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    9500 Grand Sandestin Boulevard 2516/2518 Miramar Beach, FL 32550

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    For Sale
    $550,000

    Stunning condo with flexible floor plan and western bay views.

    Type:Condo/Townhome
    Property size:
    1,305 SF
    Added:
    Mar 24, 2026
    Days on Market:
    13
    Last Refresh:
    Apr 1 at 11:03 pm

    Property Features for 9500 Grand Sandestin Boulevard 2516/2518

    General Information

    Standard status
    Active
    Size
    1,305 SF
    Property subtype
    Condo/Townhome

    Building Details

    Year Built
    2003

    We can help!

    Listing Contact
    Gary Bowman

    Listing agent Gary Bowman License #3083549

    Listing office The Agency Northwest Florida Beaches

    Listing date Mar 24, 2026

    Source Exitrealty

    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 Agency Northwest Florida Beaches

    Overview

    Bay View Lock-Off Condo

    This 5th-floor lock-off condo offers western views of the Choctawhatchee Bay and the Grand Gardens/Pool. The unit features 2 bedrooms and 3 full baths, with a flexible floor plan designed to maximize rental potential. It can be rented as a studio, a 1-bedroom/2-bath unit, or a full 2-bedroom/3-bath retreat. The property features tile flooring throughout, and both the studio and 1-bedroom spaces include bay-facing balconies. Both units are equipped with new 2022 HVAC systems. Located in the Grand Sandestin, the property provides access to amenities including a fitness center, Ballyhoo Bar, swimming pool, seasonal on-site check-in, and concierge services. The Grand Sandestin is adjacent to the Village of Baytowne Wharf, offering shopping, a playground, family-friendly activities, formal and informal dining, and nightlife. Hotel Effie, with a rooftop pool and bar and fine dining at Ovide, is also nearby. The Sandestin Golf and Beach Resort features over seven miles of beaches and bay front, four golf courses, 15 tennis courts, a 226-slip marina, a fitness center, spa, and dining options. The resort spans 2,400 acres and provides access to amenities via golf cart or bicycle on interconnected paths.
    Location Intelligence

    Current Use by Public Records

    Short term rental ...

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Nail Salon Building Supply Gym & Fitness Center Big Box & Wholesale Store Skin Care Clinic Accounting Firm

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

    Location Insight

    • Map
    • Local Demand
    City
    Miramar Beach
    County
    Walton
    State
    Florida
    Longitude
    -86.3252726
    Latitude
    30.3921934

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    FAQs

    What type of property is this?
    Short term rental property - Stunning condo with flexible floor plan and western bay views.
    Where is this short term rental property located?
    The property is located at 9500 Grand Sandestin Boulevard 2516/2518 Miramar Beach, FL.
    What is the asking price?
    The asking price for this property is $550,000.
    What are key features of this property?
    This property features: Breathtaking western views of Choctawhatchee Bay and the Grand Gardens/Pool.; Flexible lock‑off floor plan allows for multiple rental configurations.; Access to luxurious amenities at The Grand Sandestin, including a fitness center, Ballyhoo Bar, swimming pool, and concierge services.
    (850) 267-8100
    We can help!
    Listing Contact
    Gary Bowman
    Real Estate License ID: 3083549
    Learn More
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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.

    More about this property
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