🏖️ Q3 2025 30A Real Estate Market Report

What Buyers and Sellers Need to Know as the Market Finds Its Rhythm

If you’ve been wondering where the 30A real estate market stands after a whirlwind few years, Q3 2025 brought a clear message: the market is recalibrating — and those who price and position correctly are the ones who win.

This quarter wasn’t about dramatic swings or panic headlines. It was about momentum with discipline. Sellers who met the market with realistic expectations saw faster sales and stronger results. Buyers, on the other hand, discovered that while they still have leverage in some areas, true value and long-term potential continue to rest on timeless fundamentals — location, quality, and presentation.

Below you’ll find the numbers that shaped Q3 2025 and, more importantly, the story they tell about where the 30A market is heading next.

🌅 The Big Picture: Momentum with Purpose

Quick Stats (Q3 2025 vs Q3 2024)

• Transactions: 281 (+29% Year Over Year)
• Average Price: $2,288,986.00 (-2.52% Year Over Year)
• Average Price per Sq Ft: $754 (+4.29% Year Over Year)
• Days on Market: 113 (+13% Year Over Year)

After several quarters of hesitation and adjustment, the 30A market came alive again in Q3. Transaction counts rose noticeably, and homes that aligned with buyer expectations didn’t just sell — they sold quickly.

In plain terms, that means pricing matters more than ever. The communities that saw shorter time on market and stronger sale-to-list ratios were the ones where sellers entered at the right number from the start. When a home’s pricing sits “on the comp curve” — not too high, not chasing — it attracts real buyers rather than window shoppers.

We also saw average and median prices dip slightly in some areas, but that doesn’t tell the whole story. On a price-per-square-foot basis, values held remarkably steady. That’s not erosion — it’s normalization. The mix of homes changing hands shifted toward more mid-range products, but underlying property values remained resilient.

🧭 East vs. West: Two Sides of the Same Story

The 30A corridor always functions as two distinct sub-markets: East 30A and West 30A. This quarter, both told a story of rebalanced opportunity — but in different ways.

East 30A: Active but Negotiation-Driven

Quick Stats

• Closings: 148 → 205 (+38%) (Year Over Year)
• Average Price: ≈ $2.44 M (from $2.73 M)
• Median Price: ≈ $1.65 M
• Avg Price per Sq Ft: ≈ $802 (flat)
• Sold-to-List Ratio: 92.2 %
• Days on Market: ≈ 120

From Seaside to Alys Beach, the eastern communities were busy. Sales activity climbed sharply compared to earlier in the year, signaling that demand remains strong for premium properties. Yet that activity came with more conversation and strategy at the negotiating table.

Homes priced around the market’s current reality — rather than last year’s aspirational numbers — moved with confidence. But when sellers reached too high, buyers paused. Days on market stretched, and closing prices came in a little lower relative to list.

Still, this isn’t a soft market — it’s a discerning one. Buyers want alignment. And when they find it — a well-presented home at a fair, data-backed price — they act decisively.

West 30A: Efficient and Confident

Quick Stats

• Closings: 69 → 76 (+10%) (Year Over Year)
• Average Price: ≈ $1.88 M
• Median Price: ≈ $1.10 M
• Avg Price per Sq Ft: ≈ $627 (+4%)
• Sold-to-List Ratio: 89.5 %
• Days on Market: ≈ 92 (Improved)

The western stretch of 30A, from Gulf Place to Dune Allen, continues to show its quiet strength. Activity ticked up modestly, but more importantly, homes sold faster and closer to asking price.

This part of the market feels balanced — not overheated, not sluggish. Buyers here are value-hunting, but they’re willing to move when a home checks the boxes: location near the beach, clean presentation, and realistic pricing.

For sellers on the west end, this is a moment to be encouraged. The data shows that when you lead with precision, you can achieve a strong result without sitting for months waiting for the “perfect” buyer.

🏡 Neighborhood Spotlights: Who’s Leading the Way

Every quarter has its standouts, and this one was no exception. If you're seeking insights on a community that is not included below, send me an email ([email protected]) and I'll put together a custom report for you.

Watersound Beach: The Clear Momentum Leader

Sales: 3 → 8 (YoY) | Avg $/Sq Ft: ≈ $1,188 | Days on Market: ≈ 71 | Sold-to-List: 91 %

If one community defined Q3, it was Watersound Beach. Homes that hit the market here moved quickly, often in a matter of weeks. The secret wasn’t luck — it was preparation and precision.

Sellers who presented their homes with confidence — clean condition, market-aligned pricing, and clear value storytelling — reaped the rewards. Even though some larger homes traded at slightly lower prices per square foot, overall sales prices rose and sellers walked away with stronger net results.

This community has become a case study in how quality, pricing discipline, and professional marketing can work together to create real momentum.

Seaside: Scarcity Still Wins

Sales: 1 → 5 (YoY) | Avg $/Sq Ft: ≈ $1,473 | Days on Market: ≈ 89 | Sold-to-List: 93 %

After a quiet first half of the year, Seaside came back to life in Q3. A handful of new listings, priced fairly and presented beautifully, captured immediate attention. With few options available, buyers competed for the right homes — and when they found one that fit, they moved fast and paid close to the asking price.

The message here is clear: in a limited-inventory market like Seaside, well-priced homes still have the power to generate energy and multiple offers.

WaterColor: Consistent and Reliable

Sales: 10 → 14 (YoY) | Avg $/Sq Ft: ≈ $1,031 | Days on Market: ≈ 89 | Sold-to-List: 90 %

WaterColor remains one of 30A’s most balanced markets. Homes that are turnkey and thoughtfully updated continue to sell at strong prices, while those needing updates or carrying inflated expectations tend to linger.

The data shows that buyers still see WaterColor as a premium destination — but they’re distinguishing between “market-ready” and “makeover-needed.” Presentation and pricing discipline remain the keys to success.

Alys Beach: A Market for the Patient and Precise

Volume: Flat (YoY) | Avg $/Sq Ft: ≈ $1,670 | Days on Market: ≈ 143 | Sold-to-List: 91 %

Alys Beach continues to trade on prestige and design, but Q3 saw longer selling timelines. Buyers here have options, and they’re taking their time to make decisions.

For sellers, this market rewards perfection. Homes that look, feel, and photograph flawlessly will justify their premium prices. For those considering listing, investing in presentation — both in-person and online — can make a six-figure difference.

Rosemary Beach: Opportunity Through Repositioning

Sales: 5 → 3 | Avg $/Sq Ft: ≈ $1,213 | Days on Market: ≈ 178 | Sold-to-List: 84 %

Rosemary Beach cooled slightly this quarter, with fewer transactions and longer days on market. But behind that headline is an opportunity.

Buyers are still circling Rosemary for the lifestyle it offers — walkability, architecture, and charm — but they’re seeking value. Sellers who adjust to today’s reality through smart pricing, creative buyer incentives, or flexible terms will find the market responding again.

💬 What All This Means If You’re Selling

If you’re considering listing your home, Q3 made one thing abundantly clear: precision wins.

The sellers who succeeded weren’t guessing. They were guided by real-time data, thoughtful marketing, and early adjustments when feedback warranted it. Starting your listing at the right price — not the highest one — shortens your selling window and maximizes your net.

Equally important, presentation protects your value. In a market where price-per-square-foot has held steady, visual and emotional appeal continue to command premium results. Fresh paint, maintenance updates, and professional photography aren’t “nice to have” — they’re part of the strategy that keeps dollars in your pocket at closing.

💡 What It Means If You’re Buying

For buyers, this market offers something we haven’t seen in years: choice.

Yes, certain communities still move quickly — Watersound Beach and Seaside being prime examples — but others, like Alys and Rosemary, are offering more room to negotiate. The key is understanding where the leverage truly lies.

Well-priced homes in desirable locations are still commanding attention. But where sellers have been slower to adjust, buyers can find opportunities to secure long-term value, especially if they’re clear on their must-haves and ready to move decisively when the right property appears.

Focus on enduring fundamentals: walkability, architectural quality, rental potential, and proximity to the Gulf. Those are the traits that will hold value no matter what the broader market does.

🔮 Looking Ahead to Q4 2025

As we step into the final quarter of the year, the rhythm of the 30A market feels stable — even optimistic.

Inventory remains high enough to provide options, yet homes that meet today’s standards are still commanding attention. Both buyers and sellers can succeed here, as long as they’re guided by strategy, not speculation.

And for investors, Q4 brings its own advantages. The year-end window offers unique opportunities around tax positioning and bonus depreciation — which is why many of the savviest buyers on 30A make their moves before December 31st.

📣 Let’s Build Your 30A Strategy

Whether you’re preparing to sell, hoping to buy, or just watching the market closely, clarity is your greatest advantage. The numbers tell a story — but knowing how to read that story makes all the difference.

If you’d like to understand how these trends apply to your home or investment goals, I’d love to walk you through the data that matters most to you.

📞 Call, text, or click the button below to schedule a call with me — and until next time,
make it a great day on 30A.