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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!
The lifestyle you’ll enjoy within Thirty-One is one-of-a-kind…
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.
Considering Selling Your Property? Here's a road map...
The Pointe is the newest luxury resort destination on 30A
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
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
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.
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:
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:
If you have any questions please call my office 850-650-6985. We look forward to seeing you at the beach soon
Destin, Miramar Beach, 30A and Panama City Beach Fl Condo Financing Questions
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.
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.
Viridian Seagrove, only two units left!
.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.
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.
LOVE THIS SIGN
The past week it seems like I’m getting asked more questions about condominiums and financing than any other property type.
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.
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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