By The Tanika O'Brien Group
If you’ve been exploring real estate along 30A or near Santa Rosa Beach, you’ve probably noticed that high-rise condos aren’t as common as beachfront homes and low-rise communities. But in nearby areas like Destin, Miramar Beach, and Panama City Beach, high-rise living is a real option—and for some buyers, it’s exactly what they’re looking for.
We’re often asked whether buying a high-rise condo makes sense in this part of Florida. The answer? It depends on your lifestyle, goals, and how you plan to use the property. Let’s take a look at the pros, cons, and local considerations that matter most.
Key Takeaways
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High-rise condos are rare in Santa Rosa Beach but common in nearby markets like Destin and Panama City Beach
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They offer Gulf views, amenities, and rental income potential—but come with higher fees and some trade-offs
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Location, HOA structure, and long-term use should guide your decision
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Not ideal for buyers who want land, privacy, or design flexibility
Where High-Rise Condos Fit Along the Emerald Coast
In Santa Rosa Beach and the 30A corridor, high-rise buildings are restricted by local zoning and design codes that prioritize low-density, coastal village-style development. But just west or east of here, you’ll find taller towers with direct Gulf views and resort-style amenities.
Areas Where High-Rises Are Common
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Destin – Offers luxury towers like Silver Shells, Jade East, and The Palms with resort-style amenities and Gulf access
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Miramar Beach – Known for Ariel Dunes and Majestic Sun, popular with vacationers and investors
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Panama City Beach – Features a large inventory of beachfront high-rises, including Calypso Towers, Aqua, and Tidewater
In contrast, Santa Rosa Beach emphasizes charm, scale, and architectural continuity, which means you’ll mostly find cottages, luxury homes, and low-rise condos here—not towers.
Pros of Buying a High-Rise Condo
High-rises aren’t for everyone—but for the right buyer, they offer convenience, views, and access to coastal living with minimal upkeep.
Why Buyers Choose High-Rises
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Panoramic Gulf views – Higher floors offer unobstructed oceanfront vistas that are hard to match in single-family homes
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Turnkey lifestyle – Onsite maintenance, security, and amenities make ownership easy, especially for second-home buyers
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Resort amenities – Pools, fitness centers, beach service, and concierge features are common in high-end towers
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Rental income – Some high-rise buildings allow short-term rentals, offering strong income potential during peak season
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Lock-and-leave convenience – Ideal for snowbirds or buyers who split time between multiple homes
We’ve worked with clients who wanted to downsize from a large beach house but didn’t want to give up luxury—and a high-rise condo in nearby Destin checked every box.
Cons to Consider Before You Buy
High-rises come with trade-offs, and they don’t work for every buyer—especially those looking for land, privacy, or a more local feel.
Challenges That May Impact Your Decision
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HOA fees – Monthly dues are typically higher than in low-rise communities, especially with elevators, pools, and concierge services
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Less design flexibility – No major renovations, no changing your layout, and limited personalization compared to owning a home
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Rental regulations – Not all buildings allow short-term rentals, and some have strict booking or occupancy rules
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Parking limitations – Garage or shared parking may be tight, especially during busy seasons
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Elevator dependence – Storms or maintenance can limit access, and carrying groceries to the 15th floor can get old
If your goal is total privacy, land ownership, or architectural control, a high-rise probably won’t feel like a fit—especially when compared to the home options in Santa Rosa Beach.
What to Know About HOAs in High-Rise Buildings
Homeowners associations are a central part of condo ownership, especially in high-rise developments where shared infrastructure matters.
How HOAs Work in High-Rise Settings
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Monthly dues – Cover insurance, maintenance, landscaping, staffing, and amenities
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Special assessments – Owners may be required to fund building-wide repairs, such as roof replacements or pool upgrades
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Board rules – Pet policies, rental minimums, and renovation approvals are often controlled by the HOA
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Reserve funds – Healthy reserves are essential to avoid sudden large expenses—always ask to review HOA financials
We recommend reviewing all HOA documents in detail before committing to a high-rise purchase. It's one of the most overlooked—and important—factors in buyer satisfaction.
Who a High-Rise Condo Is Right For
We’ve helped buyers choose between beachfront homes, cottages, and high-rise condos—and here’s who typically thrives in a high-rise lifestyle.
You Might Be a High-Rise Buyer If:
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You want unmatched Gulf views without the responsibility of a full home
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You plan to use the condo seasonally or for vacations
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You value onsite security, amenities, and minimal maintenance
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You’re open to short-term rental income
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You prefer a resort-like environment over a residential one
Most high-rise buyers we work with are second-home owners, retirees, or investors looking for a low-hassle beach experience in a managed building.
FAQs
Are there high-rise condos in Santa Rosa Beach?
Not really. Zoning and architectural codes restrict high-rise development along 30A and in Santa Rosa Beach. However, nearby cities like Destin, Miramar Beach, and Panama City Beach offer plenty of high-rise options.
Are high-rise condos a good investment?
They can be—especially in vacation-heavy areas with rental demand and strong amenities. The key is to understand HOA rules, rental allowances, and maintenance history before buying.
How do I finance a high-rise condo?
Financing depends on the building’s approval status. Some lenders may require a larger down payment or restrict loans for buildings with high investor ratios or pending assessments. We can connect you with local lenders who specialize in condo financing.
Contact Us, The Tanika O'Brien Group, Today
Whether you’re deciding between a beach house and a high-rise—or just starting to explore coastal investment options—we’re here to help you weigh the pros and cons. With deep knowledge of Santa Rosa Beach, Destin, and the surrounding Gulf Coast market, we can guide you toward the best property for your lifestyle and long-term goals.
Reach out to us, The Tanika O'Brien Group, and let’s explore your options together. We’ll help you determine whether high-rise condo living is right for you—or whether a home along 30A might be the better move.
Reach out to us, The Tanika O'Brien Group, and let’s explore your options together. We’ll help you determine whether high-rise condo living is right for you—or whether a home along 30A might be the better move.
