Emerald Coast Condo Map
Gulf Front

Blue Mountain Beach Condo

164 Blue Lupine Way, Blue Mountain Beach, FL 32459

Walton County · Blue Mountain Beach

By Josh Parish, Founding Editor · Updated 08/28/2026

3D Flyover

Aerial 3D flyover, generated from Google Earth. Not a walk-through tour of the building.

Blue Mountain Beach Condo is a Gulf-Front building in Blue Mountain Beach, FL, built in 1999, standing 3 stories with 48 condos. Short-term rentals are allowed, recent sale prices fall in the $925K–$1.9M band, and on-site amenities include a pool, a fitness center, and gated entry.

1999
Built
48
Units
3
Stories
Gulf Front
Frontage
Allowed
Rentals
Google Maps →Street View →
Amenities
  • —Pool
  • —Fitness
  • —Elevator
  • —Gated
Map
Showing 0 of 37Pick a group to place its pins.

Closest by car: private Gulf-front beach; grocery — Publix - South Walton (2.4 mi); town center — Gulf Place (1.4 mi); hospital — Ascension Sacred Heart Emerald Coast (6.4 mi); airport — Destin-Fort Walton Beach Airport (VPS) (23 mi).

Customary Use
Customary Use

Blue Mountain Beach Condo sits right on the Gulf. Along this coast, the wet sand below the mean high-water line is always open to the public. Where a beach has been rebuilt with public money, that open stretch can reach farther up, to a marked Erosion Control Line. The dry sand in front of it is private, with no public-use ruling on record. Reflects the public record as of June 2026.

How customary use works on the Emerald Coast →

County and court records. Editorial assessments are the author's own. Not legal advice.

Geographic Overlays
Geographic Overlays
FEMA flood zone (parcel): X
FIRM panel: 12131C0679H, effective 12/30/2020
Coastal Barrier Resources System (CBRS): Outside all three
Coastal Construction Control Line (CCCL): Landward
Evacuation zone: A
Critically eroded shoreline: Critical. Florida DEP designates the Dune Allen and Blue Mountain Beach shoreline (R41 to R64) as critically eroded — the state's term for a beach where erosion now threatens buildings, roads, parks or habitat. A restored beach keeps that designation so it stays eligible for state money to maintain it. Part of this stretch carries the designation to protect the design of the county's proposed beach restoration. The nearest point of that stretch sits about 1,350 feet from this building.
Structural Integrity Reserve Study (SIRS): Complete — on file with DBPR
Source: Florida DBPR SIRS Reporting Database (D7) — pre-July-2025 + July-2025-and-after lists, searched 2026-07-31 · as of 07/31/2026
Source: FEMA NFHL (https://hazards.fema.gov/arcgis/rest/services/public/NFHL/MapServer) layer 28 Flood Hazard Zones — flood zone, SFHA and base flood elevation; layer 3 FIRM Panels — FIRM panel and effective date. USFWS/USGS CBRS Mapper (https://gis1.wim.usgs.gov/server/rest/services/CBRSMapper/CoastalBarrierResourcesSystem/MapServer) layer 3 CBRS Units — CBRS status. Florida DEP (https://ca.dep.state.fl.us/arcgis/rest/services/OpenData/COASTAL_ENV_PERM/MapServer) layer 2 Coastal Construction Control Lines — CCCL position; layer 3 Coastal Critical Erosion Areas — critically eroded shoreline, read against FDEP's Critically Eroded Beaches in Florida, August 2025, in which Okaloosa and Walton were last revised June 2014. Florida DEM (https://services.arcgis.com/3wFbqsFPLeKqOlIK/ArcGIS/rest/services/Evacuation_Zones_20230608/FeatureServer) layer 12 Evacuation_Zones_20240226, last edited 2024-02-26 — evacuation zone. · as of 2026-07-27
County parcel record
Blue Mountain Beach Condo — Parcel parcel record
Parcel08/20/2026Walton County · FDOR 2025 · Esri/Maxar
Blue Mountain Beach Condo — Block parcel record
Block08/20/2026Walton County · FDOR 2025 · Esri/Maxar
Blue Mountain Beach Condo — Area parcel record
Area08/20/2026Walton County · FDOR 2025 · Esri/Maxar
Association & Recorded Documents
Association: Blue Mountain Beach Condominium Association, Inc.
Declaration: Declaration of Condominium recorded 10/04/1999, OR Book 2096 Page 1 (instrument #619122)
Use Rules
Minimum rental term: No minimum lease term; daily rental permitted (owners may rent for such term including a daily rental).
Common Questions

Can you rent short-term at Blue Mountain Beach Condo?

Yes. No minimum lease term; daily rental permitted (owners may rent for such term including a daily rental). The declaration is the property's recorded rulebook, filed in the county records. Source: Walton County official records, instrument #619122.

Has Blue Mountain Beach Condo filed a structural integrity reserve study?

Yes. A structural integrity reserve study is a state-required engineering study of a building's big-ticket parts and the money set aside to replace them. Blue Mountain Beach Condo is listed complete and on file with the Florida Department of Business and Professional Regulation. Source: Florida DBPR SIRS Reporting Database, searched 07/31/2026.

What is the owners association at Blue Mountain Beach Condo, and when was its declaration recorded?

The association of record is Blue Mountain Beach Condominium Association, Inc. Recorded declaration: Declaration of Condominium recorded 10/04/1999, OR Book 2096 Page 1 (instrument #619122). Source: Walton County official records.

The Buyer's Intelligence Report

Get the Buyer's Intelligence Report

What the report covers: HOA financials, milestone and SIRS status, insurance, comps, and county records — compiled in one place for Blue Mountain Beach Condo.

Prepared and delivered by Josh Parish, Emerald Coast Acquisitions · Destin, Florida. Access requires a signed buyer-broker agreement.

Building facts verified against the County Property Appraiser parcel records. Editorial assessments, metrics, and vibe are the author's own.