The Top 7 Questions Buyers Ask About the 30A Market (and the Real Answers)

If you’re thinking about buying a home on Florida’s scenic 30A, chances are you’ve got questions—good ones. Questions about timing, value, investment, and lifestyle. That’s completely normal. After all, this isn’t just a real estate purchase. It’s a decision that affects your future, your finances, and the moments you’ll share with the people you love most.

I’ve helped many families and investors find their perfect place on 30A, and no matter how unique their goals, the questions often sound familiar. So let’s pull back the curtain and tackle the most common questions I hear—along with the honest, no-fluff answers that will help you move forward with clarity and confidence.

1. Are Prices Going to Drop Anytime Soon?

This is easily the most frequent question—and one of the most misunderstood. It’s natural to wonder if waiting will lead to a better deal, but the 30A market plays by different rules than most places. Many buyers expect real estate cycles to mirror those of major metro markets, but 30A operates on a unique blend of lifestyle demand, limited land availability, and high emotional value.

Even in what many would consider a slower-paced season, the data shows that 30A home values have continued to appreciate. From 2023 to 2024, prices rose 6.24% despite a 42% increase in average days on market and a 7.67% drop in total sales. That speaks to the market’s resilience and continued desirability. This area isn’t driven by distressed sellers or overleveraged homeowners. It’s driven by lifestyle, legacy, and the enduring appeal of coastal living.

While some sellers may be more negotiable today than they were a few years ago, steep discounts are still rare. If you’re waiting for a market crash, you might be waiting indefinitely—and potentially watching prices continue to rise while you’re on the sidelines.

The better question to ask is: What does it cost me to wait another year? From rising home values to missed rental income to another summer without memories made on the beach, the cost of inaction can be greater than you realize.

2. What Kind of Home Can I Get in My Price Range?

This is one of the most important questions because it grounds the process in reality. On 30A, prices vary widely depending on location, proximity to the beach, amenities, community rules, and even architectural style. Whether you’re working with a $900,000 budget or $4 million+, there are opportunities—but they come with trade-offs.

For example:

In the $1M–$1.5M range, you might find a well-maintained condo or attached home with good rental potential, often within biking distance to the beach.

Between $1.5M–$2.5M, buyers often secure detached single-family homes in desirable neighborhoods like Seagrove or Blue Mountain Beach.

$3M+ opens doors to larger lots, custom builds, Gulf views, and premiere walkability in high-demand areas like Rosemary Beach and WaterColor.

How you plan to use the home—full-time living, vacation rental, or seasonal use—will also influence what type of property best suits your goals. I help clients navigate all of these options and weigh what matters most to them, so we can focus the search where it counts.

3. Is Now Really a Good Time to Buy?

There’s never a “perfect” time to buy a home—only the time that’s right for you. That said, there are some very real advantages to buying now, especially in a slower-paced market.

• More options: Inventory is higher now than it has been in years, giving buyers more properties to choose from.

• More negotiating power: In contrast to the frenzied market of 2020–2022, buyers today can often negotiate on price, repairs, or closing costs.

• Less competition: Fewer buyers in the market means less pressure and more time to make thoughtful decisions.

Yes, mortgage rates are higher than they were at historic lows, but many of my clients are locking in second home or investment property rates around 7% and planning to refinance later. Waiting for rates to drop significantly might mean waiting years—and losing ground in appreciation and income potential in the meantime.

If the right home, in the right location, becomes available and fits your lifestyle and budget, that’s a green light worth acting on.

4. Can I Use My 30A Home as a Vacation Rental?

Absolutely. In fact, many buyers on 30A choose homes with rental potential to help offset ownership costs. Short-term rentals remain in high demand here, with families, couples, and seasonal visitors returning year after year.

That said, rental performance depends on several key factors:

• Location – Walkability to the beach, restaurants, and shops is a major driver of occupancy and nightly rates.

• Amenities – Homes with pools, bunk rooms, porches, updated finishes, and a golf cart tend to book more easily.

• Community restrictions – Some neighborhoods allow short-term rentals; others do not. It’s critical to know the rules before you buy.

If you're planning to rent, I help clients identify properties with a proven rental track record and work closely with trusted local management companies. For those considering self-management, I can share systems and insights to make that process smoother and more profitable.

It’s not just about buying a house—it’s about building a strategy that works for your goals.

5. What About Beach Access? I’ve Heard It’s a Problem.

This is a hot topic, and I understand why. Media headlines and social chatter have created confusion around beach access along 30A. The truth is far more balanced—and reassuring.

Yes, some portions of 30A’s beach frontage are privately owned or deeded to specific homeowners or communities. But there are still numerous public beach access points maintained by Walton County that offer convenient, well-kept entryways with parking, restrooms, and dune walkovers.

Even better, many homes and neighborhoods come with deeded or private access, meaning your ownership includes guaranteed access to a stretch of beach. This is a key factor I discuss with every buyer.

In addition to regional access points, 30A boasts three state parks—Grayton Beach, Deer Lake, and Topsail Hill Preserve—which offer pristine, uncrowded beaches accessible with a small day-use fee.

So yes, beach access remains very strong. With the right property selection, beach days will be a regular—and easy—part of your life.

6. What Should I Know About Homeowners Insurance on 30A?

With hurricanes making headlines and rising insurance costs across Florida, this is an important question—and one that deserves a clear and measured answer.

First, many parts of 30A sit 30+ feet above sea level, placing them outside designated flood zones. This not only reduces the likelihood of flooding during storms, but often means flood insurance is not required by lenders—and may not be necessary at all.

However, most insurance companies include a separate hurricane deductible, typically around 1% of your home’s replacement cost. It’s something to factor into your long-term planning.

Premiums can vary widely depending on location, structure type, and coverage limits. One effective way to manage cost is by choosing a higher deductible. I’ve had clients save hundreds to thousands annually by moving from a $1,000 deductible to $5,000. The savings can be significant over time.

There are still multiple competitive insurance providers on 30A, and I work with trusted local agents who can shop rates and tailor coverage to your property. Insurance doesn’t need to be a barrier—it just needs to be part of the conversation.

7. What’s the First Step if I’m Interested in Buying?

Start with a simple, no-pressure conversation. I’ll ask a few key questions to learn more about your vision, your timeline, and what “success” looks like for you. From there, I’ll build a customized search with:

• New listings and upcoming homes

• Price reductions that match your criteria

• Off-market opportunities from my local network

You’ll start receiving updates directly to your inbox, and I’ll monitor daily MLS activity and the local hot sheet for properties that could be a strong fit. If you’ve zeroed in on a specific community, I’ll even go a step further and reach out to homeowners directly to uncover off-market opportunities.

The goal isn’t just to find a house. It’s to help you feel informed, supported, and confident every step of the way. Book your call HERE!

Still Have Questions?

Great—let’s talk through them. Every buyer is different, and I’m here to offer honest insight based on your unique goals. Whether you’re planning to buy this year or just getting started, I’d love to be your guide.

Schedule a call today, and let’s explore what’s possible for you on 30A.