If the sugar-white sand beaches, emerald waters, and sweet Southern hospitality of Florida’s panhandle have captured your heart, owning your own piece of this paradise is a great next step.
If you’re moving from another part of the country – or even overseas – the initial process of looking at real estate in Panama City Beach or on 30A may seem overwhelming.
To help you save time in your decision-making, we’ve put together a list of what we think are the four most important things to consider. You’ll find answers to common questions such as:
- What’s different about buying property along the Gulf coast?
- What are some practical considerations that could affect the cost of living in certain areas or communities?
- Which areas or neighborhoods should you focus on given your preferences – how close do you want to be to state parks, restaurants, or nightlife?
As Panama City Beach locals and real estate experts, we’re more than happy to share our insights and guidance on any of these. So if you’re looking at homes for sale in Panama City Beach or along 30A, don’t hesitate to get in touch with us.
- Do you want to live by the water or inland?
There’s nothing like waking up to the sunshine glistening on the gulf or the bay right outside your window. Owning waterfront property or a condo in Panama City Beach or on 30A is a dream come true. But there are also some things you’ll want to keep in mind that could affect your overall budget and living costs.Flood and hurricane insurance may be required
Living on the water generally means you’re in a certain flood zone as categorized by the county. If you’re getting a mortgage, your property will most likely require flood insurance.If you’re buying your home in cash, it’s still important to consider flood and hurricane insurance to protect your home in case natural disaster strikes. The last thing you want is to build or buy a beautiful house only to have to deal with rebuilding after an unexpected storm hits.
We recommend you consult with a qualified insurance agent to find the best home, flood, and hurricane policy for your new home. [Here’s a list of our favorites.]
Want to check if your future home area is in a flood zone?
Flood Zones in Bay County (Panama City Beach and surrounding areas)
Flood Zones in Walton County (Highway 30A and surrounding areas)HOA fees on condos
While Homeowners Association (HOA) fees can be assessed on any homes that are part of a community or neighborhood area, it’s important to note that these fees can be higher on condos.This is because condominium associations have to maintain common areas, including the outside of the building, hallways, elevators, pools, or parking garages. If you’re thinking about purchasing a condo, make sure to leave room in your budget for these fees. As a general guideline, most HOA fees on condos range in the $X-X per month/per quarter range.
We will of course tell you what you should expect to pay in HOA fees when you look at properties with us, but we advise you to be aware that these HOA fees can go up (or down) in the future.
If you want to enjoy beautiful sea views without all the maintenance and upkeep of a house, view our Panama city beach condos for sale.
- Organized community or a standalone home?
30A and Panama City Beach real estate provides dozens of lovely well-organized communities that combine convenience with great amenities and visual appeal.When living in a community like Bay Point, Alys Beach, or Wild Heron for example, you’ll know what to expect from the style of the homes you’ll be surrounded by. You won’t have to worry about an odd-looking house popping up next to your new beautiful home because there are certain standards to which every home in a community must conform.
You can expect amenities in certain common areas such as pools, grills, or private access to the beach or bay. The HOA will take care of those on your behalf so you get to enjoy the benefits without having to do the work. In return, you’ll be assessed Homeowners Association (HOA) fees which will differ in every community.
When you’re looking at homes for sale in Panama City Beach and 30A , we’ll be sure to tell you what the current HOA fees are so you can plan out your living costs with peace of mind.
- How close do you want to be to state parks and hiking trails?
If you love going for a walk amidst the cool shade of the pine trees, kayaking on a coastal dune lake, or watching the herons land on the beach at sunset, you’ll have more than enough options to choose from in Panama City Beach and along highway 30A.
Panama City Beach area St. Andrews State Park is a wonderful place to go enjoy the beach, miles of hiking trails, camping, or hop on a shuttle to Shell Island. It is located on the east side of Panama City Beach.Owning a condo or a house along Thomas Drive, North Lagoon, or Bay Point and its surrounding communities will put you within close proximity to this vibrant and diverse park.
If you’re looking for a more forested area with Cypress and pine trees and miles of hiking or biking trails, then the Panama City Beach Conservation Park is for you! It’s located on the West side of Panama City Beach, right off highway 79.
The area near highway 79 is also conveniently located by Pier Park – a popular shopping and entertainment complex. Some of the neighborhoods you can look at if you want to be close to the PCB Conservation Park or Pier Park include Palmetto Trace, Summerwood, Open Sands, Summer Breeze or Laguna Beach.
On the West end of Panama City Beach and right at the beginning of highway 30A, you’ll find Camp Helen State Park. Boasting one of the largest coastal dune lakes in the area and with access to sugar-white sand beaches, this is a great place to go kayaking, camping, or for a nature hike. The communities closest to this park are Inlet Beach, Carillon Beach, Wild Heron, Rosemary Beach, and Alys Beach.
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Highway 30A
The 30A area also overflows with treasures for nature lovers to explore. You can enjoy swimming in the crystal clear Emerald waters, strolling under the shade of tall pine trees, or kayaking on the area’s infamous coastal dune lakes at one of the area’s top state parks. They all offer a unique mix of the above so we suggest you visit them (or the websites) to learn more about the fun activities you can do at each one.If you’re looking for a home along highway 30A, here is a list of the communities that are closest to each state park:
- Eden Gardens State Park
- Santa Rosa Beach
- Deer Lake State Park
- Seacrest, Watersound, Rosemary Beach, Alys Beach, Seaside
- Grayton Beach State Park
- Grayton Beach, Seaside, Watercolor, and Blue Mountain Beach
- Topsail Hill State Park
- Santa Rosa Beach, Miramar Beach
- Point Washington State Forest
- Santa Rosa Beach, Grayton Beach, Seaside, Watercolor
- How close do you want to be to restaurants and nightlife?
Living in Panama City Beach or on 30A gives you endless options when it comes to authentic Southern cuisine, fresh local seafood and lively entertainment.
Restaurants in Panama City Beach
You’ll find amazing waterfront dining all along the Emerald coast. To help you get a better feel for what to expect in different areas of Panama City Beach, here’s a list of some of the local favorites.West end of Panama City Beach
Pier Park is a shopping and entertainment complex that stretches from the beach to Highway 79 on the west end of Panama City Beach. It includes casual restaurants with different cuisines ranging from the Caribbean style of Jimmy Buffet’s Margaritaville to local seafood spots like Backporch Seafood and Oyster House or Hook’d on Pier Bar and Grill on the water.East end of Panama City Beach
Some of the local favorites on the east side of Panama City Beach include Schooners, Pineapple Willy’s, Captain Andersons, FINNS, or Dat Cajun Place.
“Middle” of Panama City Beach
The area around Hutchison Blvd between the east side of Panama City Beach and Pier Park includes some higher-end local favorites such as Firefly and Saltwater Grill, but also more casual beachfront hangouts like Sharky’s, Runaway Island, or Harpoon Harry’s.The official Panama City Beach website also offers a great list of Restaurants on the water in Panama City Beach for you to explore when you’re in need of inspiration for where to have dinner next.
Nightlife in Panama City Beach
Fancy some food, shopping or live music? Or better yet all three? After the sun sets over the water, one of the best places to enjoy a lively night scene is at Pier Park on the West side of Panama City Beach. This area offers plenty of stores, restaurants, bars, and even kids rides to keep the whole family entertained.The west side of Pier Park boasts a large grassy area where outdoor concerts are held throughout the year. If you want to live close to the Pier Park area, some of the neighborhoods to consider include Palmetto Trace, Summerwood, Open Sands, Summer Breeze or Laguna Beach.
If you’re looking for dance clubs, the west side of Thomas Drive is home to the lively waterfront nightclubs LaVela and Spinnaker. Nearby you’ll also find Coyote Ugly’s as made famous by the same-titled movie.
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Restaurants on 30A
Highway 30A stretches for 26 miles along the Gulf of Mexico. It’s connected by cute beach towns that all radiate their unique vibe. Each beach town offers different options ranging from fresh seafood, traditional Southern or Cajun-style cooking, quick crepes to take to the beach, or high-end dining with breathtaking sunset views.East side of 30A
On the east side of 30A – closer to Panama City Beach – you’ll find local favorites like Shade’s Bar and Grill, Paradis, and Pescado Seafood Rooftop Bar in Rosemary Beach or George’s at Alys Beach. As you drive further west along Watersound, you can experience the local grub from dozens of casual dining spots on the big green lawn at The Hub.“Middle” of 30A
Between the neighborhoods of Watersound and Seaside, you can find hidden gems like Old Florida Fish House, the Perfect Pig, or Cafe Thirty-A. When you arrive in Seaside, you’ll be greeted by a wide range of options, from food trucks with fresh local cuisine to the infamous Great Southern Cafe in the middle of the square. Try their oysters, fresh mojitos, or Cajun-style dishes or hop over to Bud & Alley’s for some great beachside dining.West side of 30A
In between Watercolor and Santa Rosa Beach, you’ll find Grayton Beach with local favorites like Red Bar, Grayton Beer Brewpub or Hurricane Oyster Bar. As you reach the west end of 30A in Santa Rosa Beach, you’ll find plenty of options in and near the Gulfplace area including Shunk Gulley’s Oyster Bar or Vue on 30A, Stinky’s Fish Camp, and Local Catch Bar and Grill.You can view a list of more 30A restaurants along with their location and phone numbers on 30A’s Ultimate Guide to Dining Along Florida’s Scenic 30A.
Nightlife on 30A
Unlike Panama City Beach, the 30A area doesn’t have any large nightclubs or a “party scene.” Rather, it offers the opportunity to enjoy great local restaurants and live music by local bands like Forrest Williams or to participate in larger events such as the 30A Wine Festival or the 30A Songwriters Festival.Whichever part of 30A you choose to call home, there will always be plenty of events to choose from. Simply check out the 30A events calendar or the SoWal events calendar to see the upcoming happenings in the area.
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Ready to call paradise home?
