Alys Beach Homes and Condos for Sale on Scenic Highway 30A

Updated Nov 13, 2026

Alys Beach is a 158-acre town on Scenic Highway 30A in Walton County, between Seacrest Beach and Rosemary Beach. All of it is privately owned, and it's built around white masonry homes, courtyards and walking paths that end at a private 1,500-foot beach. If an Alys Beach home or condo is for sale today, it's in the listings above. Below is what I check for buyers before an offer, and what I tell owners before they list.

View Alys Beach homes for sale · Call or text me: 850-596-5844

Alys Beach by the numbers

• Size: 158 acres, all privately owned, per the Alys Beach location page.
• Address: 9581 E. County Hwy 30A, Alys Beach, FL 32461. That's unincorporated Walton County.
• Plan: a New Urbanism master plan by DPZ CoDesign, built out in phases with homes, shops, parks and paths laid out ahead of time.
• Beach: a private 1,500-foot stretch of Gulf beach, reached by private dune walkovers.
• Amenities: the town says it's backed by more than $100 million in amenities.
• On the market (Emerald Coast MLS, as of November 13, 2026): 32 active Alys Beach listings: 25 single-family homes, 6 condos and 1 attached home. Asking prices ran from $2,693,180 to $32,000,000, with a median of $8,687,000. Seven more were pending.
• Recent sales (Emerald Coast MLS, November 13, 2025 through November 13, 2026): 68 Alys Beach closings, from $2,450,000 to $28,000,000, with a median sold price of $5,972,500. Single-family homes made up 47 of them (median $6,880,000), and condos 19 (median $3,100,000).
• Developer listings: on November 13, 2026, the town's own sales page showed 12 listings from $3,189,330 (a Varian condo) to $14,615,000 (a home on Elbow Beach Road).

Where Alys Beach sits on 30A

• Seacrest Beach is next door to the west.
• Rosemary Beach is next door to the east. It's the closest comparison most buyers make.
• Inlet Beach is past Rosemary at the east end of 30A, with a wider mix of homes and lots.
• Paradise by the Sea is a separate community right beside Alys.
• WaterSound Beach is a few minutes west if you want a gated community with a different look.

The official location page puts Northwest Florida Beaches International Airport (ECP) about 32 minutes away. For the whole east end, see my 30A East guide.

What kinds of homes you'll find

Alys Beach homes draw on Bermudian, Moorish and Guatemalan architecture, according to the town and Visit South Walton. The look is white stucco and masonry, arches, courtyards and strong geometric shapes. The firm Khoury-Vogt Architects (KVA) has been the town architect for more than 15 years.

In practice, buyers choose between:

• Single-family courtyard homes on both sides of 30A. In the November 13, 2026 MLS export, single-family homes made up 25 of the 32 active listings. The town's sales page sorts homes as "North 30A" or "South 30A," and the side of the road matters for the walk to the beach.
• Row houses, attached homes with their own courtyards, listed on the town's sales page.
• Condos in Town Center buildings such as The Varian, The Dannelly, The Della and The Whitby. On November 13, the town's sales page showed Varian condos from 1,518 to 1,977 square feet.
• New phases the town is marketing now: Somersisle Terrace, Phase 4 (the GG Block), and The Dannelly and Varian buildings.

Any exterior change goes through the town's design review. Get the current architectural guidelines in writing before you plan a pool, addition or paint change.

Amenities, beach access and who can use what

This is where Alys is different from most of 30A, so I walk every buyer through it.

• The Beach Club: Gulf-front pools, dining and lounge space for Alys Beach homeowners only. Rental guests don't get in.
• Caliza Pool & Restaurant: several pools and an open-air restaurant for owners and rental guests. Visit South Walton describes its main pool as 100 feet long.
• ZUMA Wellness Center and Racquet Sports Facility: a private 15,000-square-foot building with fitness classes, swimming, racquet sports, a cafe and a spa.
• The Silva: The Summerhouse pavilion and lawn, a restaurant and bar, and a pool next to the Nature Preserve.
• Nature Preserve: about 20 acres with a trail through slash pines, cypress and pitcher plants, per Visit South Walton.
• Beach access: owners and vacation-rental guests use the walkovers at Gulf Green, Turtle Bale and Béla Gray. Owners also get the Beach Club's own access.
• Beach safety: South Walton Fire lifeguards cover the Alys Beach shoreline, according to the town.

What visitors get: Town Center shops and restaurants are open to the public. Free public parking is around the Amphitheatre, in the lot on North Castle Harbour Drive behind George's, and along La Garza Lane and Sugar Lump Lane. The parking courts behind The May, The Camden and Whitby, The Della, and The Dannelly and Varian are for owners and Alys Beach rental guests only.

Read the town's amenity guide and beach access page.

Day-to-day life

• Town Center: The Citizen, George's at Alys Beach, Charlie's Delights, Raw & Juicy, Fonville Press and NEAT bottle shop are all walkable from most homes.
• Walking and biking: the town was planned so homes, shops and amenities are a short walk or bike ride apart.
• Art and parks: the Turtle Bale path has bronze sea turtle sculptures, and Fonville Park has the Literary Lair, according to Visit South Walton.
• Groceries and errands: Rosemary Beach's town center is next door.

What I check on an Alys Beach home before an offer

Alys homes look alike from the street, but they can be very different purchases. Here's my list:

• The walk to the beach. I time the walk from the front door to the nearest walkover at Gulf Green, Turtle Bale or Béla Gray, and note whether you cross 30A to get there.
• Design approvals. I ask the seller for town approvals on any pool, addition, paint or landscape change. An unapproved change can become the buyer's problem after closing.
• The estoppel letter. It shows the current dues, any condo assessment and the new-buyer fee in writing. I get it early so the numbers hold up.
• Rental history. If the home is in the rental program, I compare the statements to the owner-use weeks so you see what it earned with the calendar it really had.
• The building itself. Get a full inspection with attention to the exterior walls and roof, courtyard and pool drainage, and the air conditioning, which works hard in a Gulf climate.
• What conveys. Furniture, art and golf carts are often negotiated, so get an inventory into the contract.

Who Alys Beach fits best

• Second-home buyers who want a lock-and-leave home with owner-only amenities.
• Buyers who care about architecture and want a town that will look the same in 20 years.
• Families who want to walk to the beach, the pool and dinner without a car.

It's a weaker fit if you want no design review, a lower price point, or a big yard. For those, I'd look at Inlet Beach or north of 30A. If you're weighing towns, my 30A neighborhood comparison lines them up.

Renting an Alys Beach home

Alys Beach runs its own vacation rental program, Alys Beach Vacation Properties. On November 13, 2026, its booking site listed 72 homes and condos. Rental guests get the beach walkovers, Caliza, ZUMA and The Silva, but not the Beach Club.

If you plan to rent, ask for these before your inspection period ends:

• The home's rental history and owner statements, with owner-use weeks marked.
• The current rental program terms in writing, straight from Alys Beach. Third-party blogs quote fee splits I couldn't confirm on any official page.
• The guest count the home is certified for.

Walton County rules also apply. Houses rented more than three times a year for stays under 30 days need a county short-term vacation rental certificate under Ordinance 2023-03. It renews every year for $300, due June 1. The county sets occupancy at one person per 150 square feet of conditioned space, and someone has to be reachable 24/7 and able to reach the home within an hour. Recorded condos are excluded from the county certificate but still need state DBPR licensing and tax registration. Every booking owes the 5% South Walton tourist development tax and Florida sales tax. I cover more in Can I rent my Alys Beach home?

HOA dues, fees, flood zone and insurance

• HOA dues: I don't quote a dues figure here. The current amount for the home you want comes from the estoppel letter and the association. Condos pay separate building assessments on top, which vary by building. A new-buyer fee is also due at closing.
• Closing fees: every Alys Beach listing in the November 13, 2026 MLS export flagged a new-buyer fee, but the amounts weren't entered consistently. I get the exact figure from the estoppel letter before you're under contract.
• Flood zone: South Walton's FEMA maps took effect December 30, 2020. Look up the address on FEMA's flood map viewer or Walton County's floodplain page, and ask for an elevation certificate.
• Insurance: get wind and flood quotes during the inspection period, not after.

For the market picture, read my Alys Beach market trends post and why Alys Beach homes are white.

Buying in Alys Beach

Start with how you'll use the home. A primary home, a second home and a rental each point to different streets and different floor plans. Then decide on north or south of 30A, house or condo, and how far you're willing to walk to Gulf Green or Turtle Bale. Tell me your budget and the side of 30A you want, and I'll set up a search that only sends you those homes. You can also browse the Alys Beach map search yourself.

Selling a home somewhere else to buy here? Get a value estimate on your current home first so we know your budget. Call or text me at 850-596-5844.

Selling in Alys Beach

Alys buyers ask about the walk to the beach, north or south of 30A, the courtyard and pool, the dues, the new-buyer fee and rental history. Have your estoppel figures, design approvals for any changes, and rental statements ready before we list. Price matters more here than almost anywhere on 30A, because every buyer can see recent Alys closings.

Get a value estimate for your Alys Beach home, and I'll price it against recent Alys Beach sales on the same side of 30A. Call or text 850-596-5844.

Alys Beach questions buyers ask

How do you pronounce Alys Beach?

Like "Alice."

Is Alys Beach in a city?

No. It's in unincorporated Walton County, with a 32461 ZIP code.

Can the public use the beach?

No. The 1,500-foot beach is private. Owners and Alys Beach rental guests use the walkovers at Gulf Green, Turtle Bale and Béla Gray.

Do rental guests get into the Beach Club?

No. The Beach Club is for homeowners only. Rental guests can use Caliza, ZUMA and The Silva.

What are the HOA dues?

They vary by home type, and condos add their own building assessments. I get the exact current figure, plus the new-buyer fee and any special assessment, from the estoppel letter before you make an offer.

Can I rent out my Alys Beach home?

Yes, through the rules that apply to the home. Alys Beach runs its own rental program, and houses also need a Walton County rental certificate.

Can I change the outside of my home?

Only with design review approval. Get the current guidelines in writing first.

Where can visitors park?

Free public parking is around the Amphitheatre, behind George's on North Castle Harbour Drive, and on La Garza Lane and Sugar Lump Lane.

I'm Roger Rietsema with Allison James Estates & Homes, selling on this coast since 2003. Reach me at 850-596-5844 by call or text.

Where these facts come from

Checked November 13, 2026:

• Alys Beach: The Town, Location and parking, Architecture and design, Amenities, Homeowner amenities, The Beach, Real estate listings, Stay, vacation properties and the beach cam
• Visit South Walton Alys Beach page
• Walton County short-term vacation rental FAQs and Floodplain Management
• Walton County Clerk tourist development tax page
• FEMA National Flood Hazard Layer viewer; FEMA's Flood Map Service Center (msc.fema.gov) is cited as text because it drops connections intermittently
• Emerald Coast MLS: active, pending and closed listings (closings November 13, 2025 through November 13, 2026), as of November 13, 2026

Rules, fees and amenity access change, so ask Alys Beach and the association for current copies.