New Developments in 30A Gated Communities

The 30A coast is experiencing a surge in luxury real estate, with ultra-luxury home sales over $10 million more than doubling, reaching $238 million in total volume. Iconic communities like Rosemary Beach and Seaside are nearly built out, driving demand for new gated neighborhoods. This article explores five standout communities reshaping luxury living on 30A: Grace Point, Cypress Dunes, Draper Lake Coastal Village, Watersound Beach, and The Retreat. Each offers unique amenities, price points, and lifestyles, from eco-friendly designs to exclusive rental-free environments. Whether you're looking for privacy, investment potential, or coastal charm, these communities provide a range of options.

Quick Comparison

Each community offers a blend of lifestyle perks and investment potential. Read on for detailed insights into what sets these neighborhoods apart.

Luxury Beachfront House Tour 30A Santa Rosa Beach Florida - The Retreat

1. Grace Point

Tucked away at 6652 E County Hwy 30A in Santa Rosa Beach, Grace Point sits conveniently between The Big Chill and WaterSound Beach. This boutique, gated community includes just 44 homesites, making it one of the more intimate neighborhoods along the coast. Construction began in April 2018, with homes completed starting in 2019.

The homes at Grace Point draw inspiration from the classic American Shingle Style of Nantucket and Martha’s Vineyard, ranging in size from 2,600 to 5,800 square feet. Designed by T.S. Adams, Archiscapes, and Rick Lowe Architecture, these homes boast upscale finishes like Carrera marble, quartz countertops, and oak or pine flooring. To maintain a cohesive aesthetic, all homes are required to be three stories tall.

As of February 27, 2026, homes in Grace Point are listed between $3,175,000 and $3,695,000, with an average price of about $1,212 per square foot. For instance, a 3-bedroom, 2,248-square-foot home is priced at $3,175,000, while a 6-bedroom, 3,205-square-foot property is listed at $3,695,000. Recent sales include a 7,391-square-foot home sold in August 2025 and a 5,026-square-foot residence sold in November 2025.

"Grace Point showcases eloquent craftsmanship with unique, luxurious finishes that blend the nostalgia of yesteryear with modern conveniences." – Justin Wilkerson, SoWal Real Estate Group

Residents here enjoy a Lifestyle Membership at The Clubs by JOE, which grants access to the WaterSound Beach Club's 1.5 miles of private beach, two resort-style pools, Shark's Tooth Golf Club, and Camp Creek Golf Club. Within the community, there are six architect-designed parks, a dog park, children’s play areas, and direct access to the 18.6-mile Timpoochee Trail. Designed as a non-rental community, Grace Point offers a quieter, more exclusive environment for its residents.

Next, we’ll take a closer look at Cypress Dunes, another standout community along 30A, as we continue exploring the area’s luxurious residential offerings.

2. Cypress Dunes

Nestled at 3305 West County Highway 30A in Santa Rosa Beach, Cypress Dunes spans a peaceful 44-acre stretch on the western end of the coast. This community is uniquely positioned next to the 1,600-acre Topsail Hill Preserve State Park, guaranteeing that its breathtaking Gulf views will remain untouched by future development. Sitting 25–30 feet above sea level, many of the lots fall under Flood Zone X, which means flood insurance isn’t required.

Cypress Dunes takes a custom-build approach, starting construction only after a lot is purchased. In 2024, three new builders joined the roster: Key Lime Construction, The Pro-Built Company, and Coastal Custom Home Building. Homes here range from 1,600 to 4,000 square feet and come with premium features like metal roofing, 2x6 walls, impact-resistant windows, and quartz countertops.

"Cypress Dunes is a low-density neighborhood designed for those who value community, security, and quality craftsmanship." – Cypress Dunes Website

As of February 27, 2026, the median list price for homes is $1,322,450, or about $586.59 per square foot. Builder-ready lots are priced between $150,000 and $285,000, while completed homes range from $1,012,900 to over $2,105,000. A notable sale in July 2023 saw a 3,062-square-foot, 4-bedroom luxury home sell for $2,224,888. High-end 5-bedroom homes have also demonstrated strong rental potential, generating $100,000 to $130,000 in net annual income.

Residents have access to two resort-style pools: an infinity-edge pool in Phase I with Gulf views and a Phase II pool featuring a cascading waterfall. Additional amenities include sports courts, fitness facilities, and a clubhouse. Elevated boardwalks wind through serene cypress ponds and wetlands, while the neighboring Topsail Hill Preserve offers over 3 miles of secluded white-sand beaches. Cypress Dunes is conveniently located just 3 miles from Gulf Place and about a 5-minute drive to Grand Boulevard’s shopping, dining, and Sacred Heart Hospital.

Next, we’ll take a look at Draper Lake Coastal Village, another standout option for luxury living along 30A.

3. Draper Lake Coastal Village

Draper Lake Coastal Village, nestled in Blue Mountain Beach along the western stretch of Scenic Highway 30A, brings a fresh perspective to coastal living. Covering 40 acres and featuring 96 lots spread across two wooded peninsulas, this community takes a distinctive approach to architecture. Designed by Duany Plater-Zyberk & Company (DPZ) - the same team behind iconic 30A destinations like Seaside, Rosemary Beach, and Alys Beach - it embraces a New Urbanism style influenced by Adirondack Great Camps and Chautauqua Assemblies, setting it apart from the more common Mediterranean and modern coastal aesthetics.

"Draper Lake offers new urbanism with an old soul." – Discover Draper Lake

One of Draper Lake's standout features is its location on one of Walton County's 15 rare coastal dune lakes. A strict 100-foot non-development buffer ensures the preservation of this fragile ecosystem while offering residents uninterrupted views, adding to the community's appeal as a long-term investment. Residents enjoy easy access to the Gulf via a short walk, bike ride, or golf cart to the Gulf View Heights Regional Beach Access. Here, a private beach cabana with parking, restrooms, and showers awaits, along with a 48-to-50-foot wooden observation tower that provides sweeping views of the Gulf and the dune lake.

As of February 27, 2026, home prices in Draper Lake average $2,151,556, with listings ranging from $2,795,000 to $3,375,000. The average price per square foot falls between $713 and $938. Lot values have risen significantly, with current listings starting at $899,999 and reaching up to $1,750,000, depending on proximity to the lake. Recent sales include a Cedar Bend Road lot that sold for $995,000 in March 2025 and a Wild Cherry Lane property that sold for $570,000 in June 2025.

Custom home construction continues under the Draper Lake Coastal Village Master Plan, ensuring the Adirondack-inspired design remains consistent throughout the community. Residents enjoy a range of amenities, including two luxury pools with fireplaces, two boathouses for storing kayaks and paddleboards, pedestrian trails, and wooden bridges connecting the eastern and western peninsulas. The community also sits along a 19-mile paved multi-use path stretching from Dune Allen to Seacrest and is conveniently located less than an hour from both Destin-Fort Walton Beach Airport and Northwest Florida Beaches International Airport.

Next, we’ll explore Watersound Beach, another standout community that exemplifies the charm of 30A coastal living.

4. Watersound Beach

Watersound Beach, located along eastern Scenic Highway 30A, offers a range of luxury living options across several gated communities. These include Watersound Beach (situated near the Gulf), Watersound West Beach, Watersound Origins (a coastal village near Lake Powell), and Watersound Camp Creek, which features custom homesites adjacent to the Camp Creek Golf Club.

As of February 27, 2026, home prices in these neighborhoods vary significantly. In Watersound Beach, existing homes range from $3.1 million for a 4-bedroom, 2,816-square-foot property to $4.49 million for a 6-bedroom, 3,956-square-foot residence. Meanwhile, new builds in Watersound Camp Creek command even higher prices, reaching up to $5.75 million for a 6-bedroom, 6,343-square-foot home. For those looking for more accessible options, Watersound Origins offers townhomes starting at $540,000 and single-family homes priced up to $1.89 million. These diverse price points cater to a wide range of luxury buyers while offering access to top-tier amenities.

One standout feature is the $40 million expansion at Camp Creek Golf Club, which introduced a 75-room boutique inn, a 6,500-square-foot resort pool complete with a 270-foot lazy river, and a 5,000-square-foot golf training center equipped with TrackMan technology. The community also boasts nine Har-Tru tennis courts, dedicated pickleball and basketball courts, and a five-mile trail connecting to Panama City Beach Conservation Park. The Watersound Town Center serves as the commercial hub, featuring a Publix supermarket alongside various shops and dining options.

"The Watersound Camp Creek community is being developed for those who are looking to build the home of their dreams in a short-term rental free community that is close to all of the things that make South Walton County such a desirable place to live." – Bridget Precise, Senior Vice President of Residential Real Estate for St. Joe

Watersound Camp Creek offers 262 custom homesites, ranging in size from 1/4 acre to nearly 1 acre. Initial releases in 2020 and 2021 sold quickly, averaging $446,000 and $478,000 per lot, respectively. This neighborhood is designed specifically for primary residents and long-term owners, with a strict no short-term rental policy. NatureWalk at Watersound Origins added 104 new homesites in late 2024, expanding its gated single-family section to around 466 homesites. Membership in "The Clubs by JOE" also saw significant growth, with 289 new members joining in 2020, bringing the total to over 1,500. Membership perks include access to the private Watersound Beach Club and several championship golf courses.

Watersound Beach continues to set the bar for luxury living in South Walton, offering a blend of exclusivity, thoughtful design, and exceptional amenities.

5. The Retreat

Nestled in Blue Mountain Beach, just four miles west of Grayton Beach, The Retreat is one of the most sought-after communities along 30A. Unlike many other neighborhoods in the area, this gated community is strictly for long-term residents, with leases requiring a minimum of 12 months. Spanning 90 acres, The Retreat is home to 90 individual homesites, including 24 prized gulf-front properties. As of November 2025, 74 homes are either completed or under construction, leaving only 16 lots available for those seeking a permanent coastal haven.

A standout feature of The Retreat is its private beach access, boasting 3,000 linear feet of pristine beachfront, including a 1,000-foot stretch of preserved dunes. The community also borders Draper Lake, a rare 28-acre coastal dune lake, offering residents private access for kayaking and paddleboarding. Nearly half of the property - 45 acres - has been set aside as wetlands and greenspaces, ensuring a harmonious blend of luxury living and environmental preservation.

"The Retreat is special because it doesn't really have one defined architectural style. Instead, it has traditional and contemporary styling as found in Bermudian, Caribbean, Low Country Louisiana, French and Spanish Colonial style architecture. I believe it to be the most interesting collection of homes along the beaches of 30A." – Tom Christ, Architect, Christ & Associates

The community's private beach club is a highlight, featuring a multi-level design with a heated negative-edge pool, 600 square feet of community space, and a beach chair and umbrella concierge service. Security is a priority, with a staffed guard gate operating daily from 7:00 AM to 6:00 PM. Annual HOA dues are $6,500 as of April 2024, while home insurance costs range from $10,000 to $35,000 depending on the home’s location and age. Buyers should also budget for a $6,500 capital contribution fee at closing and a 0.5% transfer fee to the St. Joe Community Foundation.

Strict building guidelines ensure the community maintains its high standards. Home construction must be completed within 20 months to avoid fines, though there’s no requirement on when construction must begin. Height restrictions cap buildings at 42 feet from the first-floor elevation. Gulf-front and lake-front homes can span up to 7,000 square feet, while interior lots are limited to 6,000 square feet, and conservation lots to 5,000 square feet.

Comparison: Pros and Cons

Deciding between these five gated communities boils down to your personal priorities - whether that's location, amenities, privacy, or the potential for long-term investment. Each community brings something unique to the table. For example, Grace Point stands out with its intimate setup of just 44 homesites and exclusive access to the WaterSound Beach Club. Cypress Dunes boasts an eco-friendly design and features like an infinity-edge pool. If water sports are your thing, Draper Lake offers easy access to a coastal dune lake. Watersound Beach provides a well-rounded, master-planned experience with private boardwalks and beach access, while The Retreat offers unparalleled privacy with 3,000 feet of private beachfront.

Location plays a big role too. Communities like The Retreat and Cypress Dunes, located on the west end, offer a peaceful vibe and proximity to Topsail Hill Preserve State Park. On the other hand, Watersound Beach is closer to the bustling dining and shopping scenes of Seaside and Rosemary Beach. Another factor to consider is whether the community allows rentals. Rental-restricted areas often sell for about 10–15% less per square foot than rental-friendly neighborhoods, which can enhance neighborhood stability.

If you're planning to build, keep in mind the timeline. From groundbreaking to completion, the process typically takes 12 to 18 months, with homes expected to be ready by 2026. Here's a quick comparison of the communities to help you weigh your options:

When it comes to investment potential, the numbers are just as important as the lifestyle perks. Over the past decade, homes in the 30A area have appreciated at an average rate of 6% to 8% annually. For properties that allow rentals, annual cash-on-cash returns typically range from 3% to 5%, even after factoring in high carrying costs. Andy Beal, a 30A Realtor, highlights the bigger picture:

"The real investment thesis for WaterColor is long-term appreciation plus lifestyle access, not rental cash flow."

Ultimately, these communities aren't just about where you live - they're about creating a legacy. Each one offers a blend of lifestyle benefits and long-term appreciation, making them a solid choice for those looking to invest in more than just a home.

Conclusion

Picking the right gated community along 30A ultimately depends on your priorities - whether that's generating rental income, securing long-term property appreciation, or simply enjoying a serene coastal lifestyle. If rental income is your goal, look for communities that allow short-term rentals, as they typically offer stronger cash flow. However, these often come with higher carrying costs. On the other hand, if you're more focused on stability and preserving long-term value, rental-restricted neighborhoods like Watersound Camp Creek could be a better fit.

Another key factor to weigh is how close the community is to the beach. Properties south of Highway 30A often feature private beach walkovers, making daily trips to the shore easier and more enjoyable. Communities like Grace Point and Watersound Beach not only provide this convenience but also include access to premium amenities such as the WaterSound Beach Club. For those who value privacy above all, The Retreat stands out with its unmatched exclusivity. This mix of lifestyle perks and potential value growth highlights the thoughtful planning behind 30A's newest developments.

For investors, the challenge is finding the right balance between rental income and long-term appreciation. Communities with plans for significant amenity upgrades are especially well-positioned to grow in value over time.

FAQs

Which 30A gated communities prohibit short-term rentals?

Some 30A gated communities, such as Watersound Camp Creek, impose restrictions on short-term rentals, with some neighborhoods outright prohibiting them. If you’re thinking about investing or relocating, it’s crucial to check the community guidelines beforehand.

What do HOA fees and membership costs look like on 30A?

HOA fees along 30A can range anywhere from $2,000 to over $12,000 per year, especially in luxury communities. These fees usually cover things like common-area maintenance, landscaping, utilities for shared spaces, structural repairs, and community amenities. The exact cost depends on the specific neighborhood and the level of amenities provided. It's important to review the fee breakdown for each community to know exactly what you're paying for.

How long does it take to build a custom home in these communities?

Building a custom home in these communities typically takes anywhere from several months to over a year. The exact timeline can vary based on factors such as the complexity of the design, the permitting process, and the materials chosen. Starting with careful planning and consistent coordination can help keep the process on track.

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