Questions about Village of Blue Mountain Santa Rosa Beach

[flyaagal]

I would like to get information/pictures about the Village of Blue Mountain Santa Rosa Beach. I'm thinking of buying a condo from out of state and would like to get locals ideas on the development. Is it nice or run down? Does the development have any issues a buyer should know about. Really how close is the beach, could you walk/bike?

Thanks for your help.

[Bobby J]

I would like to get information/pictures about the Village of Blue Mountain Santa Rosa Beach. I'm thinking of buying a condo from out of state and would like to get locals ideas on the development. Is it nice or run down? Does the development have any issues a buyer should know about. Really how close is the beach, could you walk/bike?

Thanks for your help.

Locally it has an odd reputation as no one can really get a good read on it. But..... when the price gets right the buyers seem to look past that. Right now there are many properties that seem to be priced very well. Lots as low as $25,000. The construction of the condos seem to be fair. Take a good look at the association to be sure it is stable. You could possibly walk but think it would be a better bike ride. It is not my best choice but price could persuade me.

Find a Realtor to help guide you.

[shellak]

I would like to get information/pictures about the Village of Blue Mountain Santa Rosa Beach. I'm thinking of buying a condo from out of state and would like to get locals ideas on the development. Is it nice or run down? Does the development have any issues a buyer should know about. Really how close is the beach, could you walk/bike?

Thanks for your help.

i live in a subdivision next door to this one and walk my dog through there daily. i think it is the scourge of 30a. the sidewalks are collapsing in places. the signage was done by one of their handyman with stick on letters so of course, everything now is peeling off. we've noticed during season the pool bar/food area is never open. i know the developers have been foreclosed on a number of their properties. if i were a betting woman, i would guess not many people are paying their homeowners dues with the property value disaster. often trees come down during windy days because they are not planted deep enough. as you can tell, i am not a fan of this place. there is a 1 bedroom home for sale, foreclosed on from the developers, that is 119,900. my husband remarked he might consider buying it if it was in another development!

[Desso]

I wouldn't go so far as "scourge of 30A", but the property is a bit down at the heels. Look at some other properties and get a knowledgeable realtor. There are plenty of both in this area. Good luck.

[SWGB]

Even if you can look past the issues that shellak brings up, I would definitely wait until after the Supreme Court ruling regarding beaches. That development was in the middle of the public/private issue with regards to the Inn at Blue Mountain Beach.

[CSully]

when we were looking for a long term rental. We got the same exact answers from the same people. In fact, b/c of Shellaks comments (which were identical to what she is saying here), we nearly didnt even bother with the Village.

In the end, we decided to move in here , and we love it. The people here are great, the beach is close (agree w/ Bobby...you can walk but a bike is easier). The pool is kept in great shape. The tiki bar was not open at all last summer as they hadnt anticipated much tourist traffic. It will be open this summer. Yes, trees come down, but they are always replaced right away. I would check the state of the HOA just like Id check it anywhere else in this area, but I can tell you from personal experience that we have had no isuue with things not getting done.

As for the beach/privacy issues, we have seen zero problems. We use the public access which is right up the street. If I were you, Id try to talk to people who actually live here....just my opinion. Good luck!

[shellak]

when we were looking for a long term rental. We got the same exact answers from the same people. In fact, b/c of Shellaks comments (which were identical to what she is saying here), we nearly didnt even bother with the Village.

In the end, we decided to move in here , and we love it. The people here are great, the beach is close (agree w/ Bobby...you can walk but a bike is easier). The pool is kept in great shape. The tiki bar was not open at all last summer as they hadnt anticipated much tourist traffic. It will be open this summer. Yes, trees come down, but they are always replaced right away. I would check the state of the HOA just like Id check it anywhere else in this area, but I can tell you from personal experience that we have had no isuue with things not getting done.

As for the beach/privacy issues, we have seen zero problems. We use the public access which is right up the street. If I were you, Id try to talk to people who actually live here....just my opinion. Good luck!

everyone has their own level of what they can live with. if i'm paying good money for a piece of property, i want consistent and quality maintenance. i am not the only one who feels negatively about the subdivision. actually, we put a deposit on a condo in that subdivision when the first set of developers owned it, based on what we read in a brochure. when we came down here to see it, we were not impressed with the quality of construction in redfish on the beach side and did not like that this development was supposed to be all one but was split by 30a. we ended up getting our deposit back and bought a lot elsewhere and couldn't be happier. since i've walked through the village daily, i have noticed the flawed construction. if you look at the condos that border the street where the cart path is, some have a step, some two steps, some none, which makes no sense. also, the arbors they built are coming apart. someone almost got hit from a large piece that fell from the one by the cart path. the "pots" that hold flowers by the pool..the ones by the arbor are homemade, made out of wood that will soon rot. this subdivision had a lot of potential but the infrastructure was built on the cheap. i also cannot comprehend the 3 story houses that are very narrow and have heard quite a few people comment on them. if you are just looking at price, it might be a good place to start looking but i would question the maintenance. i don't want my streets and sidewalks crumbling, and they are in this place.

[floridafarm]

It is so terrible, yet she walks through there on a daily basis .

[shellak]

It is so terrible, yet she walks through there on a daily basis .

i'm sorry that's the only thing you can get out of my comments but i walk through there every day because it is a place to cut through to get to where i walk and to walk my dog. by the way, i actually pick up my dog's feces, unlike a lot of others who go through there...my neighbor couldn't believe how much was lying along the grassy areas in the village the other day! just because i walk through an area doesn't mean i want to reside there. how about some common sense? oh, well...i guess i'm not entitled to an opinion.

[shellak]

It is so terrible, yet she walks through there on a daily basis .

i'm sorry that's the only thing you can get out of my comments but i walk through there every day because it is a place to cut through to get to where i walk and to walk my dog. by the way, i actually pick up my dog's feces, unlike a lot of others who go through there...my neighbor couldn't believe how much was lying along the grassy areas in the village the other day! just because i walk through an area doesn't mean i want to reside there. how about some common sense? oh, well...i guess i'm not entitled to an opinion.

[Desso]

Everyone is entitled to an opinion. The worth of the opinion may be what's in question. Like my Dad use to say "opinions are like.... Everybody has their own. And sometimes you are one." The original poster flyaagal probably has the gist by now, I'm sure. I wouldn't pay for or live in half of the homes around here, but I try not to belittle another man's castle.

[CSully]

i'm sorry that's the only thing you can get out of my comments but i walk through there every day because it is a place to cut through to get to where i walk and to walk my dog. by the way, i actually pick up my dog's feces, unlike a lot of others who go through there...my neighbor couldn't believe how much was lying along the grassy areas in the village the other day! just because i walk through an area doesn't mean i want to reside there. how about some common sense? oh, well...i guess i'm not entitled to an opinion.

Of course you are...yours is just negative and condescending on a regular basis! If you think people aren't going to comment on it eventually, you're kidding yourself.

[middlebeach]

We own a property in the Village that family and firends use during the year. The development needs some work but it should be fine. We stay in touch with the HOA on a monthly basis. The HOA should be fine. It is similiar to many in the area and could use more money but it pays the bills. The location is great and the neighborhood appears to be stablizing. We had 15 families visit last year with no compliants.

[shellak]

Of course you are...yours is just negative and condescending on a regular basis! If you think people aren't going to comment on it eventually, you're kidding yourself.

i call it as i see it. that can be too much for some people. crumbling sidewalks, peeling signs everywhere, trees falling down, obvious construction errors, etc. - just think it could be a lot better subdivision if it was cared for properly. could also do without the renters who continue to let their dogs loose instead of keeping them on their property. my dog was bitten by two loose dogs (mine was on a leash) so i'm not real sympathetic with such people. there is a puppy being let loose all the time now who is bound to get hit by a car speeding down village drive.

[shellak]

Everyone is entitled to an opinion. The worth of the opinion may be what's in question. Like my Dad use to say "opinions are like.... Everybody has their own. And sometimes you are one." The original poster flyaagal probably has the gist by now, I'm sure. I wouldn't pay for or live in half of the homes around here, but I try not to belittle another man's castle.

the person asked for opinions. if i want an opinion, i want an honest one, not one that is sugarcoated. it's not about belittling anything. obviously, if you provide an honest opinion, someone might be offended but each to their own. i'm not saying my opinion is the right answer for the person who asked. it's just my assessment of what i see. i wouldn't care what someone said about my neighborhood if i decided i liked it just the way it us. way too sensitive, for goodness sakes.

[ASH]

For what it's worth, that seems to be some fairly high ground. That's gotta be worth something. I personally don't care for what looks like multi-family in there, but the rest of the place has some really cool designs to the homes.

[Bobby J]

Looks to be more activity in there lately for what its worth.

[CSully]

i call it as i see it. that can be too much for some people. crumbling sidewalks, peeling signs everywhere, trees falling down, obvious construction errors, etc. - just think it could be a lot better subdivision if it was cared for properly. could also do without the renters who continue to let their dogs loose instead of keeping them on their property. my dog was bitten by two loose dogs (mine was on a leash) so i'm not real sympathetic with such people. there is a puppy being let loose all the time now who is bound to get hit by a car speeding down village drive.

Ohhhhhh....you mean the puppy (who is 5 years old BTW) that belongs to the fella who, on the day he brought his newborn home, you decided to shriek at in front of his other 2 kids? The one that has since installed an electric fence? That one? .

Everyone knows about you and your dog, trust me. We were warned the day we moved in......

[Miramar Beach]

Now this is beachfront entertainment .

[Cork On the Ocean]

The 2 large parcels in the front that are common area (where I believe the commercial was supposed to be) is now bank owned. There are also a lot of foreclosures in the community which generally means a lot of people not paying their HOA/COA fees - the funds required for maintenance. What happens of course is that either the community has to spend less on taking care of the community or they have to raise association fees and the paying members have to make up for the non-paying ones. The Village of Blue Mountain is not the only community on 30A where the bank has taken over common grounds. The Village of South Walton is in the same situation. Hotel Saba is not bank owned but sure seems to be at a standstill. So in this day, it's not surprising but still a cause for concern. The prices are great (or should be) but the future is uncertain.

You said that you are looking at a condo. If so, you are by law entitled to see the association financial records as well as the condo docs.

Section 718.503(2) (a), Florida Statues, provides “… each prospective purchaser who has entered into a contract for the purchase of a condominium unit is entitled, at the seller’s expense, to a current copy of declaration of condominium, articles of incorporation of the association, bylaws and rules of the association, financial information required by section (s.) 718.111

Notice that you have to have a contract but you have 3 days to rescind after receiving the required documents if you don't like what you see.

If you are serious about putting an offer in on a unit, I would have your realtor request a copy of the BOD minutes and the listing agent may give them in advance of a contract. These are generally vague by design but can give you quite a bit of information regarding the problems that the association is having. There is certainly nothing wrong with a prospective buyer wanting full disclosure before making such a big decision. Don't be afraid to get the information that you need rather than rely on hearsay. And certainly don't go into it blind.

[SWGB]

Cork,

To clarify on budgeting and financial short falls, the dues are generally the same across the board for each owner. That said you can't budget for owners that aren't paying. Most associations will have a budget line for incidentals. Apparently in some associations this budget item is getting bigger, while others are simply foreclosing on the owners that aren't paying.

[Cork On the Ocean]

Hey Handsome ,

You're absolutely right. Maybe I wasn't clear. They can't just up dues on owners without a vote but the money has to come from somewhere and I know many communities have faced the decision of whether to raise association dues to cover it. Mine for one.

There's always foreclosure or leins but there's more money to pay for legal fees which you may not get back for some time. The point is that defaults on dues is one reason that a community might not be maintained properly. The defaults have been going on for a couple of years now and in some communities are as high as 50% so the incidentals line item have to be increased. The money has to either come from the remaining owners or the community goes down. Unfortunately, we can't just make more money like the government

Cork,

To clarify on budgeting and financial short falls, the dues are generally the same across the board for each owner. That said you can't budget for owners that aren't paying. Most associations will have a budget line for incidentals. Apparently in some associations this budget item is getting bigger, while others are simply foreclosing on the owners that aren't paying.

[SWGB]

Hey Handsome ,

You're absolutely right. Maybe I wasn't clear. They can't just up dues on owners without a vote but the money has to come from somewhere and I know many communities have faced the decision of whether to raise association dues to cover it. Mine for one.

There's always foreclosure or leins but there's more money to pay for legal fees which you may not get back for some time. The point is that defaults on dues is one reason that a community might not be maintained properly. The defaults have been going on for a couple of years now and in some communities are as high as 50% so the incidentals line item have to be increased. The money has to either come from the remaining owners or the community goes down. Unfortunately, we can't just make more money like the government

Very true, but I'd love to meet the person that started the anti-lien movement. It does cost money, but it will recoup the money eventually. Even a bank can't sell a foreclosure without satisfying the liens on it first. It also shows an active HOA that will come after you and some people like that as opposed to an HOA that will let the neighborhood crumble.

[Cork On the Ocean]

Very true, but I'd love to meet the person that started the anti-lien movement. It does cost money, but it will recoup the money eventually. Even a bank can't sell a foreclosure without satisfying the liens on it first. It also shows an active HOA that will come after you and some people like that as opposed to an HOA that will let the neighborhood crumble.

You're absolutely right about the HOA aggressively pursuing collections. It's just got to be. The sad thing is that in this economy, people defaulting aren't just deadbeats but many are our neighbors and good hard working people that have just hit hard times.

[CSully]

Now this is beachfront entertainment .

Bwahahahaha.......

[SWGB]

You're absolutely right about the HOA aggressively pursuing collections. It's just got to be. The sad thing is that in this economy, people defaulting aren't just deadbeats but many are our neighbors and good hard working people that have just hit hard times.

Okay, if that's the case then step up and pay their dues. Otherwise the HOA should follow it's legal duty and go through the lien process.

[Cork On the Ocean]

Okay, if that's the case then step up and pay their dues. Otherwise the HOA should follow it's legal duty and go through the lien process.

You're such a hard a$$ You know me, flowers and peace signs and everybody gets along But I do know it's the HOA's duty, just sad. (where's the sad face?)

[heartbren]

Hi beautiful Sunny's mom!! Now that is what I call a sensible response instead of all of the squablling. I am moving down to Blue Mountain Beach because I found a great little cottage there. Santa Rosa is an area I like also. I think I know what condos you are talking about and I drove through there many times and I just did not see the kind of devestation to it that some area saying. I think what is said in this response is much more sensible. Then you can get the information you really need to make you own decision instead of getting what are just opinions from different people who know the area and everyone has different opinions about how they feel about places and what their standards are. I personally did not see anything wrong with the place and was trying find a condo to rent there. I think things are picking up in the area and hopefully will be improving everywhere. Change has to start somewhere and we are the only ones who can make that happen. I looked at many different areas and am very happy I ended up where I did. It is not in the condos you are speaking of but I did end up in Blue Mountain Beach in a very simple little house and I am thrilled. I am relocating there because you will not find friendlier people anywhere. It is nice to have the most beautiful beach nearby also, but the people are what really make the place what it is so no matter where you buy, vacationers will be happy as will you. If the place is taken care of and is well equipped for their comfort you can't go wrong. That is my opinion only. I wish you the best of luck. I cannot wait till my move which should be around April 1.

The 2 large parcels in the front that are common area (where I believe the commercial was supposed to be) is now bank owned. There are also a lot of foreclosures in the community which generally means a lot of people not paying their HOA/COA fees - the funds required for maintenance. What happens of course is that either the community has to spend less on taking care of the community or they have to raise association fees and the paying members have to make up for the non-paying ones. The Village of Blue Mountain is not the only community on 30A where the bank has taken over common grounds. The Village of South Walton is in the same situation. Hotel Saba is not bank owned but sure seems to be at a standstill. So in this day, it's not surprising but still a cause for concern. The prices are great (or should be) but the future is uncertain.

You said that you are looking at a condo. If so, you are by law entitled to see the association financial records as well as the condo docs.

Section 718.503(2) (a), Florida Statues, provides “… each prospective purchaser who has entered into a contract for the purchase of a condominium unit is entitled, at the seller’s expense, to a current copy of declaration of condominium, articles of incorporation of the association, bylaws and rules of the association, financial information required by section (s.) 718.111

Notice that you have to have a contract but you have 3 days to rescind after receiving the required documents if you don't like what you see.

If you are serious about putting an offer in on a unit, I would have your realtor request a copy of the BOD minutes and the listing agent may give them in advance of a contract. These are generally vague by design but can give you quite a bit of information regarding the problems that the association is having. There is certainly nothing wrong with a prospective buyer wanting full disclosure before making such a big decision. Don't be afraid to get the information that you need rather than rely on hearsay. And certainly don't go into it blind.

[Cork On the Ocean]

You are very sweet Heart (love your name ). You will love 30A. As you found, it's not just a place - it's a "community" of wonderful and diverse people.

Regarding the condos at Blue Mountain Beach or any community. All of the information that one needs is out there somewhere and now more than ever, with so many developers going bankrupt and so many homes going into foreclosure - it's more important than ever to know what you're getting into. There's many things that can affect the enjoyment of one's property and potential buyers should know them.

I made a conscious decision to be an exclusive buyer's agent and not take any listings. In that way, I have no responsibilities to any seller and I am free to disclose as much information as needed to help the buyer make an informed decision. My agents have no financial interest in selling any particular property so they are equally motivated to show all properties regardless of who has the listing. They give "on demand" attention and I do the research and investment consulting. It works and professional listing agents such as those on this board understand that it's not personal. We're both trying to do the best we can for our clients.

In a previous life, I was an investigator so I am just very good at finding information that many can't find and I use that expertise to create a profile of the seller and their potential motivations. Before we placed a contract on the Grayton home, we had a very good picture of the sellers net worth, history and motivations for selling the home and how much he could bear as far as a loss went. I don't like that sellers are losing money but it's my job to do everything I can to make sure that my client doesn't.

Blue Mountain isn't devastated but unfortunately it was a little late coming into the market so a lot of people bought at the top. I did confirm that the commercial area is bank owned. In fact, it is now available as a bank owned property or REO. I believe that it will come back once someone comes in and develops that commercial area.

Enjoy sowal and let me know when you're settled. We'll get together.

[AtTheBeach]

Cork, your business plan is impressive. I've been watching the market in Sowal for the last several months and it's amazing what you can learn with a little online research. It had occurred to me that being an agent with a plan such as yours could be really cool. Good on you for thinking out of the box!

[Cork On the Ocean]

Cork, your business plan is impressive. I've been watching the market in Sowal for the last several months and it's amazing what you can learn with a little online research. It had occurred to me that being an agent with a plan such as yours could be really cool. Good on you for thinking out of the box!

Thanks AttheBeach but I've considered any real estate investment to be a huge decision and have been aware of the trust that people place in us as realtors. Just try to follow the golden rule

[heartbren]

Thanks Cork! I know I'll love it if I ever get there. The move keeps getting pushed back a little further every week. I'll definitely be there by the weekend of the 10th of April. I have a dr.'s apt. I have to go to on the 5th so now I have to wait for that or I'll have to drive all the way back after just arriving. See you soon!!!! I left a note on your profile page.

You are very sweet Heart (love your name ). You will love 30A. As you found, it's not just a place - it's a "community" of wonderful and diverse people.

Regarding the condos at Blue Mountain Beach or any community. All of the information that one needs is out there somewhere and now more than ever, with so many developers going bankrupt and so many homes going into foreclosure - it's more important than ever to know what you're getting into. There's many things that can affect the enjoyment of one's property and potential buyers should know them.

I made a conscious decision to be an exclusive buyer's agent and not take any listings. In that way, I have no responsibilities to any seller and I am free to disclose as much information as needed to help the buyer make an informed decision. My agents have no financial interest in selling any particular property so they are equally motivated to show all properties regardless of who has the listing. They give "on demand" attention and I do the research and investment consulting. It works and professional listing agents such as those on this board understand that it's not personal. We're both trying to do the best we can for our clients.

In a previous life, I was an investigator so I am just very good at finding information that many can't find and I use that expertise to create a profile of the seller and their potential motivations. Before we placed a contract on the Grayton home, we had a very good picture of the sellers net worth, history and motivations for selling the home and how much he could bear as far as a loss went. I don't like that sellers are losing money but it's my job to do everything I can to make sure that my client doesn't.

Blue Mountain isn't devastated but unfortunately it was a little late coming into the market so a lot of people bought at the top. I did confirm that the commercial area is bank owned. In fact, it is now available as a bank owned property or REO. I believe that it will come back once someone comes in and develops that commercial area.

Enjoy sowal and let me know when you're settled. We'll get together.

[Cork On the Ocean]

Thanks Cork! I know I'll love it if I ever get there. The move keeps getting pushed back a little further every week. I'll definitely be there by the weekend of the 10th of April. I have a dr.'s apt. I have to go to on the 5th so now I have to wait for that or I'll have to drive all the way back after just arriving. See you soon!!!! I left a note on your profile page.

Just keep the dream in the front of your head and don't let the little hassles bother you. You're on the path and will arrive in sowal soon.

I hope that you are well. Will check the profile. I forget about that sometimes . See you soon and drive careful.

[Gidget]

I noticed when on a walk that there are newly painted signs now at the pool area

That's nice!

G