The Real Cost of Owning in Seacrest Beach
Seacrest Beach doesn't have one price - it has two, wearing the same name. Condo units and cottages at the entry level sit in the low $500,000s, while Gulf-front single-family homes on the same 78 acres have sold as high as $21 million, and a single blended average erases that gap instead of explaining it. Worth flagging before anything else: several major portals mis-tag the name entirely, returning results for a Cocoa Beach neighborhood, a Delray Beach pocket, or a Panama City Beach/Bay County zip instead of this Walton County community on 30A - a mix-up worth ruling out any time a 'Seacrest Beach' statistic looks off. What follows is what's actually confirmed about price, HOA dues, sub-association fees, property tax, and insurance here - sourced and dated, with the real gaps stated plainly instead of papered over with a guess.
One Name, Two Markets: Condo Stock vs. Gulf-Front Single-Family
The spread is the story. Homes.com's Seacrest Beach neighborhood data, current as of July 2026, counts roughly 649 total homes with a median list price near $1.44 million, a median sale price around $1.38 million, and an average of $797 per square foot - figures pulled well upward by Gulf-front single-family homes that have listed as high as $21 million. The entry point runs much lower: DestinPropertyExpert's active listings in mid-2026 started around $525,000, and RocketHomes' April 2024 market report put the area's median sold price at just $625,000, a figure the report itself suggests is likely weighted toward condo sales rather than the Gulf-front tier. A direct fetch of See 30A Homes for Sale's own Seacrest Beach guide this session (Angie Gibson, Watersound Real Estate) - re-confirmed live, timestamped 'last updated July 21, 2026' - shows an average price of $1,946,704 across 22 homes, with per-bedroom averages running from $1,269,500 for 3-bedroom homes up to $2,392,499 for 5-bedroom homes and a 114-day average time on market. Every price point in that dataset sits above the $625,000-$1.44 million range the other sources show for the fuller market, which suggests this particular 22-home sample skews toward larger single-family homes rather than the condo stock - but the page itself never says so, which is exactly the missing context the source doesn't provide.
Homes On 30A's own listings taxonomy backs up the same split without putting a number on it: its Seacrest Beach page separates 'Seacrest Gulf Front' homes from 'Seacrest Gulf Front Condos' as distinct search categories, alongside price-band links for under $800,000, $800,000-$1.5 million, and over $1.5 million - a competitor's own site structure confirming the bifurcation exists, just with no averages attached. For corridor context: the 30A corridor-wide median sale price ran $1.55 million as of March 2026 per PCB Property, Rosemary Beach's own October 2025 median was $2.9 million, and Alys Beach's most recent recorded sale reportedly hit $28 million - meaning Seacrest Beach's condo stock is genuinely one of the more attainable ways to buy on this stretch of 30A, even as its top single-family tier competes with far pricier neighbors. Treat every figure above as a snapshot, not a quote: sample sizes are small, dates and providers differ, and condo-versus-single-family breakdowns aren't broken out consistently across any of these sources.
HOA Dues: One Master Association, Zero Published Dollar Figures
Seacrest Beach's core ~78-acre community has a single master association - Seacrest Beach II Owner's Association, Inc. - not several competing HOAs at that level. A direct fetch of the association's own site this session confirms a seven-member Board of Directors serving staggered three-year terms with October elections, a separate five-member Design Review Board, over 500 members, and a professional management staff (Amber Archer as Community Association Manager, Lisa Haley as assistant) handling everything from guest services to landscaping and pool operations.
What the association's own site does not publish anywhere - confirmed by this session's direct fetch - is a dollar figure. No dues schedule, no assessment amount, no budget summary appears on the public pages. That matches the finding in the research behind this page and is a genuine information gap, not a rounding error: state it honestly rather than filling it with a guessed number. Call the association directly (850-502-5659 / bod@scbhoa.com, per its own contact listing) and request the current dues schedule, the most recent budget, and an estoppel/resale certificate for the specific address before making an offer.
Condo Sub-Associations: A Second Fee Layer Nobody Can Confirm
The master HOA almost certainly isn't the only association a condo buyer here would pay into. Individual condominium buildings within Seacrest Beach - Waterhouse Condominiums, Mistral Condo, Arcadia Place, and Sand Cliffs on the Gulf, among others named across multiple listing sites - would typically carry their own condo sub-association, layered on top of the master HOA, consistent with the multi-tier governance pattern seen at other 30A communities with a mix of condo and single-family stock.
This session's research could not confirm any of that with a dollar figure attached. Searches for Sand Cliffs, Villas at Seacrest Beach, Mistral, and Arcadia Place turned up listing and rental-management pages naming the buildings, but no association fee figures, and the individual buildings' sub-association legal status was not independently verified via Sunbiz.org filings either this session or in the research behind this page. Treat any condo-fee number quoted elsewhere for these buildings as unconfirmed until it comes directly from the specific building's association or management company, and budget for a second, building-level fee on top of whatever the master HOA eventually discloses - not instead of it.
Property Tax: Walton County's Rate, and the Non-Homestead Reset
Seacrest Beach sits in unincorporated Walton County - no separate town government layers its own millage on top of the county rate here, the same structure as Seaside, WaterColor, and WaterSound. A direct fetch this session of WJHG's September 2025 reporting confirms the Walton County Board of County Commissioners set the fiscal year 2025-26 general-fund millage rate at 3.575 mills, per county CFO Melissa Thomason - the second rate reduction within a three-year period. On top of that base, the Walton County School Board, South Walton Fire District, South Walton Mosquito Control District, and Northwest Florida Water Management District each add their own millage, per the Walton County Tax Collector's published list of taxing authorities; this page doesn't have a verified combined total for those add-ons and isn't asserting one.
The bigger factor for most Seacrest Beach buyers is homestead status rather than the millage rate itself. Given the heavy mix of second homes and short-term rentals in the housing stock here, many purchases fall under Florida's 10% non-homestead assessment cap rather than the 3% Save Our Homes cap reserved for primary residences, and a sale resets assessed value toward market level the following year. At the higher end of Seacrest Beach's range - homes selling well into seven figures and up toward $21 million - that reset can represent a genuinely large jump in the tax bill the year after closing. Use the Walton County Property Appraiser's own parcel search and tax estimator (waltonpa.com) for a number tied to the specific address rather than a county-wide average.
Insurance: Citizens' $700K Ceiling Against a Market That Starts at $525K and Tops $21M
Citizens Property Insurance Corporation, Florida's insurer of last resort, is restricted by state law from writing replacement-cost coverage above roughly $700,000 for most of the state, with a higher $1 million cap carved out only for Miami-Dade and Monroe counties - a cap in place since 2017, confirmed via a direct fetch this session of reporting on the rule and its Miami-Dade/Monroe exception. Walton County gets no such exception. Set that $700,000 ceiling against Seacrest Beach's price range - condos entering around $525,000, a fuller-market median near $1.38-1.44 million, and Gulf-front single-family sales reaching $21 million - and it's clear most of the community's higher-value single-family stock sits well above what Citizens will write, pushing those owners toward private coastal carriers or the surplus-lines (non-admitted) market, typically placed through a licensed surplus-lines agent and not backed by Florida's guaranty fund if the insurer fails. Some of the lower-priced condo units may still fall under the cap, but that should be confirmed per-unit, not assumed from the community's overall price range.
Walton County separately holds a Community Rating System Class 6 rating, worth a real 20% discount on NFIP flood premiums for homes in the Special Flood Hazard Area - a county-wide benefit, not something specific to Seacrest Beach. Get a written quote tied to the specific parcel's flood zone and construction type from a Florida-licensed P&C agent before budgeting off any range in this section.
Rental Income Context and the Honest Add-Up
On rental income, AirROI's Seacrest-Beach-specific data (not a zip-code blend) - independently re-confirmed via direct fetch this session, trailing twelve months July 2025 through June 2026 - shows 357 active listings, 41.7% occupancy, a $642 average daily rate, $74,647 in average annual revenue, RevPAR of $269, and +10.1% year-over-year revenue growth. Seasonally, July is the peak month at 59.1% occupancy, $721 ADR, and $12,979 in average monthly revenue, against a January low of 28.5% occupancy, $535 ADR, and $4,426 in monthly revenue; the median property earns $7,241/month at 43% occupancy. The listing mix is 100% entire-home, 58.8% houses, with 51.5% Superhosts and 64.7% professionally managed. One figure carries a real hedge: 69.5% of listings reportedly require a 30-plus night minimum stay, which may reflect a data-classification quirk in how AirROI counts long-term-rental-style listings rather than confirmed typical weekly-rental terms - don't treat it as representative without a second source.
There's no single verified all-in cost of owning in Seacrest Beach, and any page handing you one blended number is averaging across a condo tier and a Gulf-front single-family tier that don't behave the same way. With sourced confidence: purchase prices run from roughly $525,000 at the condo entry point to $21 million at the Gulf-front single-family top, with a fuller-market median near $1.38-1.44 million; the master HOA (Seacrest Beach II Owner's Association) discloses no dues figure anywhere on its own site, and individual condo buildings' sub-association fees are unconfirmed entirely; Walton County's fiscal year 2025-26 general-fund millage is 3.575 mills before school, fire, mosquito-control, and water-management add-ons stack on top, with non-homestead status likely applying to most purchases here; and Citizens' roughly $700,000 statewide coverage cap puts most of the community's single-family stock into the private or surplus-lines insurance market. Before an offer: pull the parcel-specific tax number from the Walton County Property Appraiser (waltonpa.com), get a written quote from a Florida-licensed agent who places high-value coastal wind and flood coverage, request the current HOA budget and dues schedule directly from the Seacrest Beach II Owner's Association and, separately, from any condo building's own sub-association, and confirm current sale comps with a local agent working this specific community rather than the wider 30A corridor. Nothing on this page is legal, tax, or insurance advice.
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Get a Free Agent Referral →Independent research, 2026-07-21. No ads. No sponsored listings. Homes.com's Seacrest Beach neighborhood data (~649 homes, median list ~$1.44M, median sale ~$1.38M, ~$797/sq ft, sales to $21M) is dated July 2026 per the source and is the same figure set cited on this destination's hub page. DestinPropertyExpert's ~$525,000 active-listings entry point is dated mid-2026 per the source. RocketHomes' $625,000 condo-weighted median sold price is from its April 2024 market report. See 30A Homes for Sale's $1,946,704 average price across 22 homes, per-bedroom price breakdown, and 114-day average days-on-market were independently re-confirmed via direct fetch this session, timestamped by the source itself as 'last updated July 21, 2026.' Homes On 30A's separate 'Seacrest Gulf Front' vs. 'Seacrest Gulf Front Condos' listing categories and price-band links were confirmed via direct fetch this session. The 30A corridor median ($1.55M, March 2026, PCB Property), Rosemary Beach's October 2025 median ($2.9M), and Alys Beach's reported $28M recent sale are the same figures cited on this destination's hub page. Seacrest Beach II Owner's Association's board structure, membership count, management staff, and the absence of any published dues figure were confirmed via direct fetch of the association's own site (seacrestbeachcommunity.com/association/) this session; its phone and email contact are as listed on that same site per the research behind this page. Condo sub-association fee figures for Waterhouse, Mistral, Arcadia Place, and Sand Cliffs were searched for this session and not found publicly; their sub-association legal status has not been independently confirmed via Sunbiz.org. Walton County's fiscal year 2025-26 general-fund millage rate (3.575 mills) is sourced to WJHG's September 11, 2025 reporting, independently re-confirmed via direct fetch this session; the existence of separate school-board, fire, mosquito-control, and water-management millages is per the Walton County Tax Collector's published list of taxing authorities, without an independently verified combined total. Citizens Property Insurance Corporation's roughly $700,000 statewide replacement-cost cap and $1 million Miami-Dade/Monroe exception, in place since 2017, were independently re-confirmed via direct fetch this session. Walton County's Community Rating System Class 6 rating and 20% NFIP discount are per the county's own CRS floodplain-management reporting. AirROI's Seacrest-Beach-specific short-term-rental data (357 active listings, 41.7% occupancy, $642 ADR, $74,647 average annual revenue, RevPAR $269, trailing twelve months July 2025-June 2026) was independently re-confirmed via direct fetch this session. All prices, dues, fees, tax rates, and inventory figures are point-in-time and change; confirm current numbers with the Walton County Property Appraiser, a Florida-licensed insurance agent, the Seacrest Beach II Owner's Association, any relevant condo sub-association, and a local agent before making any purchase, sale, or rental decision. Nothing on this page is legal, tax, or insurance advice.