VMU in Grayton only $140,000!

Trying to see if this link will work.

http://www.ecarmls.com/ListitEmeral...bers_full_prop1&mls_acct=12486600&category=12

Bobby, that is an incredible lot, and a great location, right next to the paved parking lot. If I had some extra cash, I'd build my house there, with an office downstairs, and walk to work. lol. That's a hard to beat location for someone who doesn't need high visibility business.

p.s. -- the link you give takes me to the MLS and asks for my user id and password. If you want to link the public mls site, you can send them people to www.emeraldcoasthomesonline.com, and they can enter the mls #s you provided in your first post.

I'm kind of drooling over that price and lot. I mean, how close can you get to Grayton Beach without having the direct storm impact, high prices, and still be close to all of the shops in Mystic Porte and the Shops of Grayton North. You could even walk to Pandora's for live entertainment.

Question!

Does VMU mean you HAVE to have a business? Can you just build a house?

I'll leave that question to the experts at Walton County Planning Dept, and if it is important to you, GET IT IN WRITING. You can also click here to see the Walton County Land Development Code which breaks down the different zoning classifications. You can start looking somewhere around: "N. Mixed Use Centers (MU)" to find some info on VMU, but you might go back to the beginning of Chapter II in order to get a better understanding of things which apply to all zonings. I believe section N begins around p 25 of 344.

From my take, it doesn't look like the VMU would allow for single family home-just something like a B&B. Of course, I guess a B&B is just a residence that rents out rooms? But I'm not a local, so maybe there would be a way around? Anyone else look at the Walton Cty docs and have an opinion?

I'll leave that question to the experts at Walton County Planning Dept, and if it is important to you, GET IT IN WRITING. You can also click here to see the Walton County Land Development Code which breaks down the different zoning classifications. You can start looking somewhere around: "N. Mixed Use Centers (MU)" to find some info on VMU, but you might go back to the beginning of Chapter II in order to get a better understanding of things which apply to all zonings. I believe section N begins around p 25 of 344.

I thought you were referring to Chapter Eleven, took me a second.

From my take, it doesn't look like the VMU would allow for single family home-just something like a B&B. Of course, I guess a B&B is just a residence that rents out rooms? But I'm not a local, so maybe there would be a way around? Anyone else look at the Walton Cty docs and have an opinion?

Possibly a B&B that just never has any business.

I was under the impression you could do a Residential home site on "VMU". Pretty sure about that. If not mistaken all of Ricker Canal lots on the east, west run are VMU with residential homes.

I was under the impression you could do a Residential home site on "VMU". Pretty sure about that. If not mistaken all of Ricker Canal lots on the east, west run are VMU with residential homes.

BJ, if you're the "go to" guy on these lots--I suggest you find out for sure.

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BJ, if you're the "go to" guy on these lots--I suggest you find out for sure.

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I thought I was sure until I read these post.

The lots are a great buy and we would never put anything under contract without a complete understanding.

Another item added to Thursday's list....

Contract contingent upon buyer having a full and complete understanding of VMU.

The Land-Use Code gets complicated, and difficult to understand what exactly is allowed. I always recommend that buyers speak directly with the Planning Dept and get it writing from them. I've known too many occasions when the Planning Dept says one thing today, and another tomorrow, and I don't want to take a chance and bite me in the buttocks.

As for the lots on Ricker Canal, I am fairly certain that the LUM shows the lots zoned as Residential Preservation, but the Covenants and Restrictions of the s/d allow for light business on those lots, along with some other lots in that s/d.

I thought I was sure until I read these post.

The lots are a great buy and we would never put anything under contract without a complete understanding.

Another item added to Thursday's list....

Contract contingent upon buyer having a full and complete understanding of VMU.

Buy Shelly a bottle of Aberlour 16 Year Scotch and place it behind the piano at the Red Bar.

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Buy Shelly a bottle of Aberlour 16 Year Scotch and place it behind the piano at the Red Bar.

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Need a bagman?

Buy Shelly a bottle of Aberlour 16 Year Scotch and place it behind the piano at the Red Bar.

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Deal. Watch out for the camera. I will be watching;-)

SJ,
You are correct. I was looking over the land useage and it gets very gray. The size of these lead me to believe they will allow residential homesites.

Bobby, I'm sure you know this, but for those buyers who are looking, I'd just like to point out that anyone can go to the Planning Dept and complete a Land Use Determination Form, indicating the legal description and location of the property, and the County will return it to you, stating the zoning for that property, and give you a copy of the text regarding what is allowed for that zoning. It may still be clear as mud, but Planning Dpt can try to answer any questions you might have. Very easy process, though I will tell you that sometimes the Planning Dept isn't definitive on what can be allowed, due to the vagueness of the Code. They can give you some guidance as to what MAY be allowed, but not always a definitive answer if it isn't clearly indicated in the Code.

VMU comes back clear as mud. I may try to get to the county in am to try to get a better picture. I feel pretty strong about the residential aspect.

VMU comes back clear as mud. I may try to get to the county in am to try to get a better picture. I feel pretty strong about the residential aspect.

BJ,

For what it's worth: If you can get the Planning Dept to give you a "No Chit" written statement that the property will allow a single family residence--I think you'll have a very solid selling point.


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VMU comes back clear as mud. I may try to get to the county in am to try to get a better picture. I feel pretty strong about the residential aspect.

Bobby- You know there currently is a SFH 3 lots to the West of your lots. You can build residential in VMU. However, I would check to see if there are any restrictions in the hoods covenants restricting SFH next to the paved parking lot.

That SFH, 3 lots to the west isn't only a single family home. Supposedly, they were operating a business out of the bottom floor of the "carriage house," and they were renting out the top portion of the carriage house as a long term residential rental.

I seem to recall the newly approved VMU project on the NW corner of 393/98 being approved for townhomes to be part of the project which also included commercial.

That SFH, 3 lots to the west isn't only a single family home. Supposedly, they were operating a business out of the bottom floor of the "carriage house," and they were renting out the top portion of the carriage house as a long term residential rental.

I seem to recall the newly approved VMU project on the NW corner of 393/98 being approved for townhomes to be part of the project which also included commercial.

The home I am speaking of is a one story brick home that does not have a carriage house. The home you are thinking of is across the street.

I'm baffled by this discussion that implies that VMU zoning PRECLUDES single family homes? I thought the point of VMU zoning was to EXTEND the SFH ability... to include higher density residential (8/acre) and light business/live-work arrangements (such as Toni's Perennials across the street, etc.)?

I'm baffled by this discussion that implies that VMU zoning PRECLUDES single family homes? I thought the point of VMU zoning was to EXTEND the SFH ability... to include higher density residential (8/acre) and light business/live-work arrangements (such as Toni's Perennials across the street, etc.)?

This is my understanding as well. I will confirm today with county.

I just read over the land usage and it states the VMU covers residential use. I was correct after all.... Great lots! Great Price! Thanks for all the interest. Lots of showings!

The home I am speaking of is a one story brick home that does not have a carriage house. The home you are thinking of is across the street.

That is one in the same. White colored, right? The carriage house with business downstairs is actually on the neighboring lot, which if I remember correctly was split off the parent parcel, in order to be able to build it.

I, too have always understood that VMU includes residential use, if one chooses, but the Land Use Code is as clear as mud, noting residential use in another category, but doesn't list it as a specific use in the VMU.

Regardless, the lot is a nice lot in a great location for someone wanting to be in a very centralized location of SoWal. They don't get much more centered than this one.

There is a single family house under construction in my neighborhood, on a VMU lot. It is the second single family home to be built there. The first one was designed such that an office would work nicely in the downstairs but nobody who has owned the house has ever wanted one. Another lot nearby was subdivided into several very small lots restricted to single family homes. The VMU higher density enabled the subdivision.
There are quite a few residential subdivisions around that did the same thing, got a change to VMU and then just went with small single family lots.

I feel this one getting very warm....