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  • 30A Local Properties

Destin-Sandestin-30A Condos for sale

2/20/2020

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Are you looking for view that only a condo can provide? 
Click links below or let me send you a list that fits your needs. 

If you are ready to sell please call me and let me show you what we can do!  
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                    Sandestin Real Estate and Miramar Beach Real Estate 
                                                Condo's & Town Homes 
 
                                                 Destin Real Estate
                                              Condo's & Town Homes 
 
                            30A Real Estate and South Walton County Real Estate 
                                               Condo's & Town Homes
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Gulf Place Condo

11/12/2018

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Sold in 4 Days - Gulf Place Condo 
Santa Rosa Beach, Florida 

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Inn at Gulf Place

3/19/2018

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​This is your perfect opportunity to own a condo with direct Gulf Views! This condo has many amenities nearby including the Shunk Gulley resturaunt, Coffee Shops, Ice Cream, Shopping, and of course the beach!
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Thirty One on 30a Condominiums for Sale

2/13/2018

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​The lifestyle you’ll enjoy within Thirty-One is one-of-a-kind…

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Thirty-One is perfectly situated on one of the last remaining undeveloped beachfront properties on 30A. Set on nearly 4 acres and over 335’ of white sand beach in the highly desirable town of Seagrove, one of our greatest amenities truly is the location. And with Seaside and Watercolor just 1.5 miles down the shore, Thirty-One offers effortless access to 30A’s bountiful dining, shopping and entertainment scenes, iconic communities, sprawling state parks, miles of trails and rare coastal dune lakes. And that’s just what lies outside the alluring grounds and residences of Thirty-One.

When it comes to finding that special place to gather with family and friends, you know where you want to be. We have designed Thirty-One to provide the experience you want when you get there. Thirty-One is pleased to offer the location and the luxury you desire. Because when it comes to what really matters, enjoying time with the people you love is number one.
See Active Listings for Sale 
 
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THE LOFTS AT SEACREST BEACH

1/30/2018

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    COMING SOON! THE LOFTS AT SEACREST BEACH
We are honored to be working with Birmingham-based Capstone Collegiate Communities on the expected Spring 2018 release of The Lofts at Seacrest Beach, a 120-unit complex between WaterSound Origins and 30Avenue currently in the process of being converted into fee-simple condominiums for sale from the mid-$200s with beach access and 90 day minimum rentals.
 
Built in 2017, the attractively finished 1-, 2-, and 3-bedroom residences feature 16 floor plans in two 4-story buildings with resort-style swimming pool; outdoor living area with big-screen TV, fire pit, grilling area, and summer kitchen; 24-hour fitness center; clubhouse/event room with cyber cafe, kitchen, and Starbucks coffee maker; big-screen TV lounge; and conference room.
 
More details to follow closer to the release date. Until then, visit loftsatseacrest.com, and take a look around or ask me for more information or to arrange an on-site tour/preview.
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...enjoy the beach without breaking the budget
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Seller's Road Map

6/29/2017

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Considering Selling Your Property?  Here's a road map...
Click to Enlarge
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The Pointe Condominiums 

2/5/2017

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​The Pointe is the newest luxury resort destination on 30A

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​The Pointe is the newest luxury resort destination on 30A with architecture by celebrated firm Humphreys & Partners Architects. Located at the east end of Scenic Highway 30A in Inlet Beach, The Pointe is the epitome of luxury, sophistication and relaxation. Inspired by the architectural clean lines of the Caribbean and the quaintness of a small-town beach community, it redefines the 30A experience. As a owner or guest, you are steps away from beautiful white sand beaches, excellent dining and nightlife, high-end shopping, and world class amenities.

Current Condominiums availability and pricing
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Watch Video
​A M E N I T I E S
RESORT STYLE POOL & SPA • POOLSIDE CABANAS • NEARBY SHOPPING & DINING
LA CAVA - POOLSIDE LOUNGE AREA • FITNESS CENTER & YOGA DECK
TESLA CHARGING STATIONS • CONVENIENT BEACH ACCESS • GRILLING AREA
ROOFTOP LOUNGE WITH GULF VIEWS • 2 ON-SITE RESTAURANTS
Site Map     Pricing     Beach Access Map   Floor Plans   Highlights   Q&A  
​
Rental Projections 
Brochure
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Santa Rosa Beach 30A Real Estate

12/29/2016

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Santa Rosa Beach, Florida and 30a Homes and Condos for Sale. 

This AREA Includes communities such a  
Santa Rosa Beach, Dune Allen, Gulf Place, Blue Mountain Beach, Grayton Beach, WaterColor, Seaside, NatureWalk, Seagrove Beach, WaterSound West Beach, WaterSound, Prominence, KAIYA Beach Resort, Alys Beach, Seacrest Beach, Rosemary Beach, Inlet Beach, WaterSound Origins,
Point Washington 
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30A and Santa Rosa Beach -- Homes
→Beachfront & any Waterfront Homes  
 
→Santa Rosa Beach Homes $0- $200,000
→Santa Rosa Beach Homes $200,000 - $300,000
→Santa Rosa Beach Homes $300,000 - $400,000
→Santa Rosa Beach Homes $400,000 - $500,000
→Santa Rosa Beach Homes $500,000 - $600,000
→Santa Rosa Beach Homes $600,000 - $700,000
→Santa Rosa Beach Homes $700,000 - $800,000
→Santa Rosa Beach Homes $800,000 - $900,000
→Santa Rosa Beach Homes $900,000 - $1,000,000
→Santa Rosa Beach Homes $1,000,000 - $1,500,000
→Santa Rosa Beach Homes $1,500,000 - $2,000,000
→Santa Rosa Beach Homes $2,000,000 - $2,500,000
→Santa Rosa Beach Homes $2,500,000 - $3,000,000
→Santa Rosa Beach Homes $3,000,000 - $3,500,000
→Santa Rosa Beach Homes $3,500,000 - $4,000,000
→Santa Rosa Beach Homes $4,000,000 - $4,500,000
→Santa Rosa Beach Homes $4,500,000 - $5,000,000
→Santa Rosa Beach Homes $5,000,000 - $6,000,000
→Santa Rosa Beach Homes $6,000,000 - $7,000,000
→Santa Rosa Beach Homes $7,000,000 - $8,000,000
→Santa Rosa Beach Homes $8,000,000 - $9,000,000
→Santa Rosa Beach Homes $9,000,000 - $10,000,000
→Santa Rosa Beach Homes  over  $10,000,000
 
30A and Santa Rosa Beach -- Condos/Townhomes

→30A Beachfront & Waterfront Condos 
→30A Condominiums - West
→30A Condominiums - East  
 
→Santa Rosa Beach Condos/Townhomes $0 - $250,000
→Santa Rosa Beach Condos/Townhomes $250,000 - $500,000
→Santa Rosa Beach Condos/Townhomes $500,000 - $1,000,000
→Santa Rosa Beach Condos/Townhomes $1,000,000 - $5,000,000
→Santa Rosa Beach Condos/Townhomes  over $5,000,000
 
 Santa Rosa Beach -  LOTS / LAND for sale  
 
Santa Rosa Beach, Florida  --  WEST half of 30A
South of Hwy 98 (- to Hwy 283 Grayton Beach)
 
Alphabetical order by name of neighborhood or condo: 

Abacos  | Adagio  | Asher Way  | Bannerman  |   Beach Haven Cottages
 
Beach Highlands  Beachside Villas  | Beach View Heights | Bella Vita
 
Blue Gulf Resort  | Blue Mountain Beach | Butlers Addn to Grayton Beach
 
Caspian Estates | Calypso Pointe  | Coastal Dunes  | Coastal Grove  
 
Coleman Cove  | Costa Blanca   |  Cottages at Dune Allen
 
Cottages of Santa Rosa Beach  | Country Club Estates  | Country Club Hills
 
Courtyards of Santa Rosa Beach  | Creekview  | Crescent Caye
 
Cypress Breeze Plantation  |  Cypress Dunes | Draper Lake Coastal Village  
 
Dune Allen  | Dune Breeze Villas | Dune Crossings  | Dune Side
 
Dune Top Manor  | Edgewater Terrace  | Escada | Fairway Villas
 
Flamingo Village or Emerald Walk  | Forest Lakes
 
Government (no named subdivision)  | Grande Beach
 
Grayton Beach (includes Grayton Landing)  | Grayton Beach Cottages
 
Grayton Cove  | Grayton Beach Front | Grayton Place | Grayton Trail
 
Grayton Beach, The Village at |  Grayton Beach Village Square
 
Gulf Dunes  | Gulf Hills Estates | Gulf Landing  | Gulf Place
 
Gulf Place Cabanas | Gulf Place Caribbean  | Gulf Place Retreat
 
Gulf Trace | Gulfview Estates | Gulf View Heights  | Gulf Views
 
Hidden Highlands  |  Highland Parks | Inn at Blue Mountain Beach
 
Inn at Gulf Place | Journey's End | Lake Place or  Lake Place at Grayton Beach
 
Lakeside at Blue Mountain Beach | Las Palmas  | Legends of Santa Rosa Beach
 
Marinwood | Mirasol | Old Florida Beach | Old Florida Cottages
 
Old Florida Village  |  Palmeira Villas | Palms of Dune Allen | Palms North
 
Pines of Blue Mountain  | Preserve at Grayton Beach or
 
The Preserve at Grayton Beach  | Preserve Place  | Redfish Village
 
Retreat or The Retreat  | Ridgewalk | Rolling Dunes  | San Remo
 
Sanctuary at Redfish  | Sanctuary by the Sea | Sandcastles by the Sea
 
Santa Rosa Beach | Santa Rosa Dunes | Santa Rosa Golf Villas
 
Santa Rosa Plantation  | Santa Rosa Ridge | Satinwood Place
 
Sea Bluff | SeaCliffs Townhomes |  Sea Dunes
 
Seahaunts | Serenity at Dune Allen  | Shadow Pines
 
Shortline Lakes Estates | Six Palms (at Gulf Place)
 
South Haven Townhomes | Spires Fairway
 
Spires Second Addition  | Spyglass Hill | Stallworth Preserve
 
Starview Terrace | Sugar Estates  | Summer Place  | Summer Ridge
 
Sunrise Beach | Sun Seekers Condo | Thirty Blu  | Thompson Woods
 
Topsail Village | Ventana Dunes | Village of Blue Mountain Beach or
 
Village at Blue Mountain Beach | Village at Grayton Beach
 
Village of White Cliff  | Villas at Santa Rosa Beach | Vizcaya at Dune Allen
 
Whispering Sands | White Cliffs Condos  
 
Santa Rosa Beach, Florida  --  EAST half of 30A
south of Hwy 98 from Hwy 283/Grayton Beach eastward and north of Hwy 98
[includes Inlet Beach]
 
Alphabetical order by name of neighborhood or condo: 
A La Paix (Seacrest Beach)  | Alexander at Palm Court | Alys Beach
 
Andante | Barbery Coast | Beachcrest Condo  | Beachfront
 
Beachside Condo at Seagrove | Beachwood Villas | Blue Gulf Resort
 
Blue Tide Condo | The Bluff at Inlet Beach | Bluffs at Sandy Shores
 
Booth Bay | Brown Street  | Bungalows at Seagrove Beach
 
Camp Creek Lake | Camp Creek Point  | Camp Creek Village
 
Capistrano Condo | Cassine Gardens | Cassine Station  | Cassine Village
 
Chivas Bluff Estates | Cliffs at Seagrove | Commodore's Retreat
 
Costa Carina at Rosemary Beach  Cote D' Azur  | Cottages at Camp Creek
 
Cottages at Eastern Lake | Cottages at Inlet Beach  |  Cypress Grove
 
Dalton Place at Seagrove | Dalton's Unrecorded or Dalton Unrec
 
Dana Beach  | Deer Lake Dunes | Dunes Estate of Seagrove
 
Dunes of Seagrove  | Eagles Landing | Eastern Lake | Eastern Lake Estates
 
Eastern Lake S/D | Eastern Shores | Ed Franklins Unrec | Emerald Hill
 
Emerald Surf | The Flats at Rosemary Beach
 
Government Lots at WaterSound North  Grace Point
 
Grande Point at Inlet Beach | Greenway Park | Grove at Inlet Beach
 
Grove by the Sea  | Gulf Lake Beach Estates | Gulf Lake Beaches Estates
 
Gulf Mist  | Gulf Shore Manor  | Gulfside Estates | Gulfview Estates
 
Gulf Vista | Hammocks at Seagrove or Hammocks of Seagrove
 
Hamon Haven  | Henderson Place  | Heritage Dunes | Heron at Inlet Beach
 
Heron's Watch  | Hidden Beach Villas | High Pointe Resort  | High Ridge Estates  
 
Inlet Beach | Inlet Beach Heights  | Inlet Dunes  | Inlet Sands
 
The Inn at Seacrest Beach | Jasmine Dunes  | KAIYA Beach Resort
 
Lake Place at Grayton Beach | Lake Shore Estates | Lakewood Estates
 
Lakewood Pointe Estates  |  Lakewood of Seagrove Beach | Lakewood Village  
 
Leeward Condo  | The Legacy  | Longue Vue  | Magnolia Cottages by the Sea
 
Magnolia Dune | Mar-A-Lago  | Melodia  | Mistral  | Monterey | Morris Beach
 
Naturewalk at Seagrove | No Named or No Recorded Subdivision or None
 
Oceanside | Old Miller Place  | Old Seagrove Beach | One Seagrove Place
 
Palmeira Villas at Seagrove | Palms at Seagrove  | Paradise by the Sea
 
Paradise Cove | Park Place at Inlet Beach |  Pelican Point
 
Pinecrest at Inlet Beach  or Pine Crest  | Pinewood Preserve
 
Pompano Place  | Preserve at Inlet Beach  | Prominence  | Quattour
 
Ramsgate at Camp Creek | Reids Unrec  | Rosemary Beach
 
Rosemary Beach - condos/flats  | Rosemary Beach - houses  
 
Russell S/D -  Inlet Beach  | Sable Pointe West - Seacrest Beach
 
Sago Sands - Seagrove | Sand Cliffs - Seacrest Beach
 
Sandy Shores - Seacrest Beach  | Seabreeze  |   Seacrest Beach
 
Seagrove Beach  | Seagrove Highlands  | Seagrove Village  | Seahighland
 
Sea Land  | Sea Mist | Seanest Village | Seapoint Beach  | Seascape Subdivision
 
Sea Shadows | Seashore Village | Seaside | Seaview Villas | SeaWalk
 
SeaWinds | Seclusion Dunes  |  Shoreline 9 Townhomes at Inlet Beach
 
Silver Sands | Somerset Bridge at Seagrove  | Sugar Cliffs  | Sugar Dunes
 
Sugar Sand Lane | Sugarwood  | Summer Dream  | Summer's Edge
 
Sundowner |   Sunset Beach | Tagganale | The Bluffs at Sandy Shores 

Tranquillity on the Beach | Tranquil Shores | Tre Vista  | Treetop
 
Tresca Place  |  Turtle Beach 
 
The Village of South Walton  or Village of South Walton or The Village Condo
 
Village of Sugar Beach  or  Village at Sugar Beach  | Viridian  | Walk Over Dunes
 
Walton Dunes  | WaterColor  |  Waterhouse  | Water's Edge
 
Watersound Beach | Watersound Origins  | Watersound West Beach
 
Waterview at Inlet Beach | West Shore Place at Inlet Beach 
 
Whites Gulfview Estates
 
Santa Rosa Beach, Florida  --  ( NORTH of Hwy 98 ) 
 
Alphabetical order by name of neighborhood or condo: 
Bayou Breeze | Bayou Landing  | Bayou Pines  | Bayou View
 
Botany Bayou  |  Carson Oaks  | Casa Grande  |  Cessna Landing
 
Chat Holley  | Churchill Bayou Estates  |   Churchill Oaks
 
Church Street Village | Craftsman's Cove | Creekwater Bay Estates
 
Cypress Point |  Driftwood Estates  | Driftwood Shores  | Eagle Bay
 
Elizabeth Farms  | Enchanted Estates | Fischers Landing
 
Forest Park Garnett Bayou Estates |  Harbor Oaks
 
Harstvedt Plantation  | Hatchee Shores | Hewett Bayou | Hewett Point
 
Hewitt Point   | Hidden Grove  | Hidden Harbor  | Holly Pines Estates
 
Huck & Tom's or Huck N Toms  |  Indian Woman |  JM & E Subdivision
 
Las Rables Grande  | Mack Bayou Estates | Mack Bayou Park
 
Mack Bayou Pines  | Mack Bayou Pointe| Magnolia Creek
 
Metes & Bounds or Metes and Bounds  | Micheners  | Mikerri Acres
 
Monarch Estates  | Moores Landing  | Mosaic Oaks  | Mussett Bayou Estates
 
Mussett Bayou Manor  | Mussett Landing  | Nonesuch Way
 
Old Town of Santa Rosa  | Palm Gardens  | Palmetto Plantation |  Paradise Point
 
Pattersons | Peachtree Farms  | Pelican Bay  | Peppertree Farms  | Pine Garden
 
Pinehurst  | Pine Ridge Trace or Pine Trace  |  Pisces Cove
 
Plantation at Santa Rosa | Pleasant Acres  | Pointe S/D| Pointe of View 
 
Quail Park  | Raw Land  | River Bend | Royal Palms | Rouden  | Sacred Oaks
 
Saddlebrook Downs or Saddle Brook Downs | Santa Rosa Beach
 
Santa Rosa Pines  | Santa Rosa Plantation  | Santa Rosa Town
 
Santa Rosa Village  | Sea Pines  |  Seclusion Bay | Shelter Cove Estates
 
Stonegate | The Preserve ( Wild Briar Road) | Topsail Walk
 
Town of Santa Rosa | Tradewinds  | Tranquility by the Bay | Turquoise Beach
 
Turtle Creek Estates  | Water Oaks  | Whispering Lake Estates
 
Whispering Pines  | Wildwood  | Willows or The Willows | Windsor Estates
 
Winston Manor  | Woodberry Farms | Woodland Bayou Estates
 
 
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Beaches of South Walton-Scenic 30A

12/10/2016

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​Beaches of South Walton / Scenic 30A Lifestyle. 

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The Beaches of South Walton, affectionately known as "30A" by locals and regular visitors alike, is a quiet, old Florida styled stretch of beaches located between Destin and Panama City Beach.  Scenic 30A boasts some of the most beautiful natural scenery of any area here on the Emerald Coast of Florida.  Surrounded by thousands of acres of natural preserve. Scenic 30A is a nature lover's paradise.  

Master planned communities such as Seaside, Watercolor, WaterSound Beach, Rosemary Beach, WaterSound West Beach, and NatureWalk at Seagrove set the standards on Scenic 30A and exemplify classic "Southern Living" at its finest!  If you prefer something more "Old Florida Cottage" styled, check out homes for sale in Seagrove Beach, Blue Mountain Beach or Grayton Beach.  These classics never go out of style! Gulf front homes and condos are also available on Scenic 30A.  

Be a Local, 30A  beaches include Santa Rosa Beach, Dune Allen Beach, Blue Mountain Beach, Grayton Beach, Seaside, Watercolor, Seagrove Beach, WaterSound Beach, Seacrest Beach, Alys Beach, Rosemary Beach and Inlet Beach.  With the preferred method of travel being bikes and the preferred footwear being flip flops, Scenic 30A offers owners and visitors alike a beach experience like no other.  
 Come play in the sand with us on Scenic 30A! 

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Santa Rosa Beach and 30A Condos for Sale 

12/9/2016

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Are you looking a place in Santa Rosa Beach on 30a? Try a Condo?  

PictureSanta Rosa Beach Florida
Are you wanting a place here on 30a?

Do you love the 30A lifestyle?

But just don't think you can afford it?  Have you looked at a Condo? 



​This AREA Includes communities such as:  

Santa Rosa Beach, 30A, Dune Allen, Gulf Place, Blue Mountain Beach, Grayton Beach, WaterColor, Seaside,Seagrove Beach, WaterSound West Beach, WaterSound, Prominence, KAIYA Beach Resort, Alys Beach, Seacrest Beach, Rosemary Beach, Inlet Beach, WaterSound Origins.  
 
   30A Beachfront & Waterfront Condos 
→30A Condominiums - West
→30A Condominiums - East  
 
→Santa Rosa Beach Condos/Townhomes $0 - $250,000
→Santa Rosa Beach Condos/Townhomes $250,000 - $500,000
→Santa Rosa Beach Condos/Townhomes $500,000 - $1,000,000
→Santa Rosa Beach Condos/Townhomes $1,000,000 - $5,000,000
→Santa Rosa Beach Condos/Townhomes  over $5,000,000
 


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Santa Rosa Beach Fl, Condos
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Condo Questions and Answers 

12/5/2016

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Destin Florida, Sandestin Fl, 30A and PCB Condo Questions and Answers 

​While Fannie Mae has streamlined the process by which condo developments can obtain approval, the reality is that very few projects are approved. To see if a condo you’ve got your eye on is eligible for Fannie Mae or Freddie Mac financing, you can find a list online. Don’t be surprised, however, if your state has just a handful (or even zero) of condos listed.
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If you’re financing a condominium purchase, plan on a little longer processing time. Lenders have to assemble a lot of paperwork before submitting a package to approve projects for mortgages. It can add some days to your closing, and this should be considered when you’re deciding to lock in an interest rate. 

What does the lender require from the HOA or Condominium manager? 
All Lenders will require the HOA to fill out their condo questionnaire, there are two types Full (Long form for max financing) or short form (limited review) limited review does require on average for the borrower to put more money as down payment. 

1. Lender Condo Questionaire 
2. Copy of the Annual HOA Budget for the current year
 An acceptable Budget  will include the following:
• Line item expense for Reserve account, separate from the Operating account.
• Line item expense for the insurance premium and deductible
• The name of the HOA must be shown on the budget
 3. Insurance Company Information:
Copy of the Condominium Project’s Certificate of Insurance for Property and Liability; Fidelity Bond Coverage (Employee Dishonesty), if over 20 units, and Flood Insurance, if applicable. 
More lenders are requiring all pages of the policy for review. 
4. Required Documentation for New Projects or New Conversions:
 Copy of HOA’s Declarations (CC&Rs) that have been signed, stamped and filed.
 Copy of all recorded addendums to the Declarations
 Copy of HOA by-laws and addendums
 
A full review is required for max finacing with Fannie Mae and Freddie Mac backed loans this means loan can have smaller down payment and can be a 30 year fixed for primary, second and investment propeties. The loan amount is limited to a max 417k (soon to be 424K)  5% down as a primary and 10% down for second homes. 
The guidelines of a full review are:
  • 51 percent of units are owner occupied or second homes
  • No single entity owns more than 10 percent
  • Maximum commercial space is 20 percent
  • No construction defect litigation. All other litigation will need to be reviewed.
  • Budget–line item for reserve with at least 10 percent of assessments/income being collected
  • No more than 15 percent of association dues delinquent more than 30 days
  • Condominium rentals are not advertised with daily rentals or other hotel type amenities (minimum three-day rental period)
  • Insurance coverage must be sufficient (hazard, flood, liability, fidelity and HO6 if required)
  • Review of condo docs to address:
        a. Compliance with laws
        b. Limitations on ability to sell or first right of refusal
        c. Amendments to docs
        d. Rights of mortgagees and guarantors
        e. First mortgagees rights
        f. Unpaid dues
        g. Minimum square footage of unit is 400 square feet
        Limited and full project reviews have duration of 180 days.

 A limited review is conducted by the lender – it’s just a questionnaire that’s completed by the property manager or head of the homeowner’s association. To be eligible for a limited review, you must put down at least 20 percent for a primary residence or 30 percent down for a second home. Has the same loan amount limits as above. 

Limited review criteria are:
  • Commercial space can comprise no more than 25 percent of the square footage
  • At least 10 percent of association dues must be allocated to reserves
  • Fewer than 15 percent of units must be in arrears with their dues
  • More than half of the units must be owner-occupied
  • Insurance must meet GSE guidelines
  • There can be no lawsuits over safety, structural soundness, habitability or functional use
  • No single entity can own more than 10 percent of the units unless there are five to 20 units; in that case, a single entity can own two units
  • Minimum square footage per unit is 400 square feet
  • Condominium rentals are not advertised with daily rentals or other hotel type amenities.

If you have any questions please call my office 850-650-6985.  We look forward to seeing you at the beach soon 

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Destin Fl to Panama City Fl Condotel Financing Questions

12/4/2016

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Destin, Miramar Beach, 30A and Panama City Beach Fl Condo Financing Questions

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After extensive searching, you have found a great gulf front condominium with a strong onsite rental program, and restaurant, indoor and outdoor pools and lots of other great amenities. You’ve contracted to purchase and now all you have to do is go back to your local bank to arrange for financing.  
 
From experience with these type transactions is that a buyer in this scenario will face a high percent probability of loan denial regardless of their strength as a borrower.  Worse yet, the problems typically surface at underwriting-the last step before loan approval and very close to the closing date.  When this happens, a buyer usually has to start over with a local lender and extend the closing date. They may have already paid fees that can’t be refunded and will have to expend more time and effort to re-apply.  If a buyer chooses to not apply for a loan through a lender that can finance this property, the earnest money could also at risk because financing contingencies are usually based on the Buyer’s ability to qualify for the mortgage. If the loan is turned down because the buyer chose a lender that doesn’t have a financing program to fit the property even though local financing was readily available, this generally does not entitle the buyer to a refund of his earnest money.
 
Buyers often turn to their local banks because they have developed relationships with them and trust their judgment. Unfortunately, these lenders have usually had no experience with this type of property. When they say they don’t think they will have a problem, they are telling the truth. They really don’t think they will have a problem. As previously stated of the financing attempts of this type that our company has witnessed have failed and they all had one thing in common: Every single loan officer, often a trusted loan officer of the buyer, was truly sure they wouldn’t have a problem right up until the loan denial.  Another reason people choose lenders out of our area is that they think they can search the internet and find a better interest rate or better terms. The same pitfalls apply. These lenders are not familiar with our market or these types of properties and their failure rate is about the same.
Financing a condo, particularly if it is in a property with an onsite rental management program, is very different than financing a primary residence. Financing is readily available through our experienced local lenders.
 

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Q. What is a “Condotel”?
Gena:  We’re using the term “condotel” to include a broad group of properties which typically have one or more “Hotel” type characteristics. Typical features could include an onsite rental office; onsite commercial space(s) such as restaurants, day spas, convenience stores, etc.; PBX phone system; high-level guest services such as 24-hour check-in, daily maid service, concierge, valet parking, etc.
 
Q. Why is my choice of a lender to finance my condo purchase so important?
Gena: It’s important because in my years of selling condos in the financing attempts through inexperienced lenders have caused more problems than any other single factor, resulting in loan denials most of the time. This is also important because it is the easiest problem to prevent.
 
Q. Why can’t I just find the best residential mortgage loan program and use it to finance my purchase of a resort condotel?
Gena: Financing is often property-specific and certain loan programs will not work for certain properties regardless of the strength of the borrower. This concept is alien to some lenders. The reasons for this have nothing to do with the quality or location of the property.
 
Q. Why do lenders resell loans and why does this make a difference?
Gena:  The secondary loan market is set up for residential properties for primary residences, second homes, and investment-and there are guidelines to determine what properties qualify. If a property doesn’t qualify, the lender cannot sell the loan through one of the agency entities (Fannie Mae – Freddie Mac).  Lenders can still make money on loans they can’t sell (such as they do on commercial loans). However, since they tie up assets for potentially long time periods, the returns (interest rates) generally must be higher to justify these.
 
Problems arise with inexperienced lenders because many resort like condos are somewhat commercial in nature. They have onsite rental desks, daily maid service (like a hotel), onsite restaurants, etc. These are considered by many buyers and most visiting vacationers to be positive factors. Unfortunately, secondary loan market guidelines cause these type properties to be categorized as a “condotel” and therefore ineligible for the secondary loan market. This is what typically causes a residential loan on a condotel through an out-of-area lender to be denied at the last minute.
 
Q. Does this mean there’s nothing really wrong with a condotel?
Gena: There is nothing wrong with condotels just as there is nothing wrong with restaurants, hotels, office buildings or any other properties that could typically be described as “commercial” in nature. As previously stated, many of their characteristics actually may make them more desirable to a second home owner than a detached house.
 
 Q. Are the same loan programs available for all condotel buildings?
Gena: No. Available loan programs can vary significantly from one building to the next. Relevant factors may include the service level and the precise location of the rental desk (inside the building or not, for example), the size and configuration of the individual condominiums and whether or not there are timeshare units in the complex, just to name a few. Also, if a buyer already owns another property along the coast this could affect the loan. As noted, interpretations also vary over time and from lender to lender.
 
Q. Are terms and interest rates the same for condotel loans as they are for primary residence loans?
Gena:  Interest rates are sometimes slightly higher than rates for primary home loans and a larger down payment is sometimes required. Also, 30-year fixed rate financing is typically not available. The reason is that lenders consider these to be riskier loans than those for primary residences. If a borrower experiences financial difficulties, they will stop paying on their second home or investment loan before they stop paying for the roof over their head. Even more importantly, since these loans are typically not sold, any profit the lender makes is based on the “spread” between the interest rate charged to the borrower and the interest rate available to the lender. And since this is the case for the life of the loan, lenders want the rates to be able to adjust as prevailing interest rates change.
 
Q. Are condotel loans risky for the lenders that specialize in them?
 Gena:  In our area at least, these loans have historically had very low default rates. Most of the Buyers are relatively affluent with strong assets and reserves. They also typically have good credit scores which they will go to great lengths to protect. Of course during times of hardship such as the recent recession, defaults increase as they do with other types of mortgages.
 
Q. Does it matter which of the local lenders I choose to finance my resort condo purchase?
Gena: Yes, not all of our local lenders can provide financing for all properties. Lenders, like most service providers, often specialize and some do not have programs for condominiums.
 
Q. Condos are obviously not as easy to finance as detached houses. Should I be worried that there won’t be available financing when and if I try to sell my condo?
Gena:  Through the year’s working with condos, there has always been reasonable financing available for qualified buyers although the lineup of the “best” local lenders has changed frequently. This is a lucrative market for lenders and with baby boomers expected to buy millions of second homes in the coming years; it is unthinkable that no lenders would choose to take advantage of that opportunity.
 
Q. Is it ever OK to use a lender who does not have resort condo experience?
Gena:  Yes of course, a “Signature” Loan- In other words, your position with the lender is so strong that your signature will get you a loan regardless of why you’re borrowing the money. The lender is treating this as a ‘portfolio” loan which it does not intend to sell.  Commercial Loan- Some buyers put down more money and structure these as commercial loans. There still could be problems if the lender is not familiar with our market.
 
Q. What if I carefully consider all factors and still decide I don’t want Condotel financing terms?
Gena:  The easy answer is to simply buy in a property (Condo) that is eligible for conventional financing (Warrantable Condo it meets Fannie Mae guidelines). There are plenty in our area. Ask me to help you find these properties. The rules are confusing and the list of eligible properties changes frequently as rules are periodically changed or as interpretations change.  The other solution is to pay “cash”. This is not necessarily as difficult as it sounds. Many “cash” buyers actually just borrow against some other asset which gives them more favorable terms. Home equity loans, leveraged stock portfolios, etc.
 
Q. This sounds so complicated—how will I learn all this?
Gena:  Good news you don’t have to. Your experienced agent who works with condos can help you.  Experienced condo agents constantly monitor the local competition so that they can help their clients connect with some local lenders that can service their needs.    
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Destin to 30A Condos for sale 

11/30/2016

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Destin to 30A -Find the right Condo for you.

​This is a great time of year to find your perfect condo for the spring.  
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Destin Beachfront & Waterfront Condos  | Destin Condos 0-250,000
Destin Condos 250,000-500,000 | Destin Condos 500,000-1,000,000 
Destin Condos Over 1,000,000  


30A Beachfront & Waterfront Homes
30A Condominiums
30A Beachfront & Waterfront Condos 
30A Condominiums - East  | 30A Condominiums - West   


Miramar Beach Beachfront & Waterfront Condos
Miramar Beach Condos $0 - $250,000
Miramar Beach Condos $250,000 - $500,000
Miramar Beach Condos $500,000 - $1,000,000
Miramar Beach Condos over $1,000,000
 
Key changes to Full Review Condos. 
The pre-sale requirement for new projects has been decreased from 70% to 50%.
The number of days for which 15% of unit owners may be past due on common expense assessments has been increased from 30 days to 60 days. 
The additional flexibilities include increasing the allowable commercial space allocation from 20% to 25% for condo projects, allowing a single entity to own up to 2 units in a project consisting of 5 to 20 units, specifying the situations under which up to 15% of non-incidental business income is allowed, and permitting live-work projects that allow unit owners to operate small home-based businesses from their residential dwelling.
Additional requirements include prohibitions against projects that require mandatory fee-based memberships and projects that operate as continuing care facilities.
Guidance was added concerning how to research and confirm whether a project is, in fact, functioning as a condohotel and clarifying the circumstances under which boat slips, cabanas, or similar non-real estate property are acceptable as project amenities.

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Viridian Seagrove 

10/29/2016

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Viridian Seagrove, only two units left!

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.​Only 2 units remain. Viridian Condominiums will be built above the V Restaurant in Seagrove Beach. This 3rd floor condo is on the west side and will boast 3,263 sq ft. This beautiful condo will offer a spacious and open living area, large balcony with Gulf views, 3 large bedrooms each with their own private bath, plus a study and full sized laundry room. This thoughtfully designed floor plan has plenty of room entertaining friends and family. Enjoy the ocean breeze and views on this large balcony which provides additional living space. There are only 5 opportunities remaining in this exclusive development where owners and guest will have their own private beach access and a shared green common area. Each unit will have a reserved parking spot.

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Cassine Station in Segrove Florida

12/10/2015

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Cassine Station Condos - just across the street from the beach in the heart of Seagrove. They have very strong rental numbers because proximity to everything on 30A.  This was a lot fun. 
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LOVE THIS SIGN

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Condominiums Questions 

9/19/2015

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The past week it seems like I’m getting asked more questions about condominiums and financing than any other property type.  

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Fannie Mae is the true standard to which lenders are underwriting too; even the jumbo lenders are following the Fannie guide for the classification.  Today there are three classifications for condos they are “warrantable”, “non-warrantable” and “condotels”.  

A warrantable project is simple, it just infers that it meets the guidelines for Fannie Mae and therefore suitable for their financing.   This is a fairly simple process for lenders to quickly let you know. They will ask for the HOA to fill out a Condo questionnaire, and they will ask for a copy of the budget (reserves are an important line item -10% required) a current balance sheet, copy of the full property insurance and liability policy.  

 But the question I been asked is why does this approval vary where one will say this complex is approved and another will say it’s a condo-tel.  
When looking a project/complex, look to see is there a rental desk on site, does the HOA participate and/or earns money from rental of the individual units.  These are traits of a condotel.  We do have lenders who lend on condotels and it’s on a loan by loan bases. Even for jumbo loans up 80% for second homes.

Although some of the condominium property requirements may appear arbitrary, the rules exist to protect both the borrower and the lender. Rules are different for small properties (two to four units) versus large properties; there are different rules for new construction and new conversions and the rules can change with jumbo loans versus conventional financing of 417k or under.

Lenders want a high level of owner occupancy in all condo associations. Owner occupants/second homes are considered more likely to maintain their property, pay all fees on time, and manage assessments or fee increases if required. Statistically, investor owners will stop paying their fees and even the mortgage if their personal finances get snarled, which can weaken a condo association.

Additionally the lender needs to verify that all condo fees are collected and up to date, no more than 15% of the total units can be past due on their condo fees.

They will verify that there are no pending law suits against the association that are not covered by the master insurance policy or any other issues that could negatively impact the condominium finances.

When lenders receive the appraisal, they look for few more items, zoning, is it in compliance, flood zone, does the numbers listed by the appraiser match questionnaire given by the HOA.  Looking to see does the HOA have full ownership of the facilities.

 Also many lenders offer limited review and this requires a little more down payment but in many cases more attractive for the buyers because it allows for the lender to require fewer items from the HOA and the buyer.  

There seems to be a lot of moving parts when financing a condominium, especially if it’s your first time to buy a condominium, but there skilled people in our area that can make this process go smoothly.  They can quickly answer the questions of the required down payment, how much reserves you need, 30 year fixed vs. arms.  
 
Destin Beach Front Condominiums  | Destin Condos 0-250,000

| Destin Condos 250,000-500,000 | Destin Condos 500,000-1,000,000 

| Destin Condos Over 1,000,000  




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30a Beach Front Condominiums for Sale 

6/30/2015

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Immeasurable Florida Beauty as far as the eye can see. 

The views are magnificent on 30A. South Walton County Florida  is nothing short of breathtaking.   The crystal blue waters of the majestic emerald coast shimmer like an immeasurable expanse of precious gems.  See these captivating views from some of the prestigious condos in the world located here on 30A. 

30a Beach Front Condominiums for Sale 


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Destin Florida Homes and Condos for Sale 

2/15/2014

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Find your Destin Florida Home or Condo

Spring is near find your your new beach home or condo now.
Destin is famous for its majestic emerald waters and powder sand beaches, perfect for the you in search of their little slice of saltwater heaven. Destin has a plethora of conveniences for both visitors and residents. With award winning golf courses, premier shopping and restaurants featuring every style of cuisine, owning a home in Destin guarantees a lifestyle worth living.
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Destin, Florida  -  HOMES 

Azalea Gardens Destin  | Bayview Manor  | Baywinds Golf Estates  |  Beeson Bayou |  Benning Breeze|  Benning Village

Beaconview |  Calhoun  |  Calusa Bay  |  Cobbs Point  |  Commodore Point  |  Coventry Corners |  Crystal Beach 

Crystal Dunes  |  Crystal Shores  |  Destin Pointe |  Destiny  |  Destiny East  | Destiny by the Sea  |  Destiny Shores

Dolphin Estates |   Dunes of Destin  |  Eagles Landing |  East Pass  |  Eastwood |   Emerald Bay  |  Emerald Breeze Estates

Emerald Grande  |  Emerald Heights  |  Emerald Lakes   |  Estates at Indian Pointe   |  Etretat Villa |   Grand Harbor 

Grand Palms   |  Harbor Breeze  |  Hidden Pines |  Highway 98 |   Holiday Isle  |  Holiday Surf and Racquet 

Indian Bayou  |  Indian Creek |  Indian Oaks |  Indian Pointe  |  Indian Trail  | Joes Bayou  |  Kell-Aire Gardens

Kelly Homes |  Kelly Plantation |  Kellys |  Kokomo Kove  |  Magnolia Park |  Metes & Bounds |  Ming |  Moreno Acres 

Nantucket Cottages (Crystal Beach) |  Newman Property (Indian Trail) |  Palms  |  Quiet Wood |  Regatta Bay 

Regatta Bay Commodore Point  |  Regency Towers  |  Ridge Wood Manor |  Sea Hills |   Shores of Crystal Beach

Sovereign Isle |  Sunsail |  Terra Cotta Terrace  |  Tuscany  |  Twin Lakes Estates  |  Villages of Crystal Beach   Windsor Forest
 Destin   Beach and Waterfront Homes  


Destin, Florida  -  CONDOS
Destin Beachfront & Waterfront Condos  | Destin Condos 0-250,000
Destin Condos 250,000-500,000 | Destin Condos 500,000-1,000,000 
Destin Condos Over 1,000,000  

Aegean | Barataria | Breakers East | Century Park | Crystal Dunes | Crystal Sands |Crystal Villas

Destin Gulfgate | Destin Harbor Place | Destin Harbor Resort | Destin on the Gulf |Destin Towers

Destin Yacht Club | Dolphin Point | Dunes of Crystal Beach | East Pass Towers |Emerald Dunes

Emerald Grande  | Emerald Towers | Grand Harbor | Grand Mariner | Gulfshore |Harbor House of Destin

Harbor Landing | Harbor Lights | Henderson Lofts |  Henderson Park Townhome |  Holiday Isle Condo 

Holiday Isle Towers | Inlet Reef Club Condo | Inn at Crystal Beach | Islander | Jade East Towers 

Jetty East | Magnolia House |Marbella | Martinique | Nantucket Rainbow Cottages | Oak Harbour | Oceania

One Water Place |Palms of Destin | Pelican Beach Resort | Poolside Villas | Regatta Bay Golf Villas

Regency Towers |Sandpiper Cove| Seafarer | Sealoft | Shoreline Towers | Sides Moreno Point West

Silver Beach Towers | Silver Dunes | South Bay by the Gulf | Silver Shells | St Barth at Silver Shells

St Croix at Silver Shells| St Lucia at Silver Shells | St Maarten at Silver Shells | St Thomas at Silver Shells 

Sterling Sands| Sterling Shores | Sun King Towers | Sundestin Resort | Terrace at Pelican Beach |Tides

Tranquil Harbor | The Ultimate | Villa Coyaba | Waterview Towers 

Destin, Florida (32541)   LOTS / LAND for sale 
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    Gena Bolton
    Realtor 
    (251) 366-0423 (c)(850) 650-6985 (o)
    Gena@SoWal30a.com

    Daily Goal: 
    "I want my everyday to make God belly laugh, glad that he gave life to someone who loves the gift.”

    I am 100% dedicated to helping you find your dream home or sell your existing property. I will tailor my services to meet your individual needs and goals. My commitment to you is to provide the personalized real estate services you deserve. Anything less is a disservice!

    I look forward to helping you with with your Real Estate Needs.  

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    Sandestin
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    • MEDITERRANEA
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    • Estates at Indian Pointe
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    “This is the beginning of a new day. God has given me this day to use as I will. I can waste it or use it for good. What I do today is very important because I am exchanging a day of my life for it. When tomorrow comes, this day will be gone forever, leaving something in its place I have traded for it. I want it to be gain, not loss — good, not evil. Success, not failure in order that I shall not forget the price I paid for it.”  Bear Bryant ​
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