Buying STR in Destin/Fort Walton Beach
Member since 2023 · 21 posts · 22 votes
Looking to buy a property in Fort Walton Beach. I’m in the military, and will be moving again in about 15 months. Currently renting, but was really debating buying a beach front condo in Okaloosa island to live in for the remainder of my time here, but then hoping to rent it out once I leave.
Does anyone have any experience buying short term rentals in that area? Any recommendations? Just currently exploring what would give me the best bang for my buck. Seems like okaloosa is very busy and lucrative during summer, but kind of a dead town in the winter.
Honestly I think that's a great move, and I wish I would have done it. I bought a condo in Destin while I was there at Eglin, but I never lived in it and I'm still stuck with an awful rate. If you can get a primary residence rate on it and STR it when you move out, you'd probably be sitting pretty. Just keep in mind that your insurance will probably go up when you change your policy to cover STRs. Also watch out for any HOA restrictions of course, and be aware that interest rates may be a lot higher for a non-warrantable condo - although I'm not sure how that would play out if it's your primary.
Honestly I think that's a great move, and I wish I would have done it. I bought a condo in Destin while I was there at Eglin, but I never lived in it and I'm still stuck with an awful rate. If you can get a primary residence rate on it and STR it when you move out, you'd probably be sitting pretty. Just keep in mind that your insurance will probably go up when you change your policy to cover STRs. Also watch out for any HOA restrictions of course, and be aware that interest rates may be a lot higher for a non-warrantable condo - although I'm not sure how that would play out if it's your primary.
Most beach markets are going to be busy during the summer months and dead in the winter.
Typically with a beach property you make all your money in 6 months out of the year.
Destin is a great market to purchase a property in, and like already mentioned you would do well to live in the place first and then rent out as a STR later on. I highly recommend Allison Freeman as a realtor, and she knows the Destin area as well!
Looking to buy a property in Fort Walton Beach. I’m in the military, and will be moving again in about 15 months. Currently renting, but was really debating buying a beach front condo in Okaloosa island to live in for the remainder of my time here, but then hoping to rent it out once I leave.
Does anyone have any experience buying short term rentals in that area? Any recommendations? Just currently exploring what would give me the best bang for my buck. Seems like okaloosa is very busy and lucrative during summer, but kind of a dead town in the winter.
Destin Harbor Resort West – 09/20/2024
Indian Lake – 01/09/2025
Sandestin/Miramar Beach:
Ariel Dunes – 11/22/2024
Ariel Dunes 2 – 09/05/2024
Crystal Village 1 – 12/31/2024
Heron Walk – 02/27/2025
Points of View Condos – 01/02/2025
Seascape (Phase 2) – 04/16/2025
Fort Walton Beach:
Commodores Landing – 11/19/2024
Emerald Isle Club – 09/11/2024
Indianola On The Water – 05/19/2025
Island Gardens – 03/17/2025
Sea Oats On the Beach – 05/06/2025
Venus Condominium Association – 11/18/2024
Veranda Condominium- 03/25/2025
Great thought process. I helped 2 buddies buy condos on Okaloosa island within the last year who did the exact same thing - they're here for 12 months for flight upgrade training.
Happy to recommend cleaners, management software/products, or listing advice when the time comes. Until then, let me know if you want to check out some properties. Happy to help!
Honestly I think that's a great move, and I wish I would have done it. I bought a condo in Destin while I was there at Eglin, but I never lived in it and I'm still stuck with an awful rate. If you can get a primary residence rate on it and STR it when you move out, you'd probably be sitting pretty. Just keep in mind that your insurance will probably go up when you change your policy to cover STRs. Also watch out for any HOA restrictions of course, and be aware that interest rates may be a lot higher for a non-warrantable condo - although I'm not sure how that would play out if it's your primary.
Destin is a great market to purchase a property in, and like already mentioned you would do well to live in the place first and then rent out as a STR later on. I highly recommend Allison Freeman as a realtor, and she knows the Destin area as well!
Thanks! Will keep that in mind. What's everyone's thoughts on condo complex where they manage everything for you (all baked into the HOA), vs buying somewhere where I could just Airbnb myself? Seems like most condos only allow STR through their own management for a hefty fee, but the ease of not having to worry about advertising and listing sounds nice.
Looking to buy a property in Fort Walton Beach. I’m in the military, and will be moving again in about 15 months. Currently renting, but was really debating buying a beach front condo in Okaloosa island to live in for the remainder of my time here, but then hoping to rent it out once I leave.
Does anyone have any experience buying short term rentals in that area? Any recommendations? Just currently exploring what would give me the best bang for my buck. Seems like okaloosa is very busy and lucrative during summer, but kind of a dead town in the winter.
Destin Harbor Resort West – 09/20/2024
Indian Lake – 01/09/2025
Sandestin/Miramar Beach:
Ariel Dunes – 11/22/2024
Ariel Dunes 2 – 09/05/2024
Crystal Village 1 – 12/31/2024
Heron Walk – 02/27/2025
Points of View Condos – 01/02/2025
Seascape (Phase 2) – 04/16/2025
Fort Walton Beach:
Commodores Landing – 11/19/2024
Emerald Isle Club – 09/11/2024
Indianola On The Water – 05/19/2025
Island Gardens – 03/17/2025
Sea Oats On the Beach – 05/06/2025
Venus Condominium Association – 11/18/2024
Veranda Condominium- 03/25/2025
Ok definitely need to look into this. Didn't know much about it. My MLO did mention places need to be VA approved, so I'm assuming this plays into it?
@Carlos Lopes pretty good plan actually, as long as you are able to use your VA financing. So, yes, you have to make sure that whatever you buy is VA-approved. I'm very partial to Okaloosa Island. My four personal investment STRs are located there. I like that access to the beach is a lot easier than in Destin, Miramar and 30A. Also the location is much closer and more convenient for access to Eglin and Hurlburt. I've actually had a number of military servicemen on TDY here stay at my smaller condos for several months in the off-season. That's another thing you may want to consider as you turn your property into an STR later. Okaloosa Island gets more than just tourist renters.
The northside of Okaloosa Island, starting from Bluefish and going west, does not allow for STRs per the current ordinance. The section east of that does. All of the south side allows it as well. There are not many townhouses on Okaloosa Island that allow STRs, but there are some. I actually own one. No HOA and easier financing than condos. My other three properties are condos, two small ones and one large. If you are looking at condos, those can be a good option too even with the HOA, because of the lower maintenance and with the added amenities like pools, lazy rivers, etc. Those type of things drive rental revenue and attract more guests. The key with condo complexes is to do due diligence on each individual complex as far at whether they are warrantable, VA-approved, and whether they might be facing any upcoming special assessments or have issues with the state-mandated structural integrity studies and their reserves. Special assessment can be a huge financial drain if they come up unforeseen.
You can also consider single family homes or townhouses in town in FWB or Navarre. Those are usually ok for VA financing. Many people are very successful in turning them into STRs. The main issue I see there is the higher maintenance costs, especially if you are no longer local when you turn the property into an STR. Even if you get a full time property manager they will not be able to deal with a roof repair situation or any storm damage without your direct involvement. Just some examples of things that come up with owning a home :-). Also, revenue potential is lower further from the beach.
With a condo a lot of building issues are handled by the HOA, but there can also be more restrictions.
Lot's of option :-).
Honestly I think that's a great move, and I wish I would have done it. I bought a condo in Destin while I was there at Eglin, but I never lived in it and I'm still stuck with an awful rate. If you can get a primary residence rate on it and STR it when you move out, you'd probably be sitting pretty. Just keep in mind that your insurance will probably go up when you change your policy to cover STRs. Also watch out for any HOA restrictions of course, and be aware that interest rates may be a lot higher for a non-warrantable condo - although I'm not sure how that would play out if it's your primary.
Everyone has contributed some very good insight on this thread!
One thing to be aware of is many real estate listings quote projected revenue amounts. Companies that project for these listings may include fees and taxes that have nothing to do with your earnings. So, be sure you are comparing apples to apples in projections, since they are not all created equally!
Also, if there is rental history on a property, you are entitled to seeing the actual history and statements for that property. I provide this for the condos/homes that are up for sale all the time to potential buyers.
Oh, and thank you for your service! :-)
@Carlos Lopes, I think everyone mentioned everything there was to mention already. A few things to consider
1. Some of the HOAs are being assessed for improvements by the city. Please remember to ask the seller to furnish those details. In some cases, the assessments are as high as over $100k.
2. Buyers these days are reaching out to Property Managers directly to get projections before going to the realtors. If you have a realtor already, great, collaborate with them to get projections.
3. More or less in the current market, know that most property owners who purchased a property in the last 24 months are not making positive cash flow on their properties due to astronomical rates. If you make 5-7% cash on cash, you are good in current market.
4. There are short term restrictions on properties. Not every property in Okaloosa county can be listed as an STR property. City of Destin has map marked out with restrictions, you should be able to find it easily with a quick google search.
Thank you for your service and good luck with everything!
I don't have alot to offer other than what's above - but just adding that we recently bought a beach front condo on Okaloosa Island (at Waters Edge) and really do love the area, but are still learning about it. Waters Edge is also a non-warrantable complex, but it is really nice and we were able to find a bank who could work with us. We had a great realtor and lender if I can be any help with those (and I'm not related to either LOL - so not trying to promote anyone, just offering to help)! We are renting the unit out and will be lucky to break even for the year, but we knew that going in. We do have a property manager since we are out of state and this is new to us, and I like the people at the company we chose, but I think they have set rates lower than anyone else, so unless I can start to understand why, I am going to be shopping other companies for occupancy/rates over the winter. Anyway, good luck to you! I never knew how much I didn't know about buying a beach condo STR until I started this process :)
@Tammy Vallee, STR markets overall have been down in 2024. The macro economy as whole has been bad too. Hopefully, STR market will get better after the elections.
@Carlos Lopes pretty good plan actually, as long as you are able to use your VA financing. So, yes, you have to make sure that whatever you buy is VA-approved. I'm very partial to Okaloosa Island. My four personal investment STRs are located there. I like that access to the beach is a lot easier than in Destin, Miramar and 30A. Also the location is much closer and more convenient for access to Eglin and Hurlburt. I've actually had a number of military servicemen on TDY here stay at my smaller condos for several months in the off-season. That's another thing you may want to consider as you turn your property into an STR later. Okaloosa Island gets more than just tourist renters.
The northside of Okaloosa Island, starting from Bluefish and going west, does not allow for STRs per the current ordinance. The section east of that does. All of the south side allows it as well. There are not many townhouses on Okaloosa Island that allow STRs, but there are some. I actually own one. No HOA and easier financing than condos. My other three properties are condos, two small ones and one large. If you are looking at condos, those can be a good option too even with the HOA, because of the lower maintenance and with the added amenities like pools, lazy rivers, etc. Those type of things drive rental revenue and attract more guests. The key with condo complexes is to do due diligence on each individual complex as far at whether they are warrantable, VA-approved, and whether they might be facing any upcoming special assessments or have issues with the state-mandated structural integrity studies and their reserves. Special assessment can be a huge financial drain if they come up unforeseen.
You can also consider single family homes or townhouses in town in FWB or Navarre. Those are usually ok for VA financing. Many people are very successful in turning them into STRs. The main issue I see there is the higher maintenance costs, especially if you are no longer local when you turn the property into an STR. Even if you get a full time property manager they will not be able to deal with a roof repair situation or any storm damage without your direct involvement. Just some examples of things that come up with owning a home :-). Also, revenue potential is lower further from the beach.
With a condo a lot of building issues are handled by the HOA, but there can also be more restrictions.
Lot's of option :-).
yea I have noticed the overall STR performance is down for the area, but I'm trying to really see the pros and cons for long term holding. I know there's a lot of expansion happening on okaloosa island, to include the new bridge, and new outlets they're looking to build. So I'm hoping that's a future boost in the economy there. Occupancy rates seem to be ok hovering around 62%, so maybe with some really amazing managing I can expect about the same? I've come to terms that currently I'd probably break even once I move and turn it into a STR, but I would hate for it to be a break even forever. So I'm hoping that after a little while I could refinance again for lower rates and hopefully have more cash flow. It's all really hard to tell as I'm still learning a lot in the process. I'm still going through the learning what questions to ask phase.
1) profits and losses?
2) STR allowed?
3) assessment fees and costs?
4) warrantable?
5) occupancy rates?
6) comps?
Currently two units I’m looking at in the same complex, one is a 1 bed and other is a 3 bed. They gross ~51k and ~60k respectively. So I’m trying to figure out if paying the extra 200k for a 3 bed is even worth the investment since annual gross is so close. But those numbers are also all based on people using Vacasa as their manager, which I hear they’re mediocre at best. But at a glance I noticed people average around 10% of total home price as far as annual gross income, so a $500k home is grossing about $50k a year. Is this about what most of you have experienced in the area? If so, how do you break above that?
Overall, I’m loving the learning process and am getting close to a pull the trigger point. Just want to really make sure I’ve asked all the right questions:
yea I have noticed the overall STR performance is down for the area, but I'm trying to really see the pros and cons for long term holding. I know there's a lot of expansion happening on okaloosa island, to include the new bridge, and new outlets they're looking to build. So I'm hoping that's a future boost in the economy there. Occupancy rates seem to be ok hovering around 62%, so maybe with some really amazing managing I can expect about the same? I've come to terms that currently I'd probably break even once I move and turn it into a STR, but I would hate for it to be a break even forever. So I'm hoping that after a little while I could refinance again for lower rates and hopefully have more cash flow. It's all really hard to tell as I'm still learning a lot in the process. I'm still going through the learning what questions to ask phase.
1) profits and losses?
2) STR allowed?
3) assessment fees and costs?
4) warrantable?
5) occupancy rates?
6) comps?
Currently two units I’m looking at in the same complex, one is a 1 bed and other is a 3 bed. They gross ~51k and ~60k respectively. So I’m trying to figure out if paying the extra 200k for a 3 bed is even worth the investment since annual gross is so close. But those numbers are also all based on people using Vacasa as their manager, which I hear they’re mediocre at best. But at a glance I noticed people average around 10% of total home price as far as annual gross income, so a $500k home is grossing about $50k a year. Is this about what most of you have experienced in the area? If so, how do you break above that?
Overall, I’m loving the learning process and am getting close to a pull the trigger point. Just want to really make sure I’ve asked all the right questions:
You're definitely asking the right questions. While no one can predict interest rates with complete certainly, they have already come down from the highs 7-8 months ago. So a re-fi situation will definitely be a good option in the not so far future. I, personally, have a owner-financing loan on a property I recently bought that I plan to refinancing once the rates are lower and to get better cashflow just on that.
You mentioned that you are considering Destin West. Great complex. I used to own Heron 505 (3 bedroom unit on the Bayside). Sold it a couple years ago. The person who bought it used VA financing. I know that Sandpiper and Pelican at Destin West might be harder to do with VA because of how their covenants were structured by the initial builder. Heron and Osprey should be ok for VA. I'm not 100 % sure about Gulfside.
Pluses for Destin West: great amenities, very popular with guests, spacious and updated units, good rental potential.
Some minuses: HOA is pretty high, beach access can be an issue for some guests. Beach facing units and complexes tend to get higher rent, even though the amenities at Destin West are superior. The Bayside units are very nice, but the ones at Gulfside, which is older, can be pretty dated and have odd layouts. Also, with the new beach regulations in Okaloosa County, the beach section where the beach service for Destin West can be set up has been narrowed significantly and the Island Hotel amenities and beach area are no longer available to Destin West guests to use. That makes the beach area tight for the many guests that Destin West can hold as an overall complex.
If you have any further questions, feel free to message me if I can help. There are a number of other complexes on the Island that are also VA approved.
yea I have noticed the overall STR performance is down for the area, but I'm trying to really see the pros and cons for long term holding. I know there's a lot of expansion happening on okaloosa island, to include the new bridge, and new outlets they're looking to build. So I'm hoping that's a future boost in the economy there. Occupancy rates seem to be ok hovering around 62%, so maybe with some really amazing managing I can expect about the same? I've come to terms that currently I'd probably break even once I move and turn it into a STR, but I would hate for it to be a break even forever. So I'm hoping that after a little while I could refinance again for lower rates and hopefully have more cash flow. It's all really hard to tell as I'm still learning a lot in the process. I'm still going through the learning what questions to ask phase.
1) profits and losses?
2) STR allowed?
3) assessment fees and costs?
4) warrantable?
5) occupancy rates?
6) comps?
Currently two units I’m looking at in the same complex, one is a 1 bed and other is a 3 bed. They gross ~51k and ~60k respectively. So I’m trying to figure out if paying the extra 200k for a 3 bed is even worth the investment since annual gross is so close. But those numbers are also all based on people using Vacasa as their manager, which I hear they’re mediocre at best. But at a glance I noticed people average around 10% of total home price as far as annual gross income, so a $500k home is grossing about $50k a year. Is this about what most of you have experienced in the area? If so, how do you break above that?
Overall, I’m loving the learning process and am getting close to a pull the trigger point. Just want to really make sure I’ve asked all the right questions:
You're definitely asking the right questions. While no one can predict interest rates with complete certainly, they have already come down from the highs 7-8 months ago. So a re-fi situation will definitely be a good option in the not so far future. I, personally, have a owner-financing loan on a property I recently bought that I plan to refinancing once the rates are lower and to get better cashflow just on that.
You mentioned that you are considering Destin West. Great complex. I used to own Heron 505 (3 bedroom unit on the Bayside). Sold it a couple years ago. The person who bought it used VA financing. I know that Sandpiper and Pelican at Destin West might be harder to do with VA because of how their covenants were structured by the initial builder. Heron and Osprey should be ok for VA. I'm not 100 % sure about Gulfside.
Pluses for Destin West: great amenities, very popular with guests, spacious and updated units, good rental potential.
Some minuses: HOA is pretty high, beach access can be an issue for some guests. Beach facing units and complexes tend to get higher rent, even though the amenities at Destin West are superior. The Bayside units are very nice, but the ones at Gulfside, which is older, can be pretty dated and have odd layouts. Also, with the new beach regulations in Okaloosa County, the beach section where the beach service for Destin West can be set up has been narrowed significantly and the Island Hotel amenities and beach area are no longer available to Destin West guests to use. That makes the beach area tight for the many guests that Destin West can hold as an overall complex.
If you have any further questions, feel free to message me if I can help. There are a number of other complexes on the Island that are also VA approved.
Oh that’s actually great to know you owned in Destin West. You mind me asking why you sold?
I’m currently trying to decide between two 3 bedroom units (one is roof top with gulf views and boat slip, other is ground floor with direct access to pool and big patio) , or a one bedroom in the same building that’s also roof top with gulf views (I believe sandpiper). So I’m playing the game of trying to figure out which one is gonna be the best bang for my buck as far as rentability goes. Would the extra 200k (720k and 540k respectively for the 3 vs 1 units) that the three bedroom costs yield much more in rents in this area? The One BR unit has the typical bunk beds in hallways that you see a lot here as well, so you can sleep multiple guests in it. Or are people typically looking to rent bigger units?
On this same subject, what’s been your experience when you compare how Destin West performed vs your other properties here? Do you happen to have any that are actual beach side? I looked at a handful of 1 bedrooms on the beach with amazing beach views. Direct beach access, and a little pool; but no lazy River or giant pools, no gyms, etc; just slightly more of a residential vibe. I liked Destin West because I figured the “resort” vibe would be appealing to guests, but I did wonder how unattractive that 5 minute sky bridge walk to the beach would be. What was your overall experience with all that? Would you give up direct access beach views for the Destin West amenities.
Thank you again for all your help!! I really appreciate the advice.
yea I have noticed the overall STR performance is down for the area, but I'm trying to really see the pros and cons for long term holding. I know there's a lot of expansion happening on okaloosa island, to include the new bridge, and new outlets they're looking to build. So I'm hoping that's a future boost in the economy there. Occupancy rates seem to be ok hovering around 62%, so maybe with some really amazing managing I can expect about the same? I've come to terms that currently I'd probably break even once I move and turn it into a STR, but I would hate for it to be a break even forever. So I'm hoping that after a little while I could refinance again for lower rates and hopefully have more cash flow. It's all really hard to tell as I'm still learning a lot in the process. I'm still going through the learning what questions to ask phase.
1) profits and losses?
2) STR allowed?
3) assessment fees and costs?
4) warrantable?
5) occupancy rates?
6) comps?
Currently two units I’m looking at in the same complex, one is a 1 bed and other is a 3 bed. They gross ~51k and ~60k respectively. So I’m trying to figure out if paying the extra 200k for a 3 bed is even worth the investment since annual gross is so close. But those numbers are also all based on people using Vacasa as their manager, which I hear they’re mediocre at best. But at a glance I noticed people average around 10% of total home price as far as annual gross income, so a $500k home is grossing about $50k a year. Is this about what most of you have experienced in the area? If so, how do you break above that?
Overall, I’m loving the learning process and am getting close to a pull the trigger point. Just want to really make sure I’ve asked all the right questions:
You're definitely asking the right questions. While no one can predict interest rates with complete certainly, they have already come down from the highs 7-8 months ago. So a re-fi situation will definitely be a good option in the not so far future. I, personally, have a owner-financing loan on a property I recently bought that I plan to refinancing once the rates are lower and to get better cashflow just on that.
You mentioned that you are considering Destin West. Great complex. I used to own Heron 505 (3 bedroom unit on the Bayside). Sold it a couple years ago. The person who bought it used VA financing. I know that Sandpiper and Pelican at Destin West might be harder to do with VA because of how their covenants were structured by the initial builder. Heron and Osprey should be ok for VA. I'm not 100 % sure about Gulfside.
Pluses for Destin West: great amenities, very popular with guests, spacious and updated units, good rental potential.
Some minuses: HOA is pretty high, beach access can be an issue for some guests. Beach facing units and complexes tend to get higher rent, even though the amenities at Destin West are superior. The Bayside units are very nice, but the ones at Gulfside, which is older, can be pretty dated and have odd layouts. Also, with the new beach regulations in Okaloosa County, the beach section where the beach service for Destin West can be set up has been narrowed significantly and the Island Hotel amenities and beach area are no longer available to Destin West guests to use. That makes the beach area tight for the many guests that Destin West can hold as an overall complex.
If you have any further questions, feel free to message me if I can help. There are a number of other complexes on the Island that are also VA approved.
Oh that’s actually great to know you owned in Destin West. You mind me asking why you sold?
I’m currently trying to decide between two 3 bedroom units (one is roof top with gulf views and boat slip, other is ground floor with direct access to pool and big patio) , or a one bedroom in the same building that’s also roof top with gulf views (I believe sandpiper). So I’m playing the game of trying to figure out which one is gonna be the best bang for my buck as far as rentability goes. Would the extra 200k (720k and 540k respectively for the 3 vs 1 units) that the three bedroom costs yield much more in rents in this area? The One BR unit has the typical bunk beds in hallways that you see a lot here as well, so you can sleep multiple guests in it. Or are people typically looking to rent bigger units?
On this same subject, what’s been your experience when you compare how Destin West performed vs your other properties here? Do you happen to have any that are actual beach side? I looked at a handful of 1 bedrooms on the beach with amazing beach views. Direct beach access, and a little pool; but no lazy River or giant pools, no gyms, etc; just slightly more of a residential vibe. I liked Destin West because I figured the “resort” vibe would be appealing to guests, but I did wonder how unattractive that 5 minute sky bridge walk to the beach would be. What was your overall experience with all that? Would you give up direct access beach views for the Destin West amenities.
Thank you again for all your help!! I really appreciate the advice.
I will do my best to answer your questions. Might be easier on a brief phone call. PM me and we can set up a time for a quick call.
I think prices of properties are still high. Would it be cheaper to build? Does anyone know the going rate for price/sq ft to construct a beach house?
The increase in home prices on the Panhandle has also affected the price of residential land. So if you are looking the build a beach house, any beachfront or beach-adjacent land parcel will be very expensive as well. Prices have leveled off some this year. At least we're not seeing steep increases like a couple of years ago and in some areas (PCB and 30A) there are even some price decreases. No drastic pricing drop though.
I think prices of properties are still high. Would it be cheaper to build? Does anyone know the going rate for price/sq ft to construct a beach house?
@Cheng Chu I will agree with @Account Closed. But I also wonder, that most beachside lots are built out and a new build may also need to remove old homes before building out a new one by the beach.
@Carlos Lopes You are asking all the right questions. While revenue at 10% of total property cost might be a quick calculation to find profitable properties, there are other calculators that will provide better insights for you. Destin West is a great resort. I would typically recommend 3br over a 1br unit, however, there are a few more things to consider. Even with bunk beds, there are limitations on how many guests are allowed to occupy a 1br unit. There are a few things to consider as a host to improve the listing and maximizing revenue. A lot to type here, happy to jump on a call to discuss further. Please feel free to call the number listed below.
I think prices of properties are still high. Would it be cheaper to build? Does anyone know the going rate for price/sq ft to construct a beach house?
300 to 350 a foot is where I build most of the beach properties.