Santa Rosa Beach · Neighborhood Market Report
Blue Mountain Beach
Every number a buyer, seller, or investor needs on one neighborhood: live inventory, closed-sale history, and the area around it - refreshed monthly from MLS data.
Inventory updated daily · Sale statistics updated September 27, 2026 · Next statistics update early October 2026
How Blue Mountain Beach is trading
11 homes closed in Blue Mountain Beach in the trailing 12 months at a median of $2,500,000, with a 95.4% median list-to-sale ratio. On the active side, 4 of 10 listings sit below original list price, and standing inventory works out to 10.9 months of supply at the current sales pace.
Read a Blue Mountain Beach listing by which side of Scenic 30A it sits on, because here the elevation and the water point in opposite directions. The federal elevation record puts the ground south of the road at about sea level and reads roughly 68 feet at one point on the named ridge north of it, in the same range as the 65 feet the county publishes for that high ground, so elevation in this market describes inland lots rather than the Gulf-front strip, and a listing that leans on the neighborhood's altitude is not necessarily the one closest to the sand. Three named dune lakes cut the map further, which makes lake frontage a separate attribute from Gulf proximity instead of a lesser version of it. A fourth line cuts it again and does not show up in a listing photograph: the county's adopted Blue Mountain Beach Neighborhood Plan covers about 61 acres inside this name, so some of the parcels feeding one median answer to that plan and the rest do not. One name carrying that many distinct positions produces an area-wide median that mostly reports which position traded. Sort the closings by side of the road, by lake frontage and by whether the parcel sits inside the plan area before comparing anything, then wait for a real match inside one group.
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 27, 2026 rather than by whole calendar months.
| Period | Value |
|---|---|
| 2021 | $1.45M |
| 2022 | $2.04M |
| 2023 | $2.48M |
| 2024 | $2.15M |
| 2025 | $2.55M |
| 2026 YTD | $2.55M |
| Period | Value |
|---|---|
| 2021 | $1,029 |
| 2022 | $1,201 |
| 2023 | $1,000 |
| 2024 | $1,158 |
| 2025 | $1,128 |
| 2026 YTD | $1,024 |
| Period | Value |
|---|---|
| Sep 24 | 0 |
| Oct 24 | 1 |
| Nov 24 | 0 |
| Dec 24 | 0 |
| Jan 25 | 1 |
| Feb 25 | 1 |
| Mar 25 | 1 |
| Apr 25 | 1 |
| May 25 | 1 |
| Jun 25 | 0 |
| Jul 25 | 0 |
| Aug 25 | 1 |
| Sep 25 | 0 |
| Oct 25 | 1 |
| Nov 25 | 0 |
| Dec 25 | 0 |
| Jan 26 | 1 |
| Feb 26 | 2 |
| Mar 26 | 3 |
| Apr 26 | 0 |
| May 26 | 1 |
| Jun 26 | 2 |
| Jul 26 | 0 |
| Aug 26 | 1 |
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 28, 2021 through September 27, 2026.
From the active file
10 homes are on the market in Blue Mountain Beach today - a sample of the current file:
$2,199,000
111 Sand Dunes Road
Santa Rosa Beach, FL 32459
$4,895,000
461 Blue Mountain Road
Santa Rosa Beach, FL 32459
$1,495,000
113 Gulf Point Road
Santa Rosa Beach, FL 32459
$8,900,000
518 Blue Mountain Road
Santa Rosa Beach, FL 32459
$3,500,000
115 Satinwood & Lot 18 Gov SD Drive
Santa Rosa Beach, FL 32459
$1,995,000
43 Sand Dunes Road
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.
The investor file
| Typical acquisition (median, 12 mo) | $2,500,000 |
|---|---|
| Middle-half range (25th-75th pct, 18 sales / 24 mo) | $2,100,000 - $4,762,500 |
| Median price, 2021 to 2026 | +75.9% ($1,450,000 to $2,550,000) |
| Average sale price (12 mo) | $4,090,455 |
| Sales volume, trailing 12 months | $44,995,000 |
| Sale price range, trailing 12 months | $805,000 - $16,700,000 |
| Bedrooms | Active | Sold (12 mo) | Median Sale Price |
|---|---|---|---|
| 2 BR | 1 | 0 | Sample too small |
| 3 BR | 4 | 3 | $2,100,000 |
| 4 BR | 3 | 3 | $2,500,000 |
| 5 BR | 2 | 2 | Sample too small |
| 6 BR | 0 | 1 | Sample too small |
| 7 BR | 0 | 2 | Sample too small |
Based on information from ECAR for the period September 28, 2021 through September 27, 2026.
Rental rules on the MLS today: 10 of 10 active listings disclose“Short Term Rental - Allowed”. Always verify current rules with the association or county before purchasing with rental income in mind.
The area: Blue Mountain Beach
Blue Mountain Beach sits in or beside the Blue Mountain Beach Census neighborhood - the figures below describe that area, not Blue Mountain Beach alone.
Neighborhood Data
Blue Mountain Beach at a Glance
856
Properties
$990K
Median Home Value
90%
Second Homes / Seasonal
Source: LiveBy, via the U.S. Census Bureau American Community Survey 2023. Figures are area estimates for general market context.
Demographic information is provided for general informational purposes only and must not be used to make housing decisions on the basis of race, color, religion, sex, familial status, national origin, disability, or any other protected class. Dream Destin Realty supports the Fair Housing Act and equal-opportunity housing.
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 September 28, 2021 through September 27, 2026. Neighborhood figures are LiveBy area estimates built on the U.S. Census American Community Survey.
Why is there no list of individual sold homes?
11 homes closed in Blue Mountain Beach in the trailing 12 months, from $805,000 to $16,700,000. MLS rules do not allow individual sold listings to be displayed publicly, so this page shows area-level statistics only - ask us for the street-by-street sold review 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 in Blue Mountain Beach?
We track this neighborhood's sales, inventory, and rules every month - get the full picture before you commit.
- MLS market data (ECAR) - updated September 27, 2026
- Neighborhood data (LiveBy / U.S. Census ACS) - updated September 27, 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. These figures are not tax, legal, or investment advice; consult the appropriate licensed professional before making a financial decision. Data as of September 27, 2026.
Sources
- First Timer's Guide to Blue Mountain Beach, Walton County Tourism Department (accessed August 20, 2026)
- Blue Mountain Beach neighborhood guide, Walton County Tourism Department (accessed August 20, 2026)
- USGS 3DEP point elevation, The National Map: ridge crest north of Scenic 30A (accessed August 20, 2026)
- USGS 3DEP point elevation, The National Map: Gulf side of Scenic 30A (accessed August 20, 2026)
- USGS National Hydrography Dataset Plus High Resolution: the Blue Mountain Beach dune lakes (accessed August 20, 2026)
- Office of Short-Term Vacation Rental Registration, Walton County (accessed August 20, 2026)
- Neighborhood Planning Program, Walton County Planning and Development (accessed August 21, 2026)
- Planning Overlay Areas, Walton County planning map service (accessed August 21, 2026)