We just got back from our annual 30A basic white North Texas family vacation and as usual we look into real estate to see what's going on with it and perhaps to fantasize about owning a beach front place.

We noticed that there is a ton of places for sell and almost all of them have a price drop or did the ole "remove and relist" method.

Is this market really weak right now? It didn't appear so by the large crowds at Seaside and the Beach. I just found it surprising.

Should be able to locate their monthly real estate reports with a search. I was just talking about Pinellas county in another thread and the fact that their inventory has exploded in the last three months but prices are holding strong with the expectation of that holding out for at least a few more months.

Pinellas has a good mix of owner occupants, snow birds, and vacation properties. Id guess the 30A area has a higher ratio of vacation rentals. Wonder how many of those could be burdened with 5/1 loans that are resetting at higher rates? Could result in a large push down. Maybe a double whammy if the market as a whole comes down. Thinking out loud but worth looking into.

30a went nuts during 2020 when everyone was locked down. Stayed at a beach house in 2022 that sold twice and went from 850k to 1.7 in a few years.

Brother lives there (Watersound) and yes it pretty much doubled during the scamdemic. Inventory has greatly increased.

Yesterday said:

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We just got back from our annual 30A basic white North Texas family vacation and as usual we look into real estate to see what's going on with it and perhaps to fantasize about owning a beach front place.

We noticed that there is a ton of places for sell and almost all of them have a price drop or did the ole "remove and relist" method.

Is this market really weak right now? It didn't appear so by the large crowds at Seaside and the Beach. I just found it surprising.

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Would you own it as a second home or short term rental and use it yourself occasionally during the year?

South Platte said:

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Yesterday said:

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We just got back from our annual 30A basic white North Texas family vacation and as usual we look into real estate to see what's going on with it and perhaps to fantasize about owning a beach front place.

We noticed that there is a ton of places for sell and almost all of them have a price drop or did the ole "remove and relist" method.

Is this market really weak right now? It didn't appear so by the large crowds at Seaside and the Beach. I just found it surprising.

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Would you own it as a second home or short term rental and use it yourself occasionally during the year?

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We couldn't afford anything we're fantasizing about but hypothetically it would be the latter.

Yesterday said:

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South Platte said:

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Yesterday said:

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We just got back from our annual 30A basic white North Texas family vacation and as usual we look into real estate to see what's going on with it and perhaps to fantasize about owning a beach front place.

We noticed that there is a ton of places for sell and almost all of them have a price drop or did the ole "remove and relist" method.

Is this market really weak right now? It didn't appear so by the large crowds at Seaside and the Beach. I just found it surprising.

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Would you own it as a second home or short term rental and use it yourself occasionally during the year?

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We couldn't afford anything we're fantasizing about but hypothetically it would be the latter.

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Ok. There are a couple of guys on Texags that own condo units in Crested Butte and do this. Both are sharp guys that knew what they are doing. I believe they advertise on Airbnb and VRBO and the units rent at a high occupancy rate. I have a condo in northern Colorado but rent it by the year.

Maybe one of them will see this and reply. This could very well be a reality for you if you actively manage it. The rental revenue would offset (or cover) your entire mortgage. I encourage you to do the math.

We did some hasty math and yes it could work but not sure we want that at the moment. We would hypothetically want to use it during peak weeks which brings the most revenue. And not sure what the insurance is on property down there but it can't be cheap.

We have four full time rentals in Fort Worth that we manage but they're close and easy. Not sure about the short term aspect.

My mother in law is a realtor in the Destin area and she's seeing the same thing. Also we have been looking for short term rental opportunities under $500k and insurance quotes are coming back around $4k.

I live in Santa Rosa Beach and am a land development civil engineer, so real estate/development is very important to me around here.
It's a hard time for everybody except DR Horton (who luckily is a big client for us) since they have internal financing. Prices are high, local/state regulations are making it very difficult and expensive to develop/build. The area is saturated with short term rentals and the county is doing a lot to try to minimize that and putting huge fees on any new houses intended for short term rental use. I'd be happy to have a conversation with anybody youguys talk to that are interested in making real estate moves around here. Please don't trust any old real estate agent. I've seen a lot of out of town-ers get burned by it.

My godmother bought a very nice Houston in Watercolor during Covid. The projections they bought on short term rental projections has not materialized at all. There is a ton of short term rental options and people are either having to cut or go shorter term on rentals which is not efficient at that price point.

I think beach access is becoming a bigger thing on 30a as well.


We go to 30a a lot but I struggle to not see a pretty decent valuation pullback. You have a lot of people holding and looking to sell but likely upside down.

You can go to 30A cheaper than Port A.
Beach Access is a problem unless you've been before and know where to stay.

What is the beach access problem? I've seen it referenced several times.

If you access via public beach, huge fight where you can setup after accessing said beach. Watercolor has issue with state park, blue mountain, Santa Rosa beach, seacrest

Inlet beach is the best

We've rented a condo at Watersound Beach multiple times. Last year we looked into prices thinking maybe we should consider buying one. $3 million. That ended our thoughts of buying pretty quickly.