Homes for sale inBlue Mountain Beach
Beach town
Blue Mountain Beach
Blue Mountain Beach is one of the beach communities along Scenic Highway 30A in South Walton, Florida.
Ask Garett about Blue Mountain BeachFor sale
Homes for sale in Blue Mountain Beach
- $1,699,9006 bd · 6 ba · 4,165 sq ft · 49 Seaboard Lane, Blue Mountain Beach
- $533,0002 bd · 2 ba · 1,022 sq ft · 87 Village Boulevard, APT 512, Blue Mountain Beach
- $859,000Land · 233 Flounder Street, Blue Mountain Beach
- $1,349,0004 bd · 3 ba · 2,288 sq ft · 261 W Bartons Way, Blue Mountain Beach
- $399,000Land · 294 Cabana Trail, Blue Mountain Beach
- $745,0002 bd · 2 ba · 1,266 sq ft · 227 Redfish Circle, Blue Mountain Beach
Market stats
Blue Mountain Beach by the numbers
All of 30ABlue Mountain Beach homes sold for a median $578/sq ft in the last 12 months, 7% below 30A overall ($619/sq ft).
- Median price
- $1.25M
- Last 12 months
- Days to contract
- 120
- Median, last 12 months
- Of asking price
- 96%
- Median, last 12 months
Blue Mountain Beach homes sold for a median $1.2M in the 6 months to October 2026, 16% below all of 30A ($1.43M).
- Blue Mountain Beach
- All of 30A
The middle sale price. Gray: all of 30A. Each month pools its sales with the five months before; gaps had fewer than 10 sales.
- Homes for sale
- 100
- Now
- Median price: 12% below all of 30A ($1.43M).
- Days to contract: Slower than all of 30A (97 days).
- Of asking price: Further under asking than all of 30A (96.3%).
- Homes for sale: 7.5 months of supply, a buyer's market.
1 of 3: Median price
Blue Mountain Beach homes sold for a median $1.2M in the 6 months to October 2026, 16% below all of 30A ($1.43M).
- Blue Mountain Beach
- All of 30A
The middle sale price. Gray: all of 30A. Each month pools its sales with the five months before; gaps had fewer than 10 sales.
1 of 3: Homes for sale
85 Blue Mountain Beach homes were for sale on October 15, 2026, 9% of all 30A's 959, 25% fewer than a year ago.
Homes for sale on the 15th of each month (not counting homes under contract).
1 of 2: Days to contract
Blue Mountain Beach homes took a median 96 days to go under contract in the 6 months to October 2026; all of 30A took 79.
- Blue Mountain Beach
- All of 30A
Days from listing to an accepted contract, counting a relisting of the same home within 90 days as one stretch. Gray: all of 30A. Each month pools its sales with the five months before; gaps had fewer than 10 sales.
1 of 5: Price cuts
About half of the Blue Mountain Beach listings that left the market in 2025 had cut their price; all of 30A: 48%.
Listings that sold, expired or were taken off the market each year, and the share whose last asking price was below their first. Years with fewer than 10 are left blank.
Show the numbers
| Year off the market | Listings | Cut their price | Share | Typical cut |
|---|---|---|---|---|
| 2017 | 211 | 86 | 40.8% | 5.2% |
| 2018 | 195 | 56 | 28.7% | 4.1% |
| 2019 | 247 | 98 | 39.7% | 4.1% |
| 2020 | 322 | 101 | 31.4% | 3.8% |
| 2021 | 270 | 46 | 17.0% | 3.5% |
| 2022 | 190 | 72 | 37.9% | 6.5% |
| 2023 | 164 | 89 | 54.3% | 6.6% |
| 2024 | 240 | 134 | 55.8% | 7.2% |
| 2025 | 238 | 122 | 51.3% | 4.8% |
Living in Blue Mountain Beach
To me, Blue Mountain Beach starts when you come up toward the Brickyard and runs east to the Grayton area. The heart of it is White Cliffs. That bluff is the highest point on 30A, and it's often called the highest point on the whole Gulf. The land behind it sits higher too. It's a real nice spot.
The name comes from the Gulf coast lupine, a wildflower that only grows in Florida. When it blooms, the high dunes look blue from the water. It only blooms for a couple of weeks, and picking it is against the law. I'll be honest, I've never caught it in bloom myself.
White Cliffs was the only building up on the bluff for years. The condo went up in 1984. Then came the Inn at Blue Mountain Beach in 1999, Adagio in 2005 and Bella Vita in 2006. White Cliffs doesn't allow short-term rentals, and neither does the Village of White Cliffs, the neighborhood of homes next to it, or The Retreat, a guard-gated neighborhood St. Joe started in 1999. Most everything else around here does.
The best public beach access is the Blue Mountain Beach access on County Road 83, because it has parking, about 20 spaces. Fair warning, the stairs down are steep. Right around there you've got coffee, ice cream, restaurants and shops, and Redfish Village, which is half homes and half businesses. I've sold there. You can rent short-term, and owners have their own deeded piece of beach a short ride away, with a free seasonal shuttle to get there. That's pretty unique.
The strip near County Road 83 has some of my favorite local spots. Basmati's has been there more than 20 years. I knew the young chef who opened it. I was working at Goatfeathers in my twenties, and he'd come in to buy seafood for his kitchen. He made some amazing food. He passed away young, and his family kept the restaurant going for years. You've also got Blue Mountain Bakery, the creamery, an Irish pub and The Stalls, a newer market for local artists. There's no grocery store, but Publix is a short drive.
The bluff takes a beating when storm surge comes in. Owners have put real money into rebuilding the sand, and I remember steel walls being driven into parts of the bluff after Opal to keep it from wearing away. Mostly what I see after a storm is some erosion, and the walkovers down to the beach get rebuilt. I manage a rental right across from White Cliffs, and Isaias didn't do a thing to it. The worst we lost was the golf cart cover. We found it in the backyard. No flooding over there at all.
Things to know before you buy
- Not everything rents. White Cliffs, the Village of White Cliffs and The Retreat don't allow short-term rentals (The Retreat requires leases of 12 months or more), so check any community's rules first.
- The old subdivision south of 30A, between County Road 83 and Big Redfish Lake, has its own county plan from 2009: one house per lot plus one accessory apartment, a 50-foot height cap, all parking on the lot, and no splitting lots. New homes there come from tearing down old ones.
- Renting out an accessory apartment by itself is an open question in the old core. The 2009 plan says no, but the county lifted its countywide ban in June 2025. Ask before you count on that income.
- The old core has no HOA. The condos and gated communities have their own.
- Beach parking is tight. The two public accesses, Blue Mountain on County Road 83 and Gulfview Heights, have about 20 spaces each, and both have stairs. The free tram stops at both.
- Bluff homes and condos see erosion after big storms. Ask about the dune, any seawall and the storm history.
- North of 30A, newer pool communities like Highland Parks and Duneside cost less, with a longer ride to the sand.
Questions buyers ask
Where does Blue Mountain Beach start and stop?
There's no official line. I'd say from the Brickyard east to the Grayton area, with White Cliffs at the heart of it.
Can I rent my home short-term?
Most homes, yes, with Walton County's yearly rental certificate. White Cliffs, the Village of White Cliffs and The Retreat don't allow it.
What beach access comes with a home?
It depends. The bluff condos and gated communities have deeded or private beach (the Village of White Cliffs has 390 feet of it), Redfish Village owners have their own beach parcel with a seasonal shuttle, and everyone else uses the public accesses at County Road 83 and Gulfview Heights.
Can I drive a golf cart?
A street-legal LSV, yes, on the county roads posted 35 mph or less, including 30A. Never on US 98 or the bike path. A plain golf cart isn't legal on public roads.
Are there HOA dues?
Not in the old core. Condos and planned communities have them. I'll pull the current dues on any home you're looking at.
How do storms affect the bluff?
Erosion and rebuilt walkovers are the usual story. Get the flood zone and an elevation certificate, and ask about the dune and any seawall.
Is there a grocery store?
Not in Blue Mountain itself. Publix is a short drive.
Rules and fees last checked October 2026. They change, so confirm before you buy.
Looking at Blue Mountain Beach? Text or email me anytime, and I'll walk you through it.
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