Paradise by the Sea is a gated neighborhood of 51 lots on the Gulf side of Scenic Highway 30A. It sits right against the east end of Alys Beach, with Seacrest Beach and Rosemary Beach a short bike ride away. Nobody rents by the night here, and two of the biggest home sales in 30A history closed inside this gate.
What you'll find is custom single-family homes and, once in a while, a vacant homesite. There are no condos. Gulf-front land on this end of 30A is scarce, so lots don't come up often. Below is what I'd want to know before buying here: where the gate is, how the beach access works, the rental rule, recent sales, and what to ask the HOA.
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In this guide:Quick summary · Location · Homes & lots · Beach access · Rentals · Recent sales · HOA & costs · Nearby · FAQs
Heading east on 30A from the Watersound Parkway light, drive about half a mile, past Alys Beach. The gate is on your right, on the Gulf side, before you get to Seacrest Beach. If you're coming from Rosemary Beach, it's on your left just before Alys. The streets inside are Paradise by the Sea Boulevard and Paradise by the Sea Court.
Mailing addresses use Inlet Beach and the 32461 ZIP code, though a few listings call it Rosemary Beach. The MLS files it under 30A East, south of 30A. It's in unincorporated Walton County, so county rules apply.
The location is a big part of the appeal. You can bike to coffee in Alys or dinner in Rosemary, and US 98 is close when you need to head into Panama City Beach.
Paradise by the Sea isn't a planned town with one look the way Alys is. The houses went up one at a time, for different owners and with different architects. You'll see a Palladian-style estate finished in 2001 down the street from houses built in 2011 and later. What ties it together is size. By 30A standards, these are big houses on big lots.
Lot sizes vary more than people expect. Recent listings and sales show interior lots of about a quarter acre and Gulf-view or Gulf-front lots near half an acre. The Gulf-front lots are long and narrow, with roughly 57 to 60 feet on the water.
The record sale at 281 Paradise by the Sea Boulevard was three Gulf-front lots together, about 180 feet of frontage. Published reports say the buyers plan to subdivide it and build new homes, so expect new construction there.
Buying a lot? Give yourself time for design and approvals. The lots carry recorded covenants and restrictions. Get those and the association's review process in hand before you hire an architect.
The gate is the first thing you notice when you turn in off 30A. MLS records list security among the items the association dues cover.
The neighborhood shares more than 1,700 feet of Gulf frontage. On the Gulf-front lots, a private boardwalk runs from the house over the dunes to the sand. Interior homes are listed with deeded beach access. Ask to see how that access is written for the lot you like, then walk it yourself before you make an offer.
Don't expect a resort amenity list. The listings I've read sell the gate, the beach and the land, not a clubhouse or pool complex. Alys and Rosemary next door handle the restaurants and shops. If shared amenities matter to you, I'll confirm what the association owns and maintains.
I tell every buyer this early. Paradise by the Sea is marketed as a non-rental community. Current MLS remarks describe it that way, and local agents report that short-term rentals haven't been allowed since 2024.
You'll still find older websites saying vacation rentals are fine here. Don't rely on them. Before you're under contract, I pull the recorded declaration, any rental amendments and the current rules. If your plan needs rental income of any kind, even a long-term lease, we get the answer in writing first.
For most people who buy here, that's the point. The house next door won't turn over every Saturday. To see how other communities handle it, read my guide to short-term rental rules on 30A.
Paradise by the Sea set the 30A home sale record twice in 18 months. Here are the closings I could confirm:
In late summer 2026, a Gulf-view homesite on Paradise by the Sea Court was listed at $3.15 million. For a look next door, read about the $28 million Alys Beach sale. Sale figures come from MLS records and published news reports. Prices change, so check the listings at the top of this page or ask me for the latest closings.
There is a homeowners association. Two recent MLS records give you a rough idea of dues: $3,009 a quarter on a home that sold in 2025, and $833 a month on a homesite listed in 2026. Those listings say dues cover security, grounds keeping and a master association, among other items. Treat those numbers as snapshots, not a quote. Ask me for the current budget and any special assessments.
Add property taxes to the dues first. One home here showed $46,125 for 2024 on the MLS. Then come wind and flood insurance, pool and landscape care, and upkeep on a house that sits in salt air all year.
I help buyers get insurance quotes and the flood zone early, because those numbers vary a lot from one house to the next. My guide to 30A flood zones is a good place to start.
Living here puts you between two of the best-known towns on 30A, with state parks on both sides.
Hungry? Here's my list of the best restaurants in Panama City Beach and on 30A.
See the full 30A East real estate guide or browse 30A homes for sale.
With only 51 lots, every sale gets measured against a short list. Buyers here look at frontage, lot depth, the view, the age of the house and how the beach access is set up. I price against the right sales inside the gate, not 30A averages, and market to buyers who want a quiet, non-rental address.
Request a home value review or contact me about selling in Paradise by the Sea.
It's on the Gulf side of Scenic Highway 30A in Walton County, right next to the east end of Alys Beach. Seacrest Beach and Rosemary Beach are just to the east. Addresses use Inlet Beach, FL 32461.
The community has 51 lots behind a gate. You'll find custom single-family homes and, now and then, a vacant homesite for sale.
Plan on no. It's marketed as a non-rental neighborhood, and local agents report short-term rentals haven't been allowed since 2024. Get the recorded covenants and any amendments before you buy.
Yes. The community has more than 1,700 feet of Gulf frontage. Gulf-front lots use private boardwalks, and interior homes are listed with deeded beach access.
Recent MLS records showed $3,009 a quarter on one home (2025) and $833 a month on one homesite (2026). Dues change, so ask me for the current budget.
No. It's a separate gated subdivision with its own association. It sits between them, which is why some listings use a Rosemary Beach address.
I've been a full-time Realtor on this coast for 23 years. Tell me how you plan to use the home and what matters most to you, like Gulf frontage, lot size or building your own. I'll help you compare what's available and set up a focused tour.
See Paradise by the Sea ListingsArrange a Private Tour
Roger Rietsema, Realtor®
Allison James Estates & Homes
Panama City Beach & 30A
Call or text 850-596-5844
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Barefoot Paradise is my locally owned vacation home on the west end of Panama City Beach, convenient to Lake Powell and the east end of Scenic Highway 30A.
Guide updated October 7, 2026. Listing availability, prices, association fees, rental rules, insurance requirements, beach access and community policies can change. Buyers and sellers should independently verify all material information for the specific property and review current association and community documents before making a real estate decision.
