30A
The jumbo DSCR beach market.
Twenty-four miles of Gulf coast in Walton County, Rosemary Beach, Seaside, Alys Beach, WaterColor. Most purchases land in jumbo DSCR territory ($1.5M,$5M).
Why this market works
- Walton County permits STRs with a vacation rental registration.
- Premium architectural inventory holds pricing power through cycles.
- Institutional-quality guest base drives longer stays and higher ADR.
Loan programs that fit
- Jumbo DSCR loan, the default for 30A investment purchases.
- Portfolio programs for loan amounts above $3M.
- Second-home programs for buyers with meaningful personal use.
Regulatory landscape
- Walton County: STRs allowed with a vacation rental registration.
- Certain neighborhood plans and HOAs add restrictions on rental duration and signage.
- Florida sales tax and tourist development tax collection required.
Underwriting notes
- Homeowners + windstorm + flood insurance stack often runs 2,4x an inland cabin, directly reduces DSCR.
- Elevation certificates materially change flood premium; request from the seller before offer.
- Reserves are larger on jumbo files, plan on 6,12 months of PITIA in liquid reserves.
FAQ
30A financing questions
Are short-term rentals allowed on 30A?
Yes. Walton County allows short-term rentals with a vacation rental registration, though individual HOAs and community Neighborhood Plans can add restrictions. Confirm the specific community's rules before writing an offer.
What loan program is used for a 30A investment home?
Most 30A investment purchases use a jumbo DSCR loan, a portfolio product that qualifies on AirDNA-projected income for loan amounts above the $806,500 conforming limit.
Related reading
Deeper into 30A
DSCR Loan Requirements in 2026: The Investor's Reference Guide
A plain-English reference on 2026 DSCR loan requirements, what qualifies, what disqualifies, and how STR income is calculated.
Financing a Short-Term Rental on 30A, Florida: The 2026 Investor Guide
30A is a jumbo DSCR market with luxury pricing and coastal insurance realities. Here's what actually gets a deal closed in 2026.
Talk with Lisa about your next investment
A 30-minute strategy call. No pressure, no pitch, just clear answers tailored to your investment goals.