Thinking about a Sandestin condo but not sure where to start? Between resort amenities, HOA rules, insurance, and financing, the details can feel like a maze. You want a clear plan that protects your budget and supports your lifestyle goals, whether that is beach time, rental income, or both. This guide walks you through each step so you can buy with confidence in Walton County. Let’s dive in.
Get pre-approved first
Why pre-approval matters
A written mortgage pre-approval shows sellers you are qualified and ready. It also clarifies your loan amount, monthly costs, and any condo-specific requirements up front. Choose a lender who understands Florida resort condos and short-term rental scenarios.
Loan programs and condo approvals
Conventional loans review the building itself, including owner-occupancy levels, insurance, reserves, commercial space, and litigation. If you plan to use FHA or VA financing, confirm the condo’s project approval status early, since many resort buildings are not approved. Second homes and investment properties typically require higher down payments and reserves than primary residences.
Cash buyers and timing
Cash offers are common in resort markets. They can shorten the timeline and help when a building has special assessments or financing hurdles. If you are financing, build in time for appraisal and condo project review during your mortgage contingency.
Compare Sandestin buildings
Amenities and access
Sandestin is a master-planned resort with multiple condo communities and amenities, such as beach access, pools, golf, spa services, dining, and a marina. Some benefits are included with your association dues, while others require separate memberships or passes. Write down exactly what ownership includes and what is optional.
Fees to expect
Expect possible transfer fees, registration costs for resort or HOA access cards, and capital contributions at closing. Ongoing costs can include HOA dues, optional memberships, parking decals, and guest registration fees. Strong amenities can boost value and rental rates, but they also increase operating costs.
Questions to ask
- What amenities are included in dues and what requires separate memberships?
- Are there owner or guest access cards? What are the costs and renewal timelines?
- How are beach, pool, shuttle, and parking access handled for owners and guests?
Review condo and HOA documents
What to request
Ask for these items before or immediately after going under contract:
- Declaration of Condominium and plat
- Bylaws and Articles of Incorporation
- Rules and Regulations and use restrictions
- Current operating budget and recent financials
- Most recent reserve study and funding plan
- Master insurance policy summary with deductibles
- Board meeting minutes for the last 12 to 24 months
- Litigation and claims history
- Delinquency report and collection policy
- Written rental policy and any resort registration rules
- Owner occupancy ratios and investor limits
- Transfer, capital contribution, and registration fees
Red flags to watch
- Underfunded reserves and frequent special assessments
- Pending litigation that could lead to assessments or financing issues
- Rental restrictions that limit short-term stays or require long minimums
- HOA dues that are high relative to similar properties or rising quickly
Florida condominium law sets disclosure and estoppel standards for associations. Confirm timelines and fees with your title company or a Florida real estate attorney if questions arise.
Know rental rules and income
Rental programs vs self-managing
Each Sandestin building sets its own rental policy. Some allow short-term rentals with flexible owner use. Others have minimum stays, blackout dates, or require you to use a resort rental program. Get the policy in writing and ask for sample management agreements before you commit.
Taxes and compliance
Short-term rentals typically require collecting state sales tax plus any applicable local tourist development tax. Confirm filing and remittance responsibilities with the management company, the county, and the state. If you plan to self-manage, confirm any local registrations or licensing requirements before listing.
Financing and resale impacts
Buildings that depend heavily on short-term rentals may limit the number of loan programs available. Meanwhile, policies that restrict rentals can reduce investment income but may support higher owner-occupancy and long-term stability. Decide what balance of lifestyle and income fits your goals.
Plan insurance early
What the master policy covers
The association’s master policy insures common elements and sometimes a portion of unit interiors. In Florida, windstorm and flood coverage may be separate. Master policy deductibles can be large, and special assessments may be used to cover them after a storm. Ask for the policy summary and deductibles in writing.
Your HO-6 and flood
You will typically need an HO-6 policy for interior finishes, personal property, liability, and loss of rental income. Include ample loss assessment coverage in case the association levies a deductible or damage assessment. Lenders may require flood insurance based on the property’s flood zone, and flood coverage is strongly recommended in coastal areas.
Manage wind and assessments
Wind mitigation features can lower premiums, so request any available inspection reports. Because the insurance market can be volatile along the coast, get written quotes from local agents early in the process and update them if your closing timeline shifts.
Closing timeline and logistics
Typical timing
Most financed condo purchases take 30 to 60 days. Cash deals can close faster if title, estoppel, and insurance are clear. Association estoppel preparation and review can add 1 to 3 weeks, so start early and consider paying for expedited processing when possible.
Remote and secure closing
Remote closings, mobile notaries, and limited power of attorney are common if you cannot attend in person. Protect yourself from wire fraud by calling your title company at a known number to verify wiring instructions. Title insurance is standard, and your title team will explain any condo-specific exceptions.
After you close
Plan for owner registration, resort or HOA access cards, and set up your HOA payment portal. If you will rent the unit, confirm business licensing, tax registrations, and guest registration rules. If a marina slip or membership is part of your plan, confirm any separate transfer steps.
Sample contract calendar
- Day 0: Offer accepted and escrow deposited
- Days 1 to 7: Lender updated with contract, order HOA documents and estoppel
- Days 7 to 14: Inspections, initial insurance quotes, review rules and budget
- Days 14 to 30: Appraisal, lender condo review, verify rental terms and fees
- Days 30 to 60: Final loan approval, clear title, schedule closing and funding
Timelines vary by lender, building, and association responsiveness. Build in flexibility for project reviews or special assessments.
Due diligence checklist
- Get a written pre-approval from a lender experienced with Florida resort condos
- Request declaration, bylaws, rules, budget, reserve study, insurance, minutes, litigation and delinquency reports
- Obtain the association estoppel or resale certificate
- Secure HO-6 and flood insurance quotes and review master policy deductibles
- Complete inspections and any required specialty checks
- For rentals, request income history for similar units and management terms
- Verify property tax status with county offices and confirm any exemptions
- Confirm transfer, registration, and capital contribution fees
- Set your closing plan: remote options, POA if needed, wire verification
Work with a local boutique team
A Sandestin condo is not one-size-fits-all. The right building, rental policy, and amenity mix should match your lifestyle and financial goals. A locally based, hands-on team can coordinate documents, line up insurance and inspections, and guide you through association reviews and closing.
At Resort Real Estate Group, our on-site Miramar Beach office and vendor network make the process smoother for out-of-market buyers and investors. If you are ready to start, connect with Stephanie Phillips for thoughtful guidance and a clear plan from offer to keys.
FAQs
Can I rent my Sandestin condo short term?
- It depends on the building’s written policy, including minimum stays, blackout dates, and whether a resort rental program is required.
Are FHA or VA loans an option for Sandestin condos?
- Possibly, but many resort projects are not approved, so verify the building’s status with your lender before making an offer.
What HOA costs should I expect when buying?
- Budget for HOA dues plus possible transfer, registration, and capital contribution fees at closing, and confirm any optional membership costs.
What insurance do I need for a Sandestin condo?
- You will typically need an HO-6 policy, consider flood insurance, and ensure adequate loss assessment coverage based on the association’s deductibles.
Can I close on a Sandestin condo remotely?
- Yes, many buyers use remote notarization or a limited power of attorney; confirm options with your title company and lender early.
How long does a Sandestin condo purchase take?
- Financed purchases commonly take 30 to 60 days, while cash deals can close faster if title and association documents are ready.
