South Walton · Between Destin and 30A
Miramar Beach
Gulf-front condos, Frangista Beach homes, and a quiet bay side most visitors never see.
First Thing to Get Straight
Miramar Beach and Sandestin are not the same market
Sandestin has a Miramar Beach address, so the two names get used as though they meant the same thing. They don’t — and the MLS agrees. This area is formally listed as “Miramar Beach south of 98, with exception of Sandestin Resort.”
This page is about everything outside the gate: the Gulf-front towers along Scenic Gulf Drive, the Frangista Beach homes, Seascape and Tops’l, and the quieter bay side north of the highway. 390 properties are listed here today. If you’re looking inside the resort, Sandestin has its own page — and its own very different numbers.
for sale now
asking price
under contract
short-term rental
The Question Listings Never Answer
How do you actually get to the sand?
Outside the resort, beach access here isn’t uniform. Some buildings have a private walkover. Some share a deeded access with several other developments. Some sit across Scenic Gulf Drive — a different walk entirely in flip-flops, with two children and a cooler. Whether that matters is your call, but it should be a decision rather than a discovery. We check it on every property we show.
Where the Market Sits
Condos, and the houses behind them
228 of the 390 listings here are condominiums, averaging about $702,000 and starting near $275,000 — Ariel Dunes, The Summit at Tops’l, Majestic Sun and The Grove at Seascape each have a dozen or so available at any time. Behind them sit 105 single-family homes averaging $2.25 million, Frangista Beach in particular. Worth knowing: the least expensive condo here is $275,000, while inside Sandestin it’s $160,000. The gate isn’t automatically the more expensive side.
North of 98
The bay side almost nobody looks at
North of Highway 98 is a third market again, and a small one — 43 properties, mostly single-family homes on and near Choctawhatchee Bay. Three things set it apart: it sells fastest of anywhere in Miramar Beach at 105 days, it’s the cheapest per square foot at $343 against $517 on the Gulf side, and only 23% allows short-term rental against 67% south of the highway. That combination tells you who lives there — people, year-round, rather than renters.
If You’re Selling, Read This Part
314 days. This is a patient market.
Over the last twelve months, property outside the gate took an average of 314 days from listing to closing. Inside Sandestin it was 143. In Destin, 155. At effectively the same price per square foot.
We’d rather tell you that at the listing appointment than have you find it out in month five. It isn’t a weak market and it isn’t a reflection on your home — it’s how this stretch trades. Sellers who plan for ten months do fine. Sellers who expect ninety days start cutting in month four, which is the wrong move at the wrong time.
The other side of it: homes here hold their number better than their neighbors, closing at 92.4% of the original asking price — the strongest of the three markets. On this stretch, patience gets rewarded.
Miramar Beach
Sandestin
this area
asking price
Emerald Coast MLS, 426 sales closed in the twelve months to August 2026, outliers excluded.
Nearby
The markets either side
Sandestin is the gated resort inside this same zip code — 322 listings, and it sells in less than half the time. Destin is eight miles west with 668 listings and the lowest price per square foot of the three. And Gulf Place is where 30A proper begins, a few minutes east.
Miramar Beach Real Estate
Selling here? Ask for the real timeline first.
We’ll show you what comparable homes on this stretch actually did — what they asked, what they got, and how long it took. A more useful conversation than a price estimate, and better had before the sign goes up.