To sell a home on 30A, price it from very localized comparable sales, launch when buyers can actually get inside, and have Florida’s required disclosures ready before anyone signs. In The Beasley Group’s Second Quarter 2026 Market Report, among areas with public sales, average single-family days on market ran from 81 in Seaside to 201 in Dune Allen. A home that rents adds one more job: working showings around the booking calendar.

How homes on 30A are priced

We price every listing from very localized comparable sales, not from a formula, a corridor-wide price per square foot, or a standard premium for being on the water. Value changes with the community, lot width, beach frontage, elevation, condition and architectural quality, beach access, rental potential, and whether a view is protected.

Gulf-front property is generally the highest-value waterfront category on 30A, but there is no reliable market-wide percentage premium over Gulf-view property. The spread depends on the community and the lot. Our guide to waterfront property on 30A and in Destin covers how each type of waterfront is valued, and what makes a 30A home a luxury home explains why prices differ inside the same neighborhood.

A 30A-wide average would not help you: in the second quarter of 2026, average single-family prices across the eighteen areas we track ran from $588,692 in Panama City Beach (CPAR MLS data only, per the report) to $9,320,172 in Alys Beach. The list/sale price ratio, which compares what homes sold for with what they were listed at, is more useful. That quarter, every area with public single-family sales came in below 100 percent, from 87.77 percent in Rosemary Beach, on two sales, and 88.03 percent in Blue Mountain Beach to 94.37 percent in North Santa Rosa Beach and 96.06 percent in Alys Beach.

For a home that rents, documented rental history can add to value, particularly with second-home buyers. The rental history comes from your property manager. When a buyer wants a rental projection, we request it from a rental management company; we do not produce projections ourselves.

Sources: The Beasley Group, Second Quarter 2026 Market Report (average price and list/sale price ratio by community). Pricing approach: The Beasley Group.

When to list: visitor season and showing season are not the same

Tourism season and real estate season overlap, but they are not the same thing. Peak summer brings the highest concentration of potential buyers into the area, and it can be one of the hardest times to get them inside a heavily rented home. Some of our best opportunities come in the fall and winter, when inventory is easier to show and both buyers and sellers can make thoughtful decisions.

South Walton’s tourist development tax, charged on short-term stays, shows how concentrated the summer peak is.

Source: Walton County Clerk of Courts and County Comptroller, South Walton TDT Collection History (FY2020 to present), published by Walton County Tourism; fiscal year 2025 complete. Months are the month of the rental stay. Collections are tax dollars, not visitor counts.

The busiest rental months bring the most people to 30A and leave the fewest open nights to show a rented home. If your home rents, the open windows on the calendar matter more than the listing date. If it does not, it can be shown on short notice in summer, when the most potential buyers are in town.

Amendment 3 on the November 3, 2026 ballot would change how second homes are assessed if at least 60 percent of voters approve it; our guide to buying a second home on 30A explains it.

Sources: Seasonality view, The Beasley Group. The Florida Senate, CS/HJR 1-F (2026); Florida Constitution Art. XI s. 5(e).

How long it takes to sell a home on 30A

In the second quarter of 2026, among areas with public sales, average single-family days on market ran from 81 in Seaside and 91 in Sandestin and Alys Beach to 172 in Seagrove, 185 in Gulf Place and 201 in Dune Allen. Among public condo and attached-home sales, days on market ran from 9 in Inlet Beach, on two sales, and 21 in Alys Beach to 181 in Seagrove and 231 in Sandestin.

Source: The Beasley Group, Second Quarter 2026 Market Report, figures as published. *WaterSound figures do not include WaterSound Origins. Grayton Beach’s two single-family sales and one Seaside condo sale were off-market.

A long average is not a verdict on a community, and several of these averages rest on only a few sales. We price each home from very localized comparable sales.

What it costs to sell a home in Florida

The documentary stamp tax on the deed is 70 cents per $100 of the price, or portion of $100, everywhere in Florida except Miami-Dade County. On a $1,000,000 sale in Walton, Okaloosa or Bay County, it is $7,000. The standard Florida Realtors/Florida Bar residential contract lists deed stamps as a seller cost, but all parties to the deed are liable for the tax, whichever one agrees to pay it.

Owner’s title insurance premiums in Florida are set by rule, not by each title company: $5.75 per $1,000 of coverage up to $100,000, $5.00 per $1,000 from $100,000 to $1 million, $2.50 per $1,000 from $1 million to $5 million, $2.25 per $1,000 from $5 million to $10 million, and $2.00 per $1,000 above $10 million, with a $100 minimum. Endorsements and closing services are separate. The standard contract makes the owner’s policy a negotiable check-one choice, and whoever pays designates the closing agent.

A sale also resets the assessment to just value the following January 1, so your tax bill is not your buyer’s. Beginning February 1, 2027, online listing platforms must show estimated taxes calculated on the listing price, or link to the property appraiser’s estimator, and may show the current owner’s taxes only as historical tax information; printed listing materials may not include them. We are not tax advisers; confirm FIRPTA, portability and your own tax position with a CPA or tax attorney before you list.

Sources: 2026 Florida Statutes as cited; Florida DOR, Documentary Stamp Tax page (retrieved September 11, 2026); the standard Florida Realtors/Florida Bar residential contract; Rule 69O-186.003, F.A.C.; IRS, FIRPTA Withholding, which lists exceptions for some sales to buyers who will live in the home; Florida DOR PT-112 (R. 08/24).

What a Florida seller has to disclose

Florida’s general disclosure duty comes from a 1985 Florida Supreme Court decision, Johnson v. Davis: a home seller who knows of facts that materially affect the property’s value, that are not readily observable and that the buyer does not know, must disclose them. Florida law adds the specific notices in the table above. Two matter most on the coast.

The flood disclosure, under s. 689.302, is a prescribed form given at or before the contract. The seller states whether they know of flooding that damaged the property during their ownership, filed a flood-damage insurance claim, including with the National Flood Insurance Program, or received flood-damage assistance, including from FEMA. The requirement took effect October 1, 2024, and since October 1, 2025 it covers known flood damage and assistance from any source.

The coastal properties disclosure, under s. 161.57, applies when any part of the property is seaward of the Coastal Construction Control Line. The seller gives a written coastal disclosure at or before the contract and, unless the buyer waives it in writing, an affidavit or survey showing the line at or before closing. Walton County’s current line took effect August 25, 2009, and FDEP’s Map Direct shows where it runs.

Under s. 689.25, a death on the property, including a homicide or suicide, and an occupant’s HIV or AIDS status are not material facts that must be disclosed.

Sources: Johnson v. Davis, 480 So. 2d 625 (Fla. 1985); Florida Statutes ss. 689.302, 161.57 and 689.25 (2026); Laws of Florida ch. 2024-215 and ch. 2025-166; Rule 62B-26.001, F.A.C.; FDEP, Locate the CCCL (modified December 4, 2025).

Selling a condo on 30A in 2026

Florida’s condominium structural-integrity laws, created in 2022 and amended through 2025, put two documents at the center of resales in buildings three habitable stories or taller. The milestone inspection is due by December 31 of the year the building turns 30, then every 10 years, and the local building official may require it at 25 years where local conditions, such as proximity to salt water, warrant it. The structural integrity reserve study, or SIRS, is due at least every 10 years and covers items including the roof, structure, plumbing, electrical and waterproofing. Associations that existed on or before July 1, 2022 had to complete one by December 31, 2025. An association whose milestone inspection is due by December 31, 2026 may complete the SIRS with that inspection, but no later than December 31, 2026. For budgets adopted on or after December 31, 2024, owners may not vote to waive or reduce reserves for SIRS items.

The buyer is entitled, at your expense, to the governing documents, the annual financial statement and budget, the inspector’s summary of any milestone inspection, the most recent SIRS or a statement that none was done, and the association’s FAQ. The buyer may cancel within 7 days, excluding weekends and legal holidays, after receiving them, unless they were delivered more than 7 such days before signing, and the right ends at closing. Contracts signed after December 31, 2024 must state whether the required inspections and SIRS are complete.

Our advice: request the resale package before you list, read the budget and SIRS yourself, and deliver it early, so reserve or special assessment questions surface before they become a renegotiation.

Sources: Florida Statutes ss. 553.899(3), 718.112(2)(f) and (g), 718.503(2) (2026); The Florida Senate bill pages for SB 4-D (ch. 2022-269), HB 1021 (ch. 2024-244) and HB 913 (ch. 2025-175).

How to sell a vacation rental home with bookings on the calendar

Coordinate showings with the booking calendar

A seller can schedule photography and video for when the home is empty and turned over, set recurring showing windows around check-out and check-in, hold some open nights for showings in the first weeks, and arrange any showing during a guest stay through the property manager.

Work with your property manager, not around them

We have good relationships with several rental management companies and work hand in hand with them on short-term rental listings. We are not tied to any one company and prefer it that way.

What buyers will ask for

• Rental history from the management company for the years you have rented the home.
• The current management agreement and how it ends.
• The reservations already booked after the expected closing date, and a written plan for how they will be handled. That plan is a negotiated term of the sale, never an assumption.
• An inventory of the furnishings and equipment that convey.
• Records showing the property’s tax registrations and filings are current.

Tourist tax registration is the owner’s or the manager’s job

Stays of six months or less carry Florida’s 6 percent state sales tax, the county surtax and the county tourist development tax; in South Walton the combined rate is 12 percent. Anyone renting out transient accommodations must register with the Florida Department of Revenue, and so must a manager who collects rent for the owner. In Walton County, owners and managers register with the Clerk’s tourist tax portal, and an owner whose manager remits under the manager’s account stays ultimately responsible if the manager fails to collect or remit.

Rental rules

Short-term rental rules differ between Walton County, Bay County and the City of Destin, and a community association’s rules can be stricter than the local government’s. For every rental listing, we confirm both for that specific property. One of our advisors has renovated, furnished, rented and sold her own 30A properties, and another owns and self-manages short-term rentals, which is why we treat the rental file as part of the listing.

Sources: Florida Statutes s. 212.03(1)(a) (2026); Florida DOR GT-800034 (R. 10/25) and DR-15DSS (2026); Walton County Clerk, Tourist Tax FAQs (retrieved September 11, 2026).

Presentation, staging and video

Our buyers commonly come from cities such as Atlanta, Nashville, Dallas-Fort Worth and Chicago, so photography and video often serve as the first showing. Our home tour videos show how much we put into making a listing visibly appealing, and they are the best preview of how we would present yours.

Several of our advisors come to real estate from interior design: an interior designer who formed her own staging company and has staged and often furnished her listings, the founder of a coastal design studio who leads interior design and renovation projects and oversees pre-market updates for sellers, and a former interior design consultant with firsthand experience flipping homes. That experience helps decide which pre-market updates are worth making.

Public launch, Coming Soon or private exposure

Depending on your goals, privacy needs, timing and property, we may discuss a traditional public launch, a Coming Soon period, Compass Private Exclusive marketing or private exposure. Private or pre-market exposure is an option, not automatically our recommendation. Our guide to off-market sales, Private Exclusives and Coming Soon listings explains how each works.

Before you list: a checklist

1. Ask for a pricing review built from comparable sales in your part of your community.
2. Gather the survey, inspection reports, permits, insurance declarations and any Elevation Certificate, which may lower a flood premium.
3. Answer the three flood disclosure questions: known flooding during your ownership, any flood claim, any flood-damage assistance.
4. Check FDEP’s Map Direct for whether any part of the property sits seaward of the Coastal Construction Control Line.
5. Gather HOA documents and the disclosure summary, or for a condo, the full resale package including the SIRS.
6. If the home rents, collect the rental history, management agreement, reservation calendar and tax registration records.
7. Decide which furnishings and equipment convey, and list them.
8. Schedule repairs, staging, photography and video for a period when the home is empty.
9. Choose the launch strategy: public launch, Coming Soon, Private Exclusive or private exposure.
10. Flag tax questions early and take them to a CPA or tax attorney: FIRPTA if you are a foreign person, portability if you are selling a Florida homestead and buying another.

Sources: FEMA, Understanding Elevation Certificates (March 2023); FDEP, Locate the CCCL (modified December 4, 2025).

Frequently asked questions