Purchasing a condo can be exciting. But if you have never bought a condo in Florida before, it may be a bit overwhelming. There could be a few details of the buying process that differ from those in your home area.

If you are looking for a condo on Pensacola Beach to use on your vacation and rent out while you are away, you need to look at demand, rental rates, and association rules. This is especially important if you plan to use the property strictly as an investment as a short term Vacation Rental.

Beachfront condos that are actually on the Gulf of Mexico are in higher demand by tourists and keeping your unit booked may be easier. Rental rates also tend to be higher for gulf facing units, adding to the value of the unit. Gulf front condo properties include:

Beach Club, Emerald Isle, Gulf Winds, Portside Villas, Regency Towers, Sans Souci, Seahorse Condos, Starboard Village, and Villas on the Gulf.

Most of the other condo properties on Pensacola Beach are on the sound side of the island, allowing water access and boating access to Santa Rosa Sound and the Intracoastal Waterway. The majority of the units are just across the street from the Gulf of Mexico, and most offer stunning views of one or both bodies of water.

Current Inventory of Condos For Sale by Property.

Some Associations have enacted restrictions that only allow rentals of a period of 30 days or more. And some properties only allow longer term leases of 6 months or longer. If a property’s association includes such restrictions and you do not follow them, they do have the right to evict the tenant, and fine you for breaking the rules. Associations will also enact rules that limit or forbid pets due to type, size, or breed. And some restrictions allow pets for owners, but not tenants, guests, or short term renters.

We can help you research the rules of every association in order to find the best fit for your planned use.

Condo Association Fees get a bad reputation, but the costs associated with them are more than worth it, especially if you plan to be an absentee owner or use the property strictly as an investment. Fees generally cover the cost of 3 relatively expensive items, and several other small items. The main three costs included in the association dues include: 1) Insuring the structures and common elements of the property, 2) Maintaining the structure and common areas, including the exterior and common areas of the building, the landscaping and grounds, parking areas, and amenities, and 3) Funding and maintaining a Reserve Account to pay for large repair items such as roofs, doors and windows, exterior painting, mechanical upgrades, and parking lot resurfacing.

Maintenance of elevators, electrical systems, and plumbing are generally included, as are maintenance of exterior elements and safety features such as balconies, railings, fences, and security.

Insurance of the buildings, amenities, and other common elements covers loss due to hazards- like fire, water damage, and lightning strikes. Flooding and damage from Windstorms- such as Hurricanes and Tornados- are included in these fees as well . Generally the only other insurance necessary is an inexpensive policy for the contents of the unit- similar to a “Renter’s Insurance” policy.

The Association Fees will often include water and sewer, basic cable, and internet as well. But every property association is a little bit different, so it is always important to compare. We can help you with that as well.

Many condos also have onsite maintenance personnel to care for common areas, do repairs in your unit, and let in workers when you’re not able to.


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  1. 3 Beds,  2 Baths
    1,672 sqft   lot 8,712 sqft
    MLS 564515
    2 Days on Market
  2. 2 Beds,  3 Baths
    1,420 sqft   lot 6.52 ac
    MLS 564313
    5 Days on Market
  3. 2 Beds,  3 Baths
    1,280 sqft   lot 6.52 ac
    MLS 564271
    7 Days on Market
  4. 3 Beds,  4 Baths
    2,032 sqft   lot 2.32 ac
    MLS 564211
    10 Days on Market
  5. 2 Beds,  2 Baths
    914 sqft   lot 4.90 ac
    MLS 564156
    11 Days on Market
  6. 2 Beds,  3 Baths
    1,280 sqft   lot 13.53 ac
    MLS 564039
    15 Days on Market
  7. 2 Beds,  3 Baths
    1,333 sqft   lot 2.13 ac
    MLS 564004
    16 Days on Market
  8. 2 Beds,  2 Baths
    1,035 sqft   lot 7,841 sqft
    MLS 563790
    20 Days on Market
  9. 2 Beds,  2 Baths
    1,356 sqft   lot 44 sqft
    MLS 563722
    22 Days on Market
  10. 2 Beds,  3 Baths
    1,333 sqft  
    MLS 563639
    23 Days on Market
  11. 3 Beds,  4 Baths
    2,034 sqft   lot 28.00 ac
    MLS 563627
    24 Days on Market
  12. Price Drop
    1 Bed,  1 Bath
    740 sqft   lot 436 sqft
    MLS 563608
    25 Days on Market
  13. 2 Beds,  2 Baths
    914 sqft   lot 4.90 ac
    MLS 563301
    31 Days on Market
  14. 2 Beds,  3 Baths
    1,333 sqft   lot 28.00 ac
    MLS 563204
    33 Days on Market
  15. 2 Beds,  3 Baths
    1,333 sqft   lot 2.39 ac
    MLS 563139
    34 Days on Market
  16. 3 Beds,  3 Baths
    2,033 sqft   lot 28.00 ac
    MLS 562750
    44 Days on Market
  17. 1 Bed,  1 Bath
    762 sqft   lot 436 sqft
    MLS 562742
    44 Days on Market
  18. 2 Beds,  3 Baths
    1,333 sqft   lot 12.00 ac
    MLS 562653
    47 Days on Market
  19. 2 Beds,  3 Baths
    1,406 sqft   lot 6.50 ac
    MLS 562438
    51 Days on Market
  20. 2 Beds,  2 Baths
    1,152 sqft   lot 1.22 ac
    MLS 562396
    51 Days on Market
  21. 1 Bed,  2 Baths
    720 sqft  
    MLS 562363
    52 Days on Market
  22. 2 Beds,  3 Baths
    1,333 sqft   lot 28.00 ac
    MLS 560699
    85 Days on Market
  23. 3 Beds,  4 Baths
    2,034 sqft   lot 3.00 ac
    MLS 560643
    85 Days on Market
  24. 2 Beds,  3 Baths
    1,505 sqft   lot 4,770 sqft
    MLS 559845
    101 Days on Market
  25. 2 Beds,  3 Baths
    1,333 sqft   lot 436 sqft
    MLS 559725
    103 Days on Market
  26. 2 Beds,  2 Baths
    1,126 sqft   lot 2.48 ac
    MLS 559477
    108 Days on Market
  27. 2 Beds,  3 Baths
    1,092 sqft   lot 6.52 ac
    MLS 559306
    113 Days on Market
  28. 2 Beds,  3 Baths
    1,333 sqft   lot 1.99 ac
    MLS 559302
    113 Days on Market
  29. 3 Beds,  4 Baths
    2,032 sqft   lot 28.00 ac
    MLS 559233
    114 Days on Market
  30. 2 Beds,  2 Baths
    1,126 sqft   lot 2.48 ac
    MLS 558792
    122 Days on Market
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