Beachfront vs South Of 98 In Miramar Beach

Should you pay a premium for true beachfront or buy a near-beach home south of 98 and keep more cash in your pocket? If you are weighing views and instant access against budget and net yield, you are not alone. This guide breaks down how location affects price, rental performance, access, insurance and HOA costs in Miramar Beach. By the end, you will understand the trade-offs clearly and know how to compare options like a pro. Let’s dive in.

What “beachfront” and “south of 98” mean

In this guide, “beachfront” means direct Gulf frontage. The parcel or building borders the dune or wet sand, and you have immediate private or deeded access without crossing a public road. These include Gulf-front single-family homes and condos along Scenic Gulf Drive and adjacent Gulf-facing properties.

“South of 98” means an address south of U.S. Highway 98 in Miramar Beach but not necessarily Gulf-front. This includes Gulf-block homes set back from the dune line, interior neighborhoods, and near-beach condo projects. Micro-location matters a lot here. Distance to the dune, whether you must cross a road, and the number of public access points nearby all shape price, rentability and owner experience.

Pricing and value: how location shapes cost

True beachfront commands a premium because of direct access, uninterrupted views and scarcity. Vacationers will pay more for immediate beach use, and owners value the protected view corridor. That premium varies by building, lot, elevation and finish level. There is no universal percentage that applies to Miramar Beach, so you should rely on recent local comps.

Why beachfront costs more

• Direct beach frontage and deeded access increase utility and perceived status.
• Scarcity of Gulf-front parcels and units limits supply.
• Strong high-season demand for on-the-sand experiences boosts pricing resilience.
• Private walkovers and unobstructed views reduce competition for access.

How to pull accurate local comps

• Use recent MLS sales for the exact building or immediate street. For condos, same-building comps are best.
• For single-family, match lot size, elevation, age, and renovation level. Confirm whether access is deeded or across a public road.
• Compare price per square foot and price per bedroom, and note time on market.
• Layer operating costs into your comparison. Higher insurance and maintenance can narrow the gap between beachfront and near-beach options when you analyze net yield.

Short-term rentals: revenue and seasonality

The Emerald Coast sees strong vacation demand with pronounced seasonality. Summer and spring break are peak periods, and shoulder seasons vary with weather and events. Visitor trends and public access details are available from Visit South Walton, which can help you understand when and how people use the beach.

Beachfront listings usually command higher average daily rates and strong peak-season occupancy because guests pay for views and immediate access. Near-beach homes south of 98 can still rent very well if the walk is short and access is simple. Many guests will trade a brief walk or a road crossing for a lower nightly rate.

What boosts bookings

• Immediate or deeded beach access and private walkovers.
• Walkability to restaurants and shops in addition to beach proximity.
• On-site parking and easy guest logistics for larger groups.
• Clear listing photography of views, access points and amenities.

Tools to estimate revenue

• Use paid data platforms like AirDNA or STR to compare ADR, occupancy and seasonality by micro-area or building.
• Cross-check with local property managers for current fee structures and typical gross-to-net performance.
• Review active listings’ calendars to understand peak and shoulder demand patterns.

Beach access and daily owner experience

Beach access drives both enjoyment and rental appeal. Florida law and the Florida Department of Environmental Protection oversee coastal management, and local public access points shape crowding and convenience. For a practical view of public access locations and visitor patterns, use Visit South Walton resources.

Here is how access usually differs on the ground:

• Immediate beachfront: Private or deeded walkovers provide fast, low-friction access with premium guest experience.
• Across the road: You may cross Scenic Gulf Drive or a local road. Experience depends on traffic, crosswalks and distance.
• South of 98 but not Gulf-front: Access may involve a longer walk or use of public access lots. Some communities offer seasonal shuttles.

Parking can be a swing factor. Public lots fill in peak season, while older beachfront condos sometimes limit on-site parking. Always verify parking capacity for both owners and guests.

Beach health and maintenance also matter. Periodic nourishment or dune restoration projects can affect beach width and short-term access during construction. Check FDEP and county notices to stay informed about planned work that may impact your property’s shoreline experience over time.

Insurance, flood risk and building code impacts

Much of Miramar Beach sits in coastal flood zones. Lenders often require flood insurance in Special Flood Hazard Areas. You can confirm a parcel’s zone using the FEMA Flood Map Service Center. Zones with higher coastal velocity risk generally carry higher premiums and stricter elevation requirements.

Wind and hurricane exposure influence insurance cost too. Building age, construction type and wind mitigation features affect underwriting. Florida’s building code has strengthened over time, increasing standards for elevation and wind resistance. These factors can raise build and repair costs, which should be part of your long-term capital planning.

Key cost drivers to review:

• Flood zone designation and elevation certificate.
• Windstorm coverage limits and deductibles.
• Age of roof and windows, and documented wind mitigation features.
• Recent renovation level and code compliance for major systems.

Higher insurance and mitigation needs often reduce net yield on beachfront assets. Even so, many buyers prioritize long-term appreciation and the lifestyle value of true Gulf frontage.

HOA and recurring costs to expect

Gulf-front condos often carry higher association dues. Salt-air conditions increase exterior maintenance, elevators require service, and private dune walkovers need upkeep. Master insurance policies are frequently included in condo fees and can be a major line item.

South-of-98 communities vary. Some resort neighborhoods have higher dues for amenities like pools and landscaping, while others keep fees modest. Both condos and HOAs may have explicit rental rules. You should review governing documents, reserve studies and recent meeting minutes to understand financial health and any pending assessments.

What to compare across buildings and associations:

• Monthly dues and what they include, especially insurance coverage.
• Reserve funding level and history of special assessments.
• Rental rules and minimum stay requirements.
• Recent capital projects and projected timelines for future work.

Which option fits your goals

Choose beachfront if you value

• Immediate access, unobstructed views and a premium guest experience.
• Strong peak-season ADR and booking momentum.
• Scarcity and long-term appreciation potential over maximum short-term yield.
• The ability to absorb higher holding and maintenance costs.

Choose south of 98 if you value

• Lower entry price and potentially stronger net cash flow after expenses.
• Short walks to the beach with competitive rental appeal.
• More flexibility on property types and neighborhoods to fit budget and layout needs.
• Reduced exposure to salt-air deterioration and higher insurance tiers.

Buyer checklist for Miramar Beach

• Location and access
  • Confirm direct Gulf-front vs near-beach status and whether access is deeded.
  • Measure the actual walk to the dune and note any road crossings.
  • Verify parking counts for owners and guests.
• Financials and comps
  • Pull 12 to 24 months of closed sales for the same building or street.
  • Compare price per bedroom and per square foot alongside condition and views.
  • Model net operating income after HOA dues, insurance and management.
• STR revenue and rules
  • Benchmark ADR and occupancy using AirDNA or STR.
  • Confirm HOA or condo rental rules, minimum stays and any caps on rentals.
• Insurance and risk
  • Check flood zone using the FEMA Flood Map Service Center.
  • Obtain current flood and wind quotes and review deductibles.
• Governance and building health
  • Review budgets, reserve studies, master insurance, and recent meeting minutes.
  • Note exterior maintenance history, elevator upgrades and dune walkover condition.
• Regulatory and beach context
  • Use Visit South Walton for public access maps and parking context.
  • Monitor the Florida Department of Environmental Protection for shoreline projects.

Next steps and how we help

If you want a clear read on value, we will organize same-building comps, pull insurance quotes and map access logistics so you can compare beachfront and south-of-98 options side by side. For out-of-market buyers, our boutique model includes private air and boat logistics to make showings fast and seamless while protecting your time and privacy. When you are ready, we will also help you get rental-ready with practical guidance on pricing, photos and guest operations.

Schedule a private conversation with Edward Wall to pinpoint the best-fit location for your goals and timeline.

FAQs

What does “south of 98” mean in Miramar Beach?

• It refers to properties located on the south side of U.S. Highway 98 that are near the beach but do not have direct Gulf frontage or immediate private walkovers.

How much more do beachfront homes cost than near-beach homes?

• The premium varies widely by building, elevation, finish and access; use recent local MLS comps to determine the current percentage difference for your target segment.

Will a beachfront condo rent better than a near-beach unit?

• Beachfront typically earns higher ADR and strong peak occupancy, but higher insurance, maintenance and HOA costs can narrow the net income gap compared with near-beach units.

How do flood zones affect Miramar Beach insurance costs?

• Properties in higher-risk coastal zones often face materially higher flood and wind premiums; verify the parcel’s zone at the FEMA Flood Map Service Center.

Where can I confirm beach access and parking options?

• Use Visit South Walton for public beach access locations and parking context, and verify any deeded access in the property’s documents.

Do HOAs or condos restrict short-term rentals in Miramar Beach?

• Many associations have specific rules like minimum stay requirements or registration; review the governing documents, budgets and recent meeting minutes before you buy.