Updated Nov 13, 2026
Boardwalk Beach Resort is the 22-story Gulf-front tower at 9450 S. Thomas Drive in Panama City Beach, a short drive east of Pineapple Willy's. Its legal name is Boardwalk Central, a Condominium, and it has 233 homes, from 505-square-foot units to 1,986-square-foot three-bedrooms. My Boardwalk search link below is filtered to this building. The cards above can miss some units and can show the same unit twice. Below is what I check before a buyer makes an offer here.
View Boardwalk Beach Resort condos for sale · Call or text me: 850-596-5844
The county's legal descriptions give each unit a type letter, and the last two digits of a unit number tell you the type. Bedroom counts come from MLS listings. Active counts and quarterly dues are from the November 13, 2026 MLS export. Where a type had only one or two units for sale, I've put "Ask Roger" instead of a count, because one listing doesn't tell you the market.
Type | Unit positions | Size | Beds/baths | Units in building | For sale (Nov 13) | Quarterly dues (Nov 13 listings) |
|---|---|---|---|---|---|---|
E | 00 on floors 8 to 21 | 505 sq ft | Studio, 1 bath | 13 | Ask Roger | Ask Roger |
D | 05, 06, 07 | 745 sq ft | 1/1 | 60 | 9 ($334,000 to $419,000) | $2,328.73 to $2,400 |
C | 03, 09 | 1,152 sq ft | 2/2 | 40 | 4 ($477,000 to $529,000) | $3,347.67 to $3,600.94 |
B and BB | 02, 10 (B); 04, 08 (BB) | 1,380 sq ft | 2/2 | 79 | 4 ($474,900 to $639,900) | $4,313 to $4,314 |
A2B | 01 on floors 8 to 21 | 1,481 sq ft | 2/2 | 13 | Ask Roger | Ask Roger |
A | 11, plus 01 on floors 2 to 7 and 22 | 1,986 sq ft | 3/3 | 27 | Ask Roger | Ask Roger |
On floors 8 to 21, an A2B and its E neighbor add up to the 1,986 square feet of a Type A, which matters when you compare price per foot. Current MLS listings say dues cover management, cable TV, internet, the fitness center, grounds and building maintenance, pest control, pools, security, trash, water and sewer. Most of the November 13 listings also include insurance in that list, and one includes electricity, so ask what the master policy covers on the exact unit.
The Boardwalk Beach Hotel and convention center next door at 9600 S. Thomas Drive is a separate property with its own policies, so don't apply hotel rules to the condo. To the east, Moondrifter is the next building, then Summit and Sugar Beach. Laketown Wharf is about 0.4 miles northwest, across Thomas Drive.
By road, Pineapple Willy's is 0.7 miles from the Boardwalk lot and Pier Park is 6.7 miles west, about 14 minutes. Heading east, Pelican Walk is 2.1 miles, the Princess 2.6, Mariner East 2.7 and Regency Towers 3.0. St. Andrews State Park's entrance is 5.0 miles away, around 13 minutes. The wider corridor is in my Thomas Drive homes and condos guide.
From the association manager and the on-site rental office's amenity page:
The association's posted guest rules cover the basics:
I didn't find a pet section in the 2005 declaration, so owners should get the board's current rules on their own animals in writing.
Boardwalk is inside Panama City Beach's city limits, so city rental rules apply. Each unit rented short term needs its own city Vacation Rental Certificate under Ordinance 1632, and a new owner has to register again after closing because the certificate doesn't carry over. You'll also need a city Business Tax Receipt, a DBPR transient rental license, Florida sales tax registration and Bay County's tourist development tax, which the Bay County Tax Collector collects starting with October 2026.
The 2005 declaration lets owners live in a unit full time or rent it to transient guests, as long as any lease covers the whole unit. A 2011 amendment (Article 10(H), Official Records Book 3337, page 690) says no unit may be leased or rented to anyone under 25, and the person renting has to stay in the unit for the whole stay. More background is in my guide to using a PCB condo as a vacation rental.
Milestone inspection and SIRS. Panama City Beach sets the first milestone inspection at year 25, so for a 2005 building that points to about 2030. The structural integrity reserve study (SIRS) is a separate requirement that many associations had to finish by December 31, 2025. A public-records directory didn't show one filed for Boardwalk in October, so ask the board for the study and any assessment tied to it. Here's what milestone inspections and SIRS mean for you.
Elevator certificates. State data showed all five elevators certified through August 1, 2026, which has passed. Ask to see the renewal.
Flood zone. FEMA panel 12005C0316J, effective October 24, 2024, maps the property. The Gulf edge of the lot is VE 14, while most of the tower outline falls in shaded X (the 0.2% annual chance zone) or X. Look up the unit's address on FEMA's flood map viewer before you quote insurance, and read my flood zone guide.
Financing. With 75 commercial units in the building and a large rental share, lenders look closely at the project. Line up a lender that has closed Boardwalk loans recently, and read about warrantable and non-warrantable condos.
It's a weaker fit if you want a quiet building with few renters, or if your renters would be under 25.
Pick the size first, since a 505-square-foot E and a 1,986-square-foot A are very different purchases. Then pick a floor range and whether you want an end unit. Send me those and I'll set up alerts for only those units. Ask me for the current dues on the exact unit, the SIRS status and the elevator renewal before you write an offer. You can also search current Boardwalk Beach Resort condos yourself.
Selling a home or condo to buy here? Get a value estimate on it first so we know your budget. Call or text me at 850-596-5844.
Boardwalk buyers ask about the unit type, the floor, the quarterly dues, the SIRS and assessment status, and what the unit grossed last year. Pull your rental statements, your city Vacation Rental Certificate and your latest dues statement together before we list. Buyers compare price per foot across types, so I price against recent sales of the same type.
Get a value estimate for your Boardwalk condo, and I'll weigh it against what your unit type has sold for lately. Call or text 850-596-5844.
At 9450 S. Thomas Drive, Panama City Beach, FL 32408, directly on the Gulf. The state registry lists it as 9420 Thomas Drive.
Yes. Bay County's GIS boundary puts it in the city, so a city Vacation Rental Certificate is required to rent short term.
No. The hotel at 9600 S. Thomas Drive is a separate property with its own policies.
No. A 2011 amendment to the declaration bars leasing or renting to anyone under 25.
Type E, 505 square feet, in the 00 position on floors 8 to 21.
They're billed quarterly and depend on the unit type. In the November 13, 2026 MLS export, a Type D ran about $2,329 to $2,400 a quarter and a Type C about $3,348 to $3,601. Ask for an estoppel letter on the exact unit.
No. The posted guest rules ban guest pets, apart from registered service and support animals.
Mostly shaded X for the tower, with VE 14 along the Gulf edge, on FEMA's 2024 panel.
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.
Checked November 13, 2026 (building records first checked October 8, 2026):
Rules and fees can change at any board meeting, so request the latest versions.
