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    30A Boutique Hotel Investment Opportunity Title is generated by Realmo AI

    6904 W County Highway 30A #Multiple, Santa Rosa Beach, FL 32459

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    For Sale
    $10,500,000

    36-unit boutique hotel in the heart of Topsail Village.

    Type:Commercial
    Property size:
    28,639 SF
    Price / SF:
    $366/SF
    Added:
    Apr 20, 2026
    Days on Market:
    48
    Last Refresh:
    Apr 20 at 8:15 pm

    Property Features for 6904 W County Highway 30A #Multiple

    General Information

    Standard status
    Active
    Size
    28,639 SF
    Property subtype
    Commercial

    We can help!

    Listing Contact
    TONY R MANTHEY
    TONY R MANTHEY

    Listing agent TONY R MANTHEY License #3277669

    Listing office THE PREMIER PROPERTY GROUP

    Listing date Apr 20, 2026

    Source Corcoran

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of THE PREMIER PROPERTY GROUP

    HighLights

    • 36‑unit boutique hotel in a prime 30A location
    • Multiple revenue streams including hotel operations, short‑term rentals, event venue, and office/live‑work building
    • Flexible unit configurations with 15 one‑bedroom suites and 21 studio units
    • Strong demand drivers from tourism, wedding events, and extended‑stay visitors
    • Additional income potential from a separate four‑unit office/live‑work building (2,754 sf)
    • Modern amenities and features include a community pool, private elevator access, and energy‑efficient systems

    Overview

    Located in the heart of Topsail Village along Scenic Highway 30A in Santa Rosa Beach, Florida, 30A Inn Suites is a 36-unit boutique hotel. This hospitality asset blends Old Florida charm with modern construction, offering a bed and breakfast-style coastal experience. The property features two lodging buildings totaling 36 units, providing flexibility for investors seeking a boutique hotel, short-term rental investment, extended-stay property, or hybrid income strategy. The Suites, built in 2010, consist of 15 one-bedroom units with 11,457 square feet. These apartment-style layouts feature full kitchens, separate living rooms, private bedrooms, full bathrooms, in-unit washer/dryers, and private balconies, suitable for extended-stay rentals, corporate housing, or long-term tenants. The Inn, built in 2018, includes 21 studio units with 12,186 square feet. These modern studio units have kitchenettes, flexible bed configurations, mini-split HVAC systems, and energy-efficient systems, designed for the short-term vacation rental and boutique hotel market. Additional improvements include a 4,242-square-foot Celebration Hall, built in 2011, currently leased as a wedding and special event venue, a community pool, and 59 parking spaces. The Inn Suites building has private elevator access, and fire sprinkler and alarm systems are installed throughout. Also included is a 2,754-square-foot four-unit office/live-work building, offering additional upside for professional office use, rental income, or owner-user flexibility. The property is located minutes from the beaches of the Gulf of America, TopSail Hill Preserve State Park, Gulf Place, Grayton Beach, Seaside, and Grand Boulevard. Immediate proximity to the 30A Chapel wedding venue enhances occupancy through event-driven bookings.
    Location Intelligence

    Current Use by Public Records

    Hotels

    Suggested Use

    Law Firm Real Estate Agency Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Auto Repair Shop

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Santa Rosa Beach
    County
    Walton
    State
    Florida
    Longitude
    -86.060431
    Latitude
    30.29984

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    FAQs

    What type of property is this?
    Hotel - 36-unit boutique hotel in the heart of Topsail Village.
    Where is this hotel located?
    The property is located at 6904 W County Highway 30A #Multiple Santa Rosa Beach, FL.
    What is the asking price?
    The asking price for this property is $10,500,000.
    What are key features of this property?
    This property features: 36‑unit boutique hotel in a prime 30A location; Multiple revenue streams including hotel operations, short‑term rentals, event venue, and office/live‑work building; Flexible unit configurations with 15 one‑bedroom suites and 21 studio units
    (850) 337-1555
    We can help!
    Listing Contact
    TONY R MANTHEY
    TONY R MANTHEY
    Real Estate License ID: 3277669
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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    6904 W County Highway 30A #Multiple, Santa Rosa Beach, FL 32459
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