Beach condos have payment components most calculators miss: HOA dues, hurricane / wind insurance, flood insurance, and PMI if you're putting down under 20%. This one folds them all in.
Coastal insurance has moved up significantly in the last few years. A Gulf-front condo can easily run $4,000-$10,000/yr in master-policy contributions + owner HO-6 + flood. Always get a real quote before you finalize a number.
Turquoise Place runs $1,300-$2,400/mo. Caribe is $500-$900. Phoenix West II is in the middle. The number isn't good or bad — it's what's included. Always ask what dues cover.
If the property is a rental rather than a primary, expect 25% down, a higher rate (+0.5-1.0%), and a stricter DTI calculation. I'll connect you with lenders who do these in their sleep.
I work with several local lenders who specialize in beach condos — including condo-warrantable, non-warrantable, and investment loans. Tell me the property type and I'll make a warm intro.
