Thinking about Moving to the area in Miramar Beach, Florida? You’re not alone. This stretch of sugar-white sand on the Emerald Coast has become a top choice for beach lovers, second-home seekers, investors, and families wanting coastal living with convenience. As a full-time local real estate expert, Todd Siegrist at Todd Siegrist has helped hundreds of buyers and sellers navigate this unique market—from gulf-front condos and resort homes to bayfront properties and year-round residences. If you’re weighing a move, this guide gives you clear, local insight so you can make confident decisions from day one.
Miramar Beach sits between Destin and Santa Rosa Beach along the Gulf of Mexico in Walton County. It’s not part of the City of Destin—an important detail because schools, taxes, and short-term rental rules differ by county and municipality. The area is anchored by two major roads: - U.S. Highway 98: Your primary east–west route for daily commuting, shopping, schools, and healthcare. - Scenic Gulf Drive (Scenic Highway 98): The slower, beachside route lined with public beach access points, restaurants, resorts, and sidewalks.
Miramar Beach is about: - 10–15 minutes to Destin Harbor - 45–60 minutes to Northwest Florida Beaches International Airport (ECP) - 30–40 minutes to Destin–Fort Walton Beach Airport (VPS) - 1.5 hours to Pensacola International Airport (PNS)
You’ll also have quick access to Choctawhatchee Bay to the north, the famed 30A communities to the east, and two state parks within a short drive.
If moving to the area for beach life tops your list, Miramar Beach delivers. The sand is quartz-white, the water is clear emerald, and public beach access points make it simple to enjoy.
Local favorites include: - Miramar Regional Beach Access (on Scenic Gulf Drive): Parking, restrooms, lifeguards in season, and ADA access. - Pompano Joe’s Beach Access: Adjacent to the iconic seafood spot, with volleyball courts and vibrant beach energy.
Walkable beachfront dining options set the tone for relaxed coastal living: - Pompano Joe’s Seafood House: Caribbean flair and bustling beach vibe. - The Surf Hut: Casual gulf-front fare with outdoor seating. - Whale’s Tail at Seascape: Morning coffee and sunrise, or sunset cocktails steps from the sand. - Captain Dave’s on the Gulf: A timeless local seafood stop.
For shopping and entertainment: - Silver Sands Premium Outlets: One of the largest outlet centers in the U.S., right in Miramar Beach. - Grand Boulevard at Sandestin: Dining, shopping, a movie theater, and seasonal events including holiday markets. - The Village of Baytowne Wharf: Family-friendly festivals, fireworks, live music, and a marina—inside the Sandestin resort.
Annual highlights include the Sandestin Wine Festival and Baytowne Wharf Beer Festival, plus holiday fireworks and frequent live-music nights. There’s always something to do when friends and family visit.
One of the strengths of Miramar Beach is its variety. Whether you want a lock-and-leave condo, a short-term rental property, or a primary home, there’s a neighborhood for you. A few popular choices:
Edgewater: Resort-style grounds and direct beach access.
Resort Communities
Seascape Resort: Golf, tennis, deeded beach access, and a mix of condos, villas, and homes.
Single-Family Neighborhoods Near the Gulf
Emerald Waters Village and Caribe: Gated enclaves east of Scenic Gulf Drive with neighborhood pools and deeded beach access (specific rules vary by HOA).
Bayfront and Quiet-Living Options
Each community has different rules on rentals, pets, golf carts, parking, and beach access. One of Todd’s strengths is reading between the lines of HOA documents and condo bylaws so you’re never surprised after closing.
Families Moving to the area often ask about schools. Miramar Beach is served by the Walton County School District. Many local families attend: - Van R. Butler Elementary (Santa Rosa Beach) - Emerald Coast Middle School - South Walton High School
There are also nearby charter and private options depending on grade level and availability. Todd can help you identify zoning, transportation options, and day-to-day commute times.
Healthcare access is excellent for a beach market: - Ascension Sacred Heart Hospital on the Emerald Coast is just east of Sandestin along U.S. 98, with emergency care, specialists, and a medical campus that serves the entire South Walton area.
Utilities and services you’ll use: - Electricity: CHELCO (Choctawhatchee Electric Cooperative) - Water/Sewer: Regional providers serving South Walton - Internet: Service depends on the community; many condos include bulk internet/cable. Fiber is increasingly available in select neighborhoods. - Trash/Recycling: Provided through local service contracts; pickup schedules vary by address.
Ask Todd to confirm the provider mix and any bundled services for the specific property you’re considering.
Air travel is straightforward: - VPS and ECP both serve Miramar Beach well. Seasonal flight schedules can impact fares and availability, especially during peak summer months.
When Moving to the area, your home choice often starts with lifestyle and transitions to practicalities like insurance, HOA costs, and rental rules.
Common property types: - Gulf-front condos with resort amenities - Beachside townhomes and cottages - Resort homes on golf courses or lagoons - Bayfront homes with dock access - Primary-residence neighborhoods tucked away from peak visitor zones
Important considerations: - HOAs and Condos: Review rental limits, pet policies, parking, golf cart rules, and what’s included (cable, internet, insurance, exterior maintenance). Todd requests full documentation before you’re under tight deadlines. - Insurance: Coastal insurance can be higher than inland. You may need separate wind/hail coverage and flood insurance (particularly in AE/VE flood zones). Roof age, wind mitigation credits, and elevation certificates can materially affect premiums. Condos typically have a master policy and unit owners carry HO-6 coverage for interiors and contents. - Condotel/Warrantability: Some resort condos are considered “condotels,” which can limit conventional financing options. Todd maintains lender relationships who regularly finance these buildings and can explain down payment expectations and underwriting differences. - New Florida Condo Rules: Many coastal buildings are undergoing structural milestone inspections and reserve funding updates. Understanding timelines, completed work, and potential assessments is essential. Todd’s due diligence process includes obtaining recent inspections, budgets, and board minutes.
Miramar Beach is one of Florida’s most reliable vacation rental markets thanks to its beaches, amenities, and drive-to access for the Southeast. If you’re Moving to the area with an eye on investment, consider: - Seasonality: Peak revenue months typically run spring through late summer, with strong shoulder seasons in fall. Winter brings snowbirds for monthly rentals. - What Performs Best: Proximity and access to the beach, unobstructed views, community amenities (pool, beach service, fitness, tennis/pickleball), bed/bath count, and updated interiors. - Management Choices: Onsite resort programs, local boutique managers, and self-management platforms all operate here. Each option affects fees, control, and guest experience. - Taxes and Compliance: Vacation rentals in Walton County are subject to a tourist development tax in addition to state and local sales tax. A good manager can handle permitting, remittance, and guest communications. Todd connects investors with trusted managers and CPA contacts so you enter the market with eyes open.
1) Clarify Your Goals - Primary residence vs. second home vs. investment - Must-haves (view, access, garage, rental ability, pet policy) - Comfort zone for HOA dues and insurance
2) Get Pre-Approved and Aligned with Financing - For condos, confirm with a lender familiar with local buildings. - Discuss flood/wind coverage early to avoid surprises.
3) Preview Neighborhoods - Walk Scenic Gulf Drive at different times of day. - Visit Sandestin and Seascape to compare resort lifestyles. - Scope beach access and parking during peak hours.
4) Offer, Inspection, and Insurance Shop - Todd structures offers with data-backed comps. - Order inspections early; review four-point/wind mitigation for insurance credits. - For condos, review docs, budgets, reserves, and any upcoming projects.
5) Close and Set Up Services - Transfer utilities, internet, and HOA credentials. - For primary residents, file for Florida Homestead Exemption (if eligible). - Learn local beach rules (no glass, Leave No Trace) and consider a hurricane kit and evacuation plan.
6) Enjoy and Optimize - If renting, fine-tune pricing and guest experience with your manager. - If full-time, join neighborhood groups and explore volunteer and recreation programs.
Local expertise wins here. Todd’s clients benefit from: - Deep Neighborhood Knowledge: Todd knows which streets flood in heavy rain, where beach access is easiest, and which HOAs fit your lifestyle—before you commit. - Investment-Savvy Guidance: From condotel financing to revenue projections, Todd helps you underwrite decisions, not just pick properties. - Vendor Network: Inspectors who understand coastal structures, insurance pros familiar with wind/flood nuances, reputable contractors, and property managers with proven track records. - Negotiation and Risk Management: Clean, smart offers that protect your interests and still stand out in competitive scenarios. - Concierge Relocation Support: From school insight and commute mapping to utility setup tips and community introductions, Todd simplifies “day one” for newcomers.
You can learn more about Todd Siegrist and see current opportunities at toddrocks.com.
Is Miramar Beach part of Destin? No. Miramar Beach sits just east of Destin in Walton County, which means different school zoning and county-level policies—especially relevant for short-term rentals and taxes.
Can I use a golf cart to get to the beach? Often, yes, within certain neighborhoods and on lower-speed local roads. However, rules vary by HOA and road classification, and U.S. 98 is off-limits. Todd will confirm what’s legal for your specific address.
What months are busiest? Spring break and June–July are peak. Fall offers great weather with fewer crowds. Winter brings long-stay “snowbirds,” creating a steady, quieter rhythm.
Are there quiet, non-rental neighborhoods? Absolutely. Many bayside and golf course communities within Sandestin limit or manage rentals. Certain gated streets near the beach also skew toward primary/second-home owners. Todd can match your noise-tolerance and privacy preferences with the right enclave.
How’s the insurance situation? Coastal insurance requires planning. Flood zones, roof age, and wind mitigation impact pricing. Condos typically have a master policy; you’ll carry interior coverage (HO-6). Todd introduces insurance specialists early so premiums are known before you finalize a purchase.
Moving to the area in Miramar Beach, Florida should feel exciting—not overwhelming. With crystal-clear water, walkable beachfront dining, serious shopping and healthcare access, and a spectrum of neighborhoods from lively to laid back, Miramar Beach is a standout on the Emerald Coast. Whether you’re seeking a primary home, a beach escape, or a performing short-term rental, the details matter—HOA rules, insurance, financing, beach access, and the rhythms of the seasons.
That’s where Todd Siegrist at Todd Siegrist comes in. With hands-on local knowledge and a proven, data-driven process, Todd helps you avoid pitfalls, secure the right property, and settle in smoothly. When you’re ready to start, reach out and explore current opportunities at toddrocks.com. Your Miramar Beach life can begin today.
Keep reading other bits of knowledge from our team.
Have a question about this article or want to learn more?
