---|---|
| Aug 24 | 1 |
| Sep 24 | 0 |
| Oct 24 | 0 |
| Nov 24 | 0 |
| Dec 24 | 1 |
| Jan 25 | 1 |
| Feb 25 | 1 |
| Mar 25 | 0 |
| Apr 25 | 1 |
| May 25 | 0 |
| Jun 25 | 0 |
| Jul 25 | 0 |
| Aug 25 | 0 |
| Sep 25 | 1 |
| Oct 25 | 1 |
| Nov 25 | 0 |
| Dec 25 | 0 |
| Jan 26 | 1 |
| Feb 26 | 0 |
| Mar 26 | 0 |
| Apr 26 | 0 |
| May 26 | 1 |
| Jun 26 | 0 |
| Jul 26 | 0 |
The monthly charts cover the 24 complete calendar months from August 2024 through July 2026, and a month with no closings is a zero bar rather than a gap. Their last 12 months are the window the year-over-year figures compare.
Based on information from ECAR for the period August 11, 2021 through August 10, 2026.
From the active file
8 units are on the market at Observation Point today - a sample of the current file:
$715,000
9100 Baytowne Wharf Boulevard Unit 452
Miramar Beach, FL 32550
$439,900
9100 Baytowne Wharf Boulevard Unit 364
Miramar Beach, FL 32550
$650,000
9100 Baytowne Wharf Boulevard Unit 274/276
Miramar Beach, FL 32550
$344,000
9100 Baytowne Wharf Boulevard Unit 453
Miramar Beach, FL 32550
$349,000
9100 Baytowne Wharf Boulevard Unit 562
Miramar Beach, FL 32550
$419,000
9100 Baytowne Wharf Blvd Unit 558
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.
The investor file
| Typical acquisition (median, 12 mo) | $445,000 |
|---|---|
| Middle-half range (25th-75th pct, 9 priced sales / 24 mo) | $375,000 - $470,000 |
| Median price, 2021 to 2025 | +21.6% ($366,000 to $445,000) |
| Average sale price (12 mo) | $398,750 |
| Sales volume, trailing 12 months | $1,595,000 |
| Sale price range, trailing 12 months | $235,000 - $470,000 |
| Bedrooms | Active | Sold (12 mo) | Median Sale Price |
|---|---|---|---|
| 1 BR | 2 | 1 | Sample too small |
| 2 BR | 3 | 2 | Sample too small |
| 3 BR | 3 | 1 | Sample too small |
Based on information from ECAR for the period August 11, 2021 through August 10, 2026.
What similar rentals earn nearby
$231/night
Average Daily Rate
Trailing 12 months, average across Sandestin condos, 1-3 bedrooms
51%
Occupancy
Guest, owner and held nights over calendar nights, across Sandestin condos, 1-3 bedrooms
44 nights
Owner Use
Owner and maintenance nights per rental, trailing 12 months, across Sandestin condos, 1-3 bedrooms
$110 to $336
Monthly Rate Range
Average nightly rate by month, lowest in February, highest in July
405
Rentals Tracked
Units in Sandestin condos, 1-3 bedrooms
5 nights
Average Stay
63 days
Booking Window
Average lead time before arrival
Market data by Key Data · 405 similar rentals tracked (Sandestin condos, 1-3 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 Observation Point. 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: 8 of 8 active listings disclose“Short Term Rental - Allowed”. Always verify the association's current policy.
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 August 11, 2021 through August 10, 2026. Rental benchmarks are market-segment aggregates from Key Data - never figures for a specific unit.
Why is there no list of individual sold units?
4 units closed at Observation Point in the trailing 12 months, from $235,000 to $470,000. 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 Observation Point?
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) - showing data from August 10, 2026 (latest refresh attempt did not complete)
- Vacation-rental market data (Key Data) - 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
- Gateway at Baytowne Wharf Condominium Association, Inc., Florida Division of Corporations (accessed August 21, 2026)
- Observation Point South 269, LLC, Florida Division of Corporations (accessed August 21, 2026)
- Florida Department of Revenue statewide cadastral roll, the Gateway parcels by recorded parcel-ID series (accessed August 23, 2026)
- FEMA National Flood Hazard Layer against a residence's whole recorded parcel in this condominium (accessed August 23, 2026)
- USGS National Hydrography Dataset, named water at this footprint (accessed August 21, 2026)
- Neighborhood association management roster, August 14 2026 edition, Sandestin Owners Association (accessed August 21, 2026)
- New Homeowners, Sandestin Owners Association (accessed August 21, 2026)