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    Residential Home Site Pair in Gated Community Title is generated by Realmo AI

    Sandcord Drive lot 52&53, Watersound, FL 32461

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    Claim this Listing
    For Sale
    $5,500,000

    LAND - Watersound, FL

    Lot size:
    1.50 Acres
    Added:
    Feb 19, 2026
    Days on Market:
    108
    Last Refresh:
    Jun 7 at 5:06 am

    Property Features for Sandcord Drive lot 52&53

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    Resid Single Family
    Standard status
    Active
    APN
    See Legal
    Lot size
    1.50 Acres

    Taxes and HOA fees

    Tax Description
    LOT 52 PARCEL ID 22-3S-18-16103-000-0520 LOT 52 WATERSOUND CAMP CREEK PH 2A PB 24-15 OR 3237-2256 LOT 53 PARCEL ID 22-3S-18-16103-000-0530 LOT 53 WATERSOUND CAMP CREEK PH 2A PB 24-15 OR 3231-4694

    Utilities

    Sewer type
    Public Sewer

    We can help!

    Listing Contact
    Andrew H Harman

    Listing agent Andrew H Harman License #3551555

    Listing office Watersound Real Estate 34 Origins Main St #101, SANTA ROSA BEACH, FL

    Listing date Feb 19, 2026

    MLS# 995984 Listing URL

    Copyright © 2026 Emerald Coast Association of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Two neighboring home sites (Lots 52 and 53) at the end of a quiet street in a new gated community
    • Rental‑restricted community with exclusive access to a newly built amenity center
    • Amenity center includes dual resort‑style pools, lazy river, pickleball and tennis courts, and a fully equipped wellness center
    • On‑site dining venue at the amenity center
    • Property has public sewer service
    • WaterSound Clubs Lifestyle Membership privileges private beach club access and golf access at Camp Creek, Sharks Tooth, Origins, and the forthcoming Davis Love course

    Overview

    This offering presents a unique two-lot residential development opportunity in a gated Watersound Camp Creek setting, comprising neighboring home sites identified as lots 52 and 53. The sites are positioned at the end of a quiet street and are intended for single-family use within a rental-restricted enclave. An on-site amenity center supports the community lifestyle with dual resort-style pools, a lazy river, pickleball and tennis courts, a fully equipped wellness center, and an on-site dining venue.

    WaterSound Camp Creek is described as being located between Scenic Highway 30A and Highway 98, with access to the surrounding 30A hubs of Alys and Rosemary Beach. Adjacent to the Camp Creek entrance is the WaterSound Town Center, which hosts community events including a weekly Farmer’s Market and includes storefronts such as Publix, multiple dining establishments, a STEAM school campus, and medical facilities.

    For buyers looking to build within this planned, single-family community framework, the combined availability of two neighboring lots can support development of adjacent homes while keeping access to the community’s amenities. The listing also references a WaterSound Clubs Lifestyle Membership that provides privileges to a private beach club and access privileges to nearby premier golf courses, including Camp Creek, Sharks Tooth, Origins, and a forthcoming Davis Love course.
    Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Map

    City
    Watersound
    County
    Walton
    State
    Florida
    Longitude
    -86.040568
    Latitude
    30.300943

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    FAQs

    What type of property is this?
    Residential land & home lot - Two adjacent single-family lots in a rental-restricted, gated community with access to resort-style amenities.
    Where is this residential land & home lot located?
    The property is located at Sandcord Drive lot 52&53 Watersound, FL.
    What is the asking price?
    The asking price for this property is $5,500,000.
    What are key features of this property?
    This property features: Two neighboring home sites (Lots 52 and 53) at the end of a quiet street in a new gated community; Rental‑restricted community with exclusive access to a newly built amenity center; Amenity center includes dual resort‑style pools, lazy river, pickleball and tennis courts, and a fully equipped wellness center
    (850) 598-7011
    We can help!
    Listing Contact
    Andrew H Harman
    Real Estate License ID: 3551555
    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.

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