Tivoli by the Sea

01How the building is trading

8 units closed at Tivoli by the Sea in the trailing 12 months at a median of $717,500, with a 96.6% median list-to-sale ratio. On the active side, 1 of 3 listings sits below original list price, and standing inventory works out to 4.5 months of supply at the current sales pace.

Anyone comparing residences here by name is working from a partial list and has no way to see that from the list itself. The county roll files 84 recorded residences under three parcel-number series, addressed 5220 through 5303. Searching those same records for the words Tivoli by the Sea returns 52 of them. The other 32 are on the roll, they are in the community, and they are invisible to the search, for three reasons that all sit in the same field: some legal descriptions never carry the name at all and read Condo Unit followed by a number and a phase, others run into the 30 character limit the field prints and stop mid-name, and a few are written a third way, as Apt No. Selecting by street does not rescue it either, because the 5300 numbers on Tivoli Drive also carry a different community. The parcel-number series is the only scope that holds. What makes that worth acting on rather than merely noting is where the missing 32 sit. They are not scattered evenly. The first series, the 28 residences numbered 5220 to 5247, is reached by the name search twice. Twenty-six of those 28 are missing from it, while the second and third series come back almost whole. So a comparable set assembled by name is not simply a smaller version of this community, it is a set drawn overwhelmingly from the two later phases, with the earliest phase almost entirely absent. Those phases are not interchangeable: state records date the three associations to April 1986, April 1991 and November 1992, and each keeps its own declaration, its own budget and its own reserve study. A price per square foot averaged across the name is therefore averaging a mostly 1990s sample and presenting it as the whole address. Match a residence to its series before comparing anything, and read the association documents that go with it rather than the ones that go with the name. Then two qualifications on whatever number survives that exercise. The roll carries no year built for a condominium unit here, returning zero on all 85 parcels, so the vintage on this page rests on a charter date rather than on an assessment record, and it dates the first association only. And the golf ground that reaches the community on two sides is inside the resort company's own Baytowne Golf Course parcel, so the outlook crosses land the community does not own and play is a separate purchase rather than an amenity a price should capitalise.

Year-over-year figures compare the 12 complete calendar months from September 2025 through August 2026 with the 12 before them. That window can differ from the trailing totals above, which run day-precise through September 22, 2026 rather than by whole calendar months.

The monthly charts cover the 24 complete calendar months from September 2024 through August 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 September 23, 2021 through September 22, 2026.

02From the active file

3 units are on the market at Tivoli by the Sea today:

NewShort-term rental potential

$585,000

5245 Tivoli Drive Unit 5245

Miramar Beach, FL 32550

2 bd 2 ba 1,444 sqft

Short-term rental potential

$1,025,000

5303 Tivoli Drive Unit 5303

Miramar Beach, FL 32550

3 bd 4 ba 2,260 sqft

Price ReducedShort-term rental potential

$935,000

5261 Tivoli Way Unit 5261

Miramar Beach, FL 32550

3 bd 3 ba 2,342 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.

03The investor file

Based on information from ECAR for the period September 23, 2021 through September 22, 2026.

04What similar rentals earn nearby

05The neighborhood: Tang-o-mar

Tivoli by the Sea sits in or beside the Tang-o-mar Census neighborhood - the area figures below describe that neighborhood, not this building alone.

06Reading this file