North vs. South Santa Rosa Beach: What’s the Difference?

If you’ve been searching for homes in Santa Rosa Beach, Florida, you may have noticed something surprising—some homes are priced around $600,000, while others list for $1.7 million or more. And here’s the twist—they’re technically in the same town.

So, what’s the deal? The difference comes down to whether you’re looking north of Highway 98 or south of Highway 98 along 30A. These two areas are only separated by one road, but the lifestyle, home prices, and types of buyers they attract are completely different. Let’s break it down.

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Santa Rosa Beach is divided by U.S. Highway 98, a major commercial corridor lined with shops, restaurants, medical facilities, and essential services.

• South of 98 (30A): Home to walkable beach towns, luxury construction, and vacation rentals in communities like WaterColor, Seaside, Rosemary Beach, Alys Beach, and Grayton Beach.
• North of 98: Primarily residential, with family-friendly neighborhoods like Driftwood Estates, Carson Oaks, Botany Bayou, Peach Creek, and Magnolia Beach.

The lifestyle and home prices vary dramatically between the two.

This is the classic 30A lifestyle you see on Instagram—pastel-painted homes, boutique shops, farmers markets, and concerts on the lawn. Homes here are typically luxury second homes or vacation rentals, built with high-end finishes and designed for entertaining.

• Median Price Point (2025): $1.7 million
• Why It’s Expensive: Beach proximity, architectural design, rental income potential, and resort-style amenities
• Lifestyle: Permanent vacation vibes—walk to restaurants, bike to the beach, and enjoy the energy of 30A year-round

Cross Highway 98 and the lifestyle shifts. North Santa Rosa Beach is where you’ll find more primary residents, families, and year-round locals. Schools, grocery stores, and medical services are all nearby, and many neighborhoods have bay access and boat launches.

• Median Price Point (2025): $630,000
• New Construction: Around $440,000 for a typical home
• Why It’s More Affordable: Larger lots, less emphasis on short-term rentals, fewer tourist-focused amenities
• Lifestyle: Quieter, more private, and practical for full-time living without the 30A price tag

• South (30A): Luxury, walkable beach towns, architect-designed communities, coastal charm, and high rental potential
• North: Spacious lots, new construction opportunities, more privacy, family-friendly neighborhoods, and better value for year-round residents

It’s not just about the beach—it’s about lifestyle choice and budget.

• If you dream of sunset walks to dinner and hearing the ocean from your porch, South of 98 (30A) is worth the splurge.
• If you’re planning to live here full-time and want more space at a manageable price, North of 98 offers incredible value.

Many buyers initially set their sights on 30A but are pleasantly surprised at the affordability and practicality of North Santa Rosa Beach.

Choosing between North and South Santa Rosa Beach ultimately depends on your lifestyle, budget, and long-term goals. Both sides offer unique advantages—whether it’s the luxury and vacation energy of 30A or the family-friendly, affordable value north of Highway 98.

If you’re not sure which is right for you, I’d love to help you compare neighborhoods and find the perfect fit.

Why is South Santa Rosa Beach more expensive?
Homes south of Highway 98 are closer to the beach, feature luxury finishes, and often double as high-income vacation rentals.

Is North Santa Rosa Beach good for families?
Yes—many families prefer the north side for larger lots, affordability, and proximity to schools, shopping, and services.

What’s the average home price difference between North and South?
As of 2025, the median home price is about $1.7M on the south side and $630K on the north side.

Does North Santa Rosa Beach still have water access?
Yes—many communities north of 98 offer bay access, boat launches, and water-oriented amenities, even if they aren’t directly on the Gulf.