Living on 30A Full-Time: What Locals Want You to Know

Everyone shows you the sunsets and the turquoise water. Nobody talks about the $8,000 wind insurance bill or the fact that you’ll be doing your grocery shopping at 6:30 AM to avoid the rental turnover crowds. If you’re seriously considering moving to 30A Florida and making it your year-round home, you need more than the Instagram version of paradise.

This is the guide that actual residents wish they’d read before buying. It covers the financial realities, the daily friction points, and the seasonal rhythms that define living on 30A full time. No real estate fluff, just the logistics that matter.

This is the guide that actual residents wish they’d read before buying. It covers the financial realities, the daily friction points, and the seasonal rhythms that define year-round living on 30A. No real estate fluff, just the logistics that matter.

---

Quick Summary: 30A Living Costs & Logistics

Here is a snapshot of the costs and logistics for moving to 30A Florida full-time:

Cost of Living: High (Resort pricing applies to groceries, dining, and services year-round)

Property Tax Rate: Walton County millage rate approximately 9-10 mills (low base rate, but high property valuations)

HOA Fees: Highly variable ($300/month to $15,000+/year depending on community and amenities)

Insurance: Major expense (Wind and flood policies often required; older roofs may be uninsurable)

Primary Challenge: Seasonality (Summer traffic and crowds dictate your entire schedule)

Healthcare Access: No trauma center on 30A (Nearest full-service hospital is Ascension Sacred Heart in Miramar Beach)

---

The Financial Reality (Beyond the Mortgage)

The purchase price is just the beginning. Year-round living on 30A comes with ongoing costs that catch most newcomers off guard.

Property Taxes: Lower Rates, Higher Bills

Walton County’s millage rate sits around 9-10 mills for 2025, which is relatively low compared to other Florida counties. The catch? Property valuations along 30A are astronomical, and whether you qualify for homestead exemption makes a dramatic difference.

Many buyers assume homesteading saves them thousands immediately. In reality, on a $1,000,000 home, the Year 1 difference is minimal—about $500 (based on the standard $50,000 exemption).

The Real Secret: The “Save Our Homes” Assessment Cap

• Full-Time Resident (Homestead): Your assessed value cannot increase more than 3% per year
• Second Home (Non-Homestead): Your assessed value can jump 10% per year

Over 5 years in a rising market, the full-time resident pays significantly less than their neighbor, even if their homes are identical.

Example:

• Year 1: Both $1M homes pay approximately $9,000-10,000 in property taxes
• Year 5 (assuming 8% annual market appreciation):
• Homestead property assessed at ~$1.13M → Tax bill: ~$10,170
• Non-Homestead property assessed at ~$1.47M → Tax bill: ~$13,230

That’s a $3,000+ annual difference by Year 5, and it compounds every year you own the home. If you’re moving to 30A full-time, file for homestead immediately after establishing residency (January 1st filing deadline).

The HOA Breakdown: What You’re Really Paying For

HOA fees along 30A vary wildly based on amenities and whether you’re dealing with a master HOA, a sub-HOA, or both. Here’s what to expect:

Critical Detail: In communities like WaterColor and Alys Beach, you’re paying the master HOA plus potentially a sub-HOA for your specific neighborhood or condo building. Always ask for both figures before closing. Beach club memberships can add another $2,000-5,000 annually in some communities.

Insurance: The Sticker Shock Nobody Warns You About

Standard homeowners insurance doesn’t cut it on 30A. You’re dealing with a coastal environment where wind and flood coverage can cost more than your base policy.

The Reality:

• Standard HO3 Policy: Often excludes wind/hail damage along the coast
• Separate Wind Policy: Required for hurricane coverage. Expect $3,000-8,000+ annually depending on home value, construction type, and roof age
• Flood Insurance: Mandatory if you’re in a FEMA flood zone and have a mortgage. Zone AE (high-risk) policies run $1,500-5,000+ per year. Zone X (low-risk) is optional but recommended ($400-800 annually)

The Roof Factor: If your roof is 15+ years old, insurers may refuse coverage entirely or demand replacement before binding. A wind mitigation inspection ($75-150) can reduce premiums by documenting hurricane-resistant features like roof straps and impact windows, but it won’t overcome an aging roof.

Pro Tip: Ask for the CLUE Report (Comprehensive Loss Underwriting Exchange) to see if the home has a history of water claims, which can make it uninsurable.

Flood Zones Explained:

• Zone X: Moderate to low flood risk. Insurance is optional if you don’t have a mortgage, but flooding can still happen
• Zone AE: High-risk flood zone. Insurance is mandatory if mortgaged, and premiums reflect the elevated risk

Total annual insurance costs (home + wind + flood) commonly reach $8,000-15,000 for properties valued at $750,000+.

---

The Logistics of Daily Life

Living on 30A full-time means navigating infrastructure that was designed for a small beach community, not a year-round population with seasonal surges.

Internet & Remote Work: Check Before You Buy

If you’re a remote worker, verify internet availability at the specific address before closing. Not all of 30A has equal access.

Providers in Santa Rosa Beach/Inlet Beach area:

• Quantum Fiber: The gold standard if available (up to 940 Mbps fiber). Limited coverage
• Mediacom: Cable internet (100-1000 Mbps). Most widely available but reliability varies
• CenturyLink: DSL in many areas (10-40 Mbps). Fine for email, frustrating for video calls
• Starlink: Increasingly common backup option for rural pockets

The Truth: Some neighborhoods, particularly older developments south of 30A, are still stuck on DSL. Fiber internet 30A availability is expanding but inconsistent. Test the connection during your due diligence period or risk discovering you can’t reliably run Zoom meetings.

Pro Tip: Do not rely on a generic coverage map. Ask the seller to email you a screenshot of their most recent speed test before you submit an offer.

Healthcare Reality: Distance Matters in Emergencies

30A has urgent care clinics and family practices, but there is no trauma center or full-service hospital along the corridor.

Nearest Emergency Care:

• Ascension Sacred Heart Emerald Coast (Miramar Beach): 15-20 minutes east in normal traffic, 45+ minutes during July/August turnover days
• HCA Florida Fort Walton-Destin Hospital: 25-30 minutes east

That drive time matters if you have chronic health conditions or young children prone to emergencies. Locals know to time medical appointments around traffic patterns, and many keep a relationship with a concierge physician who makes house calls.

Drive Times: The Reality Check

Distance on 30A is measured in minutes, not miles. While your day-to-day needs are met locally, “big city” errands (airports, big-box stores, trauma centers) require a drive.

Here is the breakdown of real-world drive times from key communities. Note the “Summer Add-On”—this is the buffer locals build in during peak season.

Utilities & Maintenance: The “Salt Tax”

Salt air is corrosive. Budget for accelerated replacement cycles on everything mechanical.

HVAC Units: Expect replacement every 7-10 years instead of the typical 15-20. Coastal salt eats condenser coils. Annual service contracts ($200-400) are non-negotiable.

Termites: The warm, humid climate is paradise for subterranean termites. A termite bond ($400-800 initially, $150-300 annual renewal) is essential.

Trash Service: Walton County has standardized bear-proof cans in many areas. Pickup rules are strict (cans out morning of pickup, not the night before). Vacation rental properties require commercial pickup, which is significantly more expensive.

Landscaping: Salt-tolerant plants cost more, and irrigation systems corrode faster. Monthly landscape maintenance runs $150-400 depending on lot size.

---

The Seasonal Rhythm (Traffic & Tourism)

The biggest adjustment for new full-timers isn’t the cost. It’s reorienting your entire life around tourist season.

Peak Season: March-August

From spring break through Labor Day, 30A transforms. The population swells from roughly 30,000 to over 200,000 on peak weekends. Traffic doesn’t just increase—it grinds to a halt.

The Choke Points:

• The Seaside Core on 30A: During peak summer weeks, the bumper-to-bumper crawl through Seaside can take 20 minutes to move two blocks. Locals invariably use County Hwy 395 to Hwy 98 to bypass this entire stretch
• WaterColor Crossings: County Road 395 and 30A intersection. Avoid between 3-6 PM on check-in/check-out days (typically Saturdays)
• 331/98 Intersection: The primary route north. Plan errands accordingly or sit in gridlock

The “Hunker Down” Mentality:

Long-time residents develop survival strategies:

• Grocery shopping at 7 AM or after 8 PM
• Avoiding southbound 30A traffic on Saturday mornings (rental arrivals) and afternoons (rental departures)
• Using Old 98 and back roads to bypass 30A entirely
• Dining out on weeknights only
• Scheduling medical appointments, home repairs, and major errands for September-February

Pro Tip: If you need to visit the grocery store in July, go on Tuesday or Wednesday. Saturday and Sunday are “changeover days” when 50,000 tourists are stocking their fridges.

This isn’t an exaggeration. During peak weeks in July, a drive from Seaside to Rosemary Beach (3.5 miles) can take 30-40 minutes.

The Magic Months: October-November & February-Early March

This is why people tolerate the summer chaos. The shoulder season delivers warm weather, calm beaches, and breathable space. Restaurants have tables available, beach parking is abundant, and you remember why you moved here.

Off-Season: December-January

It gets quiet. Some restaurants close or reduce hours. Temperatures dip into the 40s-60s. The beach is yours, but you’ll need a sweatshirt.

---

The “Hidden” Negatives (What Locals Whisper About)

Service Scarcity During Peak Season

Need a plumber in July? Get in line. HVAC repair in June? Hope it’s not urgent. Tradespeople are booked weeks out during peak season, prioritizing vacation rental emergencies (higher rates) over residential work.

The Solution: Establish relationships with service providers during the off-season. Many locals keep a “guy” for each trade and guard those contacts carefully.

Resort Pricing Year-Round

You’re not living in a small Florida beach town. You’re living in a resort destination where a gallon of milk costs $6 and a casual dinner for two runs $80+ before drinks. Publix and Walmart are 15-20 minutes north on 331, but you’ll still pay 10-20% more than Pensacola or Tallahassee for everyday goods.

Coffee: $6-8 for a latte
Eggs: $5-7/dozen
Gas: Typically 20-30¢ higher per gallon than Destin

The North vs. South of 98 Divide

Here’s the secret many full-timers discover after a year: some of the best long-term living happens just north of Highway 98.

Neighborhoods like Driftwood Estates, parts of Santa Rosa Beach, and areas around Blue Mountain Beach offer:

• Larger lots (often 0.5-1 acre vs. 50×100 feet lots south of 30A)
• Lower HOA fees (or none at all)
• Neighbors who actually live here year-round
• Less tourist traffic
• Still only 5-10 minutes to beach access

You sacrifice walkability to the beach and the resort-town aesthetic, but you gain space, quiet, and a sense of normalcy. Many families move south of 30A for the “experience,” then migrate north after realizing they rarely walk to the beach and prefer a bigger yard.

---

Is Full-Time 30A Right for You?

Living on 30A year-round isn’t for everyone, and that’s the point. You’re paying what locals call the “paradise tax”—elevated costs, seasonal chaos, and logistical compromises—in exchange for a lifestyle and environment that few places can match.

You’ll thrive here if:

• You can afford $15,000-25,000+ annually in HOA/insurance/maintenance beyond your mortgage
• You’re flexible enough to plan life around tourist seasons
• You value beach access, natural beauty, and a resort-town aesthetic over suburban conveniences
• You’re either retired or work remotely with reliable income (service industry jobs don’t cover the cost of living)

You’ll struggle if:

• You need immediate access to specialized healthcare
• You’re on a fixed income with little cushion
• You require consistent high-speed internet for work
• You’re frustrated by traffic and crowds
• You expect small-town prices and big-city amenities

The honest truth? Most people who move to 30A full-time and stay long-term are either financially comfortable or willing to make significant lifestyle trade-offs. They’ve run the numbers, visited during both peak and off-season, and decided the magic months make the chaos worthwhile.

If you’re still reading, you’re probably one of them. Just make sure you’ve checked the roof age, confirmed the internet speed, and driven 30A on a Saturday in July before you sign.

---

Thinking of making the move? Don’t rely on Zillow estimates. We’ve compiled a 2026 30A Cost of Living Worksheet that allows you to plug in your specific community and home price to estimate your real monthly overhead (including the hidden insurance and HOA costs). [Download it here/Contact us for a copy].