30A is famous for its stunning beaches, charming communities, and mix of full-time residents and vacationers. While plenty of neighborhoods welcome short-term rentals (STRs), others have chosen to limit or ban them to keep things quieter and more residential. If you're house hunting and want a peaceful, community-focused vibe—or just curious about which areas are off-limits for vacation rentals—this guide has you covered.
Why Do Some 30A Neighborhoods Restrict Short-Term Rentals?
Keeping That Laid-Back, Local Feel
Some neighborhoods along 30A are designed for people who want a true home—not a revolving door of vacationers. STR restrictions help create a more settled, community-focused atmosphere where neighbors actually get to know each other.
Cutting Down on Traffic & Noise
More rentals mean more cars, more people coming and going, and sometimes, more late-night noise. Many communities restrict STRs to keep the streets less crowded and make sure things stay peaceful for homeowners.
Stabilizing Property Values
In areas without short-term rentals, homes tend to have more stable values as they aren’t affected by tourism markets. Fewer rentals often mean better-maintained properties, fewer investor-owned homes, and a stronger market for people looking to live there full-time or seasonally.
Keeping Amenities for Residents
If you’ve ever tried to grab a lounge chair at the pool or find parking at a beach access, you know how quickly things can get crowded. Some neighborhoods limit STRs to make sure their amenities stay available for the people who actually live there.
HOA & Community Rules
Most neighborhoods that restrict STRs have homeowners’ associations (HOAs) that put those rules in place to protect the community. Whether it’s about keeping the peace, maintaining property values, or just ensuring a certain lifestyle, these policies are there for a reason.
Short-Term Rental Restricted Neighborhoods
*** click the name of each neighborhood to see available homes ***
These neighborhoods either fully prohibit short-term rentals or enforce strict rental limitations, making them ideal for full-time residents and second-homeowners.
Inlet Beach Area
- Watersound Origins – The largest STR restricted neighborhood in the area, with a focus on primary and second-home owners. Homes in Origins are offered by over 9 builders and the neighborhood has many sections with varying price points representing budget ranges from mid-500’s to over $4m.
- Watersound Camp Creek - One of South Walton’s most exclusive gated communities with ultra-luxury homes, large lots, and interior access to the Camp Creek golf course and amenities.
- Watersound NatureWalk - A gated section of Watersound Origins, developed by Kolter Homes, you’ll find a beautiful amenity center and Florida-style architecture.
Point Washington Area
- The Estuary – A quiet, low-density, bayfront community of custom homes with no STRs allowed.
- Audubon Point - A mid-sized neighborhood popular with families in the Point Washington area. Easy access to Seagrove Beach.
- Eden’s Landing - Unique, modern design builds just off of Hwy 395 and no short-term rentals allowed.
- Grayton Bayou - A vibrant community with cobblestone streets and a popular neighborhood pool.
- The Woods – A no short term rental community in Point Washington, known for its large lots, peaceful setting, and proximity to the bay. Some lots are bay front.
- Peach Creek – A growing, affordable residential neighborhood east of 30A with STR restrictions, offering a traditional neighborhood experience. Notably missing are community amenities like a pool.
- Paradise Cove - Developed primarily by Boswell Builders, this STR restricted neighborhood offers a community pool and a white-picket fence style community.
- The Preserve at Paradise Cove - Tucked behind the original Paradise Cove and adjacent to Emerald Coast Middle School, this development by DR Horton restricts short term rentals.
Seacrest & Alys Beach Area
- Paradise by the Sea – A gated, ultra-private Gulf-front community with no STRs allowed as of 2024.
- Camp Creek Point – A gated, Gulf-front neighborhood at the end of Pelican Circle, where STRs are not allowed.
- Sand Cliffs on the Gulf – A Gulf-front, non-rental community, making it one of the most exclusive and peaceful areas on 30A.
- Cove at Camp Creek – A small, tucked-away neighborhood near Camp Creek Lake with rental restrictions, offering a peaceful residential setting.
- The Landing at Camp Creek – A lakefront neighborhood with STR restrictions, featuring spacious homes and private docks for waterfront living.
- Seabreeze – A quiet, low-density community along 30A that prohibits short-term rentals, ideal for full-time residents and second-homeowners. A favorite amongst locals for its close proximity to the beach.
Seagrove Beach Area
- Heritage Dunes – A gated Gulf-front community of new, luxury homes with no STRs allowed.
- Jasmine Dunes – A luxurious, gated, Gulf-side community where rentals are restricted, ensuring a quiet residential feel.
- SeaNest - One street, seven lots, in the heart of Seagrove Beach… on the Gulf with no rentals.
- Lakewood Pointe Estates – A hidden gem near Eastern Lake with no STRs permitted.
- Thirty One - New, modern non-rental condominium on the Gulf in Seagrove Beach.
- WaterColor Phase V – While most parts of WaterColor allow short-term rentals, Phase 5 is currently being built out with luxurious primary and second homes, creating a quieter atmosphere for residents.
Grayton Beach & Blue Mountain Beach Area
- Bannerman Beach – An ultra-private, gated Gulf-front community with no short-term rentals, offering estate-style homes and private beach access.
- The Retreat – A very private, gated community of Estate style home with no short-term rentals, perfect for those seeking exclusivity and privacy.
- LakePlace at Grayton Beach – Tucked away with no STRs, keeping it serene and private. This is one of my favorite hidden gems on 30A.
- Gulf Dunes – A small, Gulf-front non-rental community near Blue Mountain Beach.
- Forest Lakes – A family-friendly, gated neighborhood where STRs are allowed but not prevalent.
- Redfish Lane – A small, gated, non-rental community of luxury custom homes near Blue Mountain Beach.
- The Village of White Cliffs – A gated, Gulf-front non-rental community featuring both homes and condos in Blue Mountain Beach.
- Bella Vita – A luxury Gulf-front condo community in Blue Mountain Beach with no short-term rentals, ensuring a private and exclusive experience.
Dune Allen & Santa Rosa Beach Area
- Costa Blanca – An upscale, non-rental beachfront condo building in Santa Rosa Beach, perfect for owners seeking a peaceful Gulf-front retreat.
- BellaMar at Gulf Place – A gated, luxury rental-restricted neighborhood in close proximity to the Santa Rosa Beach Club and some homes with golf course views.
- Draper Lake Coastal Village – A conservation-focused, rental-restricted community near Dune Allen Beach. You’ll find lush, forest lined streets and lake views throughout this unique neighborhood.
- Sea Dunes – A non-rental community offering a peaceful residential setting, set back from the beach.
- RidgeWalk – A newer, rental-restricted development near Gulf Place with a French coastal design.
- Tuquoise - Currently under construction and pre-selling, this rental restricted community will contain ultra-modern homes.
- Santa Rosa Ridge & Summer Ridge– A residential community where several sections prohibit short-term rentals, featuring spacious lots and a quiet environment.
- Cottage Grove - A quaint, gated community in Santa Rosa Beach with rental restrictions, designed for full-time and second-home residents. Homes here are all constructed by one of my favorite builders, Key Lime Builders.
- Churchill Oaks – A private, bayfront community with rental restrictions, featuring high-end homes, a marina, and stunning water views. A truly unique and incredibly designed neighborhood.
- Whispering Lake – A non-STR community, appealing to primary homeowners.
- Botany Bayou – A gated bayfront community with STR restrictions.
- Church Street Village – A family-friendly, rental-restricted neighborhood in Santa Rosa Beach with a strong sense of community and well-constructed Huff homes.
- Escada – A residential neighborhood in Santa Rosa Beach where STRs are restricted, offering a mix of townhomes and single-family homes.
- Seclusion Bay – A gated bayfront community in Santa Rosa Beach with strict STR restrictions, featuring large estate-sized lots and private docks
- Ocean Estates - South of Hwy 98 off of Thompson Road, you’ll find this newer rental-restricted neighborhood, primarily constructed by DR Horton.
- Courtyards of Santa Rosa Beach - Gated community south of Hwy 98 with attached homes and comprehensive HOA services… prohibits short term rentals.
So, what does this mean for real estate on 30A?
If you’re looking for a home along 30A but prefer to avoid the hustle and bustle of short-term vacation rentals, you have plenty of options. Whether you're searching for a full-time residence, a second home, or a long-term investment, knowing which areas restrict STRs can help you make a more informed decision.
Each of these neighborhoods has its own unique charm, but they all share one thing in common— a commitment to preserving the residential feel of 30A. Less turnover means less noise, fewer crowds, and more predictable property values, making these communities ideal for those who want to enjoy the beauty of 30A without the transient nature of vacation rentals.
If you’re considering buying in one of these areas or want to learn more about the latest STR regulations, HOA policies, and market trends, I’d be happy to help. Let’s find the perfect 30A home that fits your lifestyle!
Reach out for more info at:
Candice KausHagen - 30A Lifestyle Agent
850-517-6170
[email protected]
