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Santa Rosa Beach continues to grow, and some of the most interesting new development is happening away from the traditional 30A corridor.
While beach proximity still drives a large part of the market, the north end and west side of Santa Rosa Beach are becoming increasingly important for buyers who want newer construction, more space, bay access, or lower price points than what is typically found closer to the Gulf.
Several new and upcoming communities are worth watching right now, ranging from townhomes in the upper $300s to single-family homes approaching and exceeding $1 million. There is also a limited amount of bayfront inventory planned, which could make a few of these projects especially interesting from a real estate perspective.
Here are the new communities coming to the north end of Santa Rosa Beach worth knowing.
Tessera
One of the biggest projects to watch is Tessera, a new Brock Built community planned for the west end of Santa Rosa Beach.
Brock Built may already be familiar to some local buyers because of its work at The Shoal in Point Washington. Tessera appears to bring several similar floor plan concepts to a much larger development.
And when I say larger, this is expected to be Brock Built’s biggest development in our area.
Current plans show:
- 88 single-family homesites
- Approximately 99 townhomes
- 187 total planned residences
What makes Tessera especially notable is the lot mix. Some of the single-family homesites are expected to sit directly on the bay or along the inlet, which gives the community a type of setting we do not see in every new development.
The currently advertised single-family floor plans range from three to five bedrooms, with structural options available depending on the plan.
Current base pricing starts around $690,000 for the Venice plan. Larger five-bedroom options are being advertised from approximately $715,000 to $755,000 before lot premiums, structural selections, and upgrades.
That distinction matters.
A buyer looking at Tessera should understand that the base price is only the starting point. Final pricing will likely depend heavily on:
- Lot location
- Bayfront or inlet positioning
- Structural options
- Interior finishes
- Design selections
- Upgrade packages
Another important difference between Tessera and some of Brock Built’s other local communities is the planned amenity package.
Tessera is expected to include:
- A community pool
- Pickleball courts
- Neighborhood gardens
- A dog park
From a real estate perspective, the biggest question will be how the townhomes and single-family homes are positioned relative to one another. The second major question is how much of a premium buyers will place on the bayfront and inlet homesites.
If those waterfront and inlet lots are executed well, Tessera could become one of the more closely watched new communities in west Santa Rosa Beach.
Dock of the Bay
Another smaller project to keep an eye on is Dock of the Bay, located directly off Chat Holley Road, approximately half a mile from Highway 331.
This is a much smaller development than Tessera, but that is part of what makes it interesting.
Current plans call for:
- 10 single-family homesites
- Approximately 3.24 acres
- Two bayfront lots
There was also a Minchew sign positioned along Chat Holley Road, which may give an indication of the team involved. However, I would wait for additional confirmation before drawing too many conclusions.
The most interesting part of Dock of the Bay may be the potential lot size.
It appears that roughly half of the homesites could be a quarter-acre or larger. In Santa Rosa Beach, that matters because many new-construction communities are being developed on smaller lots.
If the eventual homes, architecture, and pricing match the quality of the location, Dock of the Bay could fill a gap in the market.
It may appeal to buyers who want:
- A smaller community
- Larger lots
- Proximity to the bay
- A location near Highway 331
- New construction without being in a large master-planned neighborhood
This project is still early-stage, but it is one I’ll continue watching as more information becomes available.
New Townhome Options Along JD Miller Road
Two more developments are taking shape along JD Miller Road, and together they show how much more competitive the Santa Rosa Beach townhome market could become.
Sawgrass Reserve
Sawgrass Reserve is planned for 87 townhomes, each designed with three bedrooms and two-and-a-half bathrooms.
Interior units are currently being advertised from $369,900, and the community already appears to have its first pending sales.
That price point is important because it gives buyers a new-construction option well below many detached single-family homes in Santa Rosa Beach.
For buyers who want to be in the area but are not ready to move into the $600,000, $700,000, or $800,000 single-family market, Sawgrass Reserve could be a relevant option.
Villages of Santa Rosa
Across JD Miller Road, Villages of Santa Rosa is another upcoming development with 33 planned residences and several units already under construction.
There is still limited public information available, but the early architecture appears to be a little more elevated.
That could matter as more townhome inventory comes online.
The broader takeaway is that buyers looking below single-family price points will soon have more new-construction options. At the same time, existing townhome sellers will have more competition.
Price will still matter, but buyers will likely start comparing these projects based on more than just the monthly payment.
Key factors will include:
- Architecture
- Interior finishes
- Monthly fees
- Rental restrictions
- Parking
- Outdoor space
- Community layout
- Long-term maintenance expectations
As more inventory is delivered, the townhome market in Santa Rosa Beach could become more segmented. The best-positioned communities will likely be the ones that clearly communicate their value beyond just being new.
The Dunes at Sandbar
Farther west, Fischer Homes is introducing The Dunes at Sandbar off Thompson Road, just south of Highway 98.
This community is expected to offer six floor plans ranging from two to six bedrooms, with anticipated pricing beginning around $814,000 and extending above $1 million.
The south-of-98 location is a major part of the value proposition.
For many buyers, being south of Highway 98 creates a more convenient bike or golf-cart connection to the beaches around Dune Allen. That convenience can make a meaningful difference, especially for owners who want easier access to the Gulf without moving directly onto 30A.
But the pricing will also make The Dunes at Sandbar an interesting project to watch.
Nearby homes along Thompson Road are currently being marketed in roughly the $600,000 to $750,000 range, while the Sandbar luxury apartments sit on the other side of the property.
That means Fischer Homes will need to create a clear difference through some combination of:
- Floor plans
- Architecture
- Interior finishes
- Community design
- Build quality
- Outdoor living areas
- Proximity-to-the-beach experience
If Fischer Homes can deliver a product that feels meaningfully different from nearby resale inventory, The Dunes at Sandbar could appeal to buyers who want new construction south of Highway 98 without moving into the much higher price points found closer to 30A.
What These Communities Say About the Santa Rosa Beach Market
When you look at these projects together, the real story is not simply that more homes are being built.
The bigger story is that west Santa Rosa Beach is developing distinct layers of new construction.
Those layers include:
- Townhomes in the upper $300s
- Larger townhome and attached-home options
- Single-family homes starting in the high $600s and $700s
- South-of-98 new construction above $800,000
- Select homes approaching or exceeding $1 million
- Limited bayfront and inlet homesites
That range gives buyers more choices, but it also makes the market more competitive.
For buyers, the opportunity is selection. There will be more ways to enter the Santa Rosa Beach market depending on budget, preferred location, and lifestyle needs.
For sellers, the challenge is differentiation. Existing homes and townhomes will need to compete with new construction, builder incentives, fresh finishes, and modern floor plans.
For investors, the details will matter. Rental restrictions, HOA fees, insurance costs, location, parking, and community rules could have a major impact on long-term performance.
Final Thoughts
The north end and west side of Santa Rosa Beach are becoming increasingly important parts of the local real estate market.
Tessera brings scale, amenities, and a limited number of bayfront and inlet homesites. Dock of the Bay offers the potential for a smaller, more spacious community near the bay. Sawgrass Reserve and Villages of Santa Rosa could add meaningful townhome inventory near JD Miller Road. The Dunes at Sandbar will test demand for higher-priced new construction south of Highway 98.
Each community is different, but together they show where the market is heading.
Santa Rosa Beach is no longer just about 30A or the beachside neighborhoods. The north end is becoming a more active, more layered, and more competitive part of the market.
For buyers considering Santa Rosa Beach new construction, these are the communities worth watching closely.
