Santa Rosa Beach · Condo Building
Village at Blue Mountain Beach Condos for Sale
Village at Blue Mountain Beach is a Santa Rosa Beach plat of house lots on Village Boulevard. Houses finished there from 2005 to 2024 average about 1,930 heated square feet, and 16 lots are still vacant. The club parcels inside the plat belong to the Blue Mountain Beach Master Owners Association, while the Village Place condominium next door shares the street.
Updated
2014
Year Built
No
Gulf Front
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.
About Village at Blue Mountain Beach
Start with what the county roll actually records here, because it is not what the name suggests. The parcels inside the village are described as lots within blocks A through J of a recorded Santa Rosa Beach plat, and the county assesses the built ones under its single family use code. It records no condominium unit on any lot of the plat itself. That distinction matters because a separately recorded condominium named Village Place stands immediately west on Village Boulevard, under its own plat name and with its parcels in the county's condominium unit class. Ownership form is therefore a question for the recorded documents at a specific address, and a shared street name does not settle it. Sales filed under this name can mix platted lots with Village Place units, so each one on the Village at Blue Mountain Beach market page should be sorted by ownership form before two are compared.
The second structural fact concerns the shared ground. The club parcels inside the village, numbered six through ten on the roll, are not owned by an association of this village at all; they belong to the Blue Mountain Beach Master Owners Association, which also holds parcels outside the plat, and a separately named Blue Mountain Beach Condo Association holds two further club parcels nearby on Blue Lupine Way. Whatever facilities stand on that ground are master association assets serving more than these lots. The plat itself is small and unfinished. Its own parcel identifier series returns 84 parcels on about 8.51 acres: 63 carrying a finished house, 16 still vacant residential land, and the five club parcels. Completion years run 2005 to 2024 and heated area averages about 1,930 square feet, the most modest of the hillside communities in the Santa Rosa Beach condo guide. The county zones it Small Neighborhood, a lighter class than the Traditional Neighborhood Development applied to the plat next door, and that class covers every parcel of the plat in full: a Conservation district runs along the eastern boundary, but read by share of ground it holds no part of any lot here. The Blue Mountain Beach plan overlay stops about 1,561 feet short of the plat without covering any of it.
HOA & Fees
What is the HOA fee at Village at Blue Mountain Beach?
As of November 11, 2026, the 7 Village at Blue Mountain Beach condos for sale that report a fee on the MLS list HOA fees from $142 to $634 a month, with a median of $498 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 7 active MLS listings that report an HOA fee. Fees billed quarterly, twice a year or yearly are shown as a monthly equivalent. See the listings
There is more than one association over this ground, and the distinction is the whole diligence. The club parcels inside the village are titled to the Blue Mountain Beach Master Owners Association, which holds further parcels outside the plat, while a separately named Blue Mountain Beach Condo Association holds club parcels nearby. Before assuming any shared facility comes with a purchase, establish which entity owns it, whether these lots are members of that entity, what it assesses, and what the recorded documents actually grant. Ask for the governing documents of every association a lot answers to, not just the one whose name matches the street sign.
Rental Policy
Short-term rentals: allowed. Confirm the current minimum stay and registration with the association.
No single rental answer covers every home marketed as Village at Blue Mountain Beach. More than one recorded set of covenants governs land under that name. Sixteen lots there are still unbuilt. Settle it one address at a time. Walton County's part is simpler. A house enters its short-term rental category with the fourth stay under 30 days in a year. It then needs a certificate renewed yearly. Some owner-occupied homesteads are exempt. Renting past Florida's homestead abandonment limit can end that exemption. Read that lot's covenants. Confirm the county rules. Date both answers.
- The plat's own lots recorded as lots and blocks, not condominium units
- Club parcels held by a master association reaching beyond the plat
- 84 parcels on about 8.51 acres across blocks A through J, 16 lots still vacant
- Small Neighborhood over the whole of every parcel, read by share of ground
Live Inventory
Active Listings at Village at Blue Mountain Beach
$533,000
87 Village Boulevard Unit 512
Santa Rosa Beach, FL 32459
$529,000
23 Donna Anne Drive
Santa Rosa Beach, FL 32459
$529,000
117 Village Boulevard Unit 724
Santa Rosa Beach, FL 32459
$519,000
117 Village Boulevard Unit 713
Santa Rosa Beach, FL 32459
$549,000
117 Village Boulevard Unit 711
Santa Rosa Beach, FL 32459
$1,130,000
35 Anne Avenue
Santa Rosa Beach, FL 32459
$620,000
104 Village Boulevard Unit 621
Santa Rosa Beach, FL 32459
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
Village at Blue Mountain Beach FAQ
How much is the HOA fee at Village at Blue Mountain Beach?
As of November 11, 2026, the 7 Village at Blue Mountain Beach condos for sale that report a fee on the MLS list HOA fees from $142 to $634 a month, with a median of $498 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 this village recorded as a condominium?
The plat's own lots are not condominium units; the county records them as numbered lots inside blocks A through J of a recorded plat. The built ones are assessed under the county's single family use code, with no condominium unit recorded on any of them. But a separately recorded condominium called Village Place stands immediately west, addressed on the same Village Boulevard, and its parcels do sit in the county's condominium unit class. So an address marketed under this village's name may be a platted lot or a condominium unit in the adjoining regime, and the deed and recorded plat for that address settle which.
Who owns the shared ground inside the village?
The Blue Mountain Beach Master Owners Association owns it, and no association named for the village holds any of it. Club parcels six through ten are titled on the county roll to that master association, which also holds parcels outside this plat, and a separately named Blue Mountain Beach Condo Association holds two more club parcels nearby on Blue Lupine Way. Anything standing on that ground belongs to a master body serving more than these lots.
How much of the plat is actually built?
Of the 84 parcels in the plat's own identifier series, 63 carry a finished house, 16 are still vacant residential land on the county roll, and five are club parcels. Completion years run from 2005 to 2024, so the village has been filling in slowly across roughly twenty years rather than arriving as one finished project, and new construction keeps entering the same street as houses nearly two decades older. A buyer should get the current count of unbuilt lots from the association rather than from a listing summary, because a vacant lot next door is a construction schedule as well as a comparable.
Can a house on a Village at Blue Mountain Beach lot be let for stays under 30 days?
The covenants recorded against the specific lot decide it, and they are not uniform across the name: two separately named associations hold club parcels over ground marketed as this village, and 16 lots are still unbuilt. A buyer asks the association the lot answers to for its declaration. On the county side, a house enters Walton County's short-term rental category once it takes a fourth stay of less than 30 days within one year, and from then on it needs a certificate renewed every year. Certain owner occupied homesteads are exempt, though renting past the state's homestead abandonment threshold can cost a house that exemption.
Does the Blue Mountain Beach neighborhood plan cover this village on Village Boulevard, and how is it zoned?
No, the adopted Blue Mountain Beach plan overlay stops about 1,561 feet short of the plat and covers none of it. The county zones every parcel here Small Neighborhood, a lighter class than the Traditional Neighborhood Development on the plat next door. A Conservation district runs along the eastern boundary but holds no part of any lot.
Sources
- Florida Department of Revenue statewide cadastral: the Village at Blue Mountain plat (accessed August 21, 2026)
- Florida Department of Revenue statewide cadastral: ownership of the club parcels (accessed August 21, 2026)
- Walton County zoning, adopted Ordinance 2018-29 (accessed August 23, 2026)
- Walton County adopted neighborhood plan overlay areas (accessed August 21, 2026)
- Short-Term Vacation Rental Registration Program, Walton County (accessed August 21, 2026)
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