RETREAT COMMUNITY FAQS

FREQUENTLY ASKED QUESTIONS
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Updated April 2024

The Retreat is located west of County Road 83 in Santa Rosa Beach, directly on Scenic Highway 30A. It’s situated within the community of Blue Mountain Beach, less than four miles to Grayton Beach. Gulf Place is located just over two miles to the west and Redfish Village is situated one mile to the east. 

The Retreat is a 90-acre community comprising approximately 45 acres of private homesites and 45 acres of protected wetlands and greenspaces and conservation areas. Community areas such as a kayak and paddleboard launch, private beach club and guarded gated entry are all located within this 90-acre footprint. 

When the Retreat was released, its tagline was “The Last Perfect Beach.” One of the reasons was the expansive 3,000 linear feet of pristine beachfront. 24 Homesites fronting the beach do own the sand to the “Mean High Water Line,” however, covenants for the community grant an easement for use to all home or lot owners within the Retreat. This ensures that all owners can enjoy the beachfront area, including approximately 1,000 feet which has been preserved and never to be built upon.

A wetlands green space that has been zoned as presentation land abuts the buildable footprint of the community to the north, creating a natural buffer between the homesites of the Retreat and scenic highway 30A. To the South, the Gulf of Mexico and 3,000 linear feet of beaches provide a natural boundary. To the east, The Inn at Blue Mountain resides, while Draper Lake Coastal Dune Lake envelopes the entirety of the western perimeter of the community with the outfall creating a natural boundary on the sand.

In 1999, the St. Joe Land Company (known for the WaterColor and WaterSound collection of neighborhoods) released the first homesites for sale in the Retreat. The Retreat was St. Joe’s first beachfront development and remains to this day as one of the most desirable locations along the Emerald Coast.

The Retreat comprises 90 individual homesites, including 24 of which reside atop of the dunes fronting the Gulf of mexico. A Mixture of lake-front homesites, interior homesites and preservation homesites.

Currently (April of 2024) 74 homes have been built or are currently under construction, leaving 16 remaining homesites to be developed.

Natural amenities include:

• 3,000 feet of beach frontage

• Guarded, gated entry into the community

• Draper Lake, a 28 Acre Coastal Dune Lake

• The Retreat Park, offering trails, two docks and an observation tower

• Storage for water accessories (SUP’s, kayak, canoes etc) at Draper Lake dock. More details can be found here.

• Private Beach Club, which includes two levels with gulf views; a state-of-the-art, negative-edge heated pool; 600 square feet of air conditioned space to accommodate community functions, and a private boardwalk to the 3,000 linear feet of private beach frontage.

Yes, both golf carts and other forms of LSVs (Low Speed Vehicles) are allowed within the Retreat. Owners can routinely be seen driving golf carts to the beach club, to the Draper Lake dock, and onto scenic highway 30A for recreation.

The Retreat is a fully private community, equipped with a guarded gated entry. Owners can enjoy direct access to the community any time of day, while a security guard is on duty from 7:00 AM until 6:00 PM every day of the year.

The Retreat’s homeowner’s association is made up of two distinct groups. A seven member Board of Directors is nominated by its current home and lot owners to represent the community, while a separate seven person Design Review Board (DRB) is elected to ensure that the community design and construction standards are being met and that builders are following the rules outlined by the community documents.

The developer has fully handed the baton over to the homeowner's of The Retreat, so the elected Board of Directors upholds and maintains all standards in the community. This includes by-laws, and revisions thereto, common area upkeep and maintenance, etc. The DRB (Design Review Board) reviews, approves, and oversees all aspects of architectural planning, home construction and remodeling.

Currently (as of April 2024), annual dues for all home and lot owners are $6,500 per year, which are payable in January of the calendar year. The principle expenses of the community that homeowner dues go towards include, but are not limited to: 

• Gated Entry to the Community and Guardhouse

• Security Officer

• Management fees to Virtuous Management Group (VMG), the property management firm

• The Beach Club and Pool

• Community Beach Boardwalks

• Community Dock’s and Kayak Storage Upkeep

• Property Insurance on community assets

• Landscape Maintenance for the Common Areas

• Other Cost to Maintain Common Areas

Currently, the annual dues provide a surplus after all fees and costs, with all surplus being deposited to the reserve account for the association.

Virtuous Management Group (VMG) is the current property management firm for the Retreat. They manage and oversee the finances, handle all documentation and recordings required by the State of Florida, and also manage the maintenance and security of The Retreat. When major projects arise, VMG coordinates with one or more of the elected Board Members to ensure transparency and accuracy.

Insurance in The Retreat is going to be dictated primarily by the age and location of the home being insured. For a Gulf-front home, the costs will be more than they are for a preservation home, located 5 or more lots north of the beachfront. Additional factors such as the number of years from a damaging hurricane, preferred insurance options and the age of the roof are going to impact the total premium cost. Currently typical insurance costs vary from approximately $10,000 to $35,000.

The Retreat is a non-short term rental community, meaning that the traditional “vacation rentals” of days or weeks is not allowed, however a lease for 12 months or longer is allowed. This single feature has led to many of the homeowners currently in The Retreat to relocate to the community after living in one of the more active rental communities along 30A.

Yes, The Retreat does allow pets, and dogs are allowed to be walked on the beach with an up-to-date pet permit from Walton County. However, responsible pet ownership is expected and owners are kindly reminded to observe leash and waste disposal guidelines.

Yes, property owners may walk dogs on the beach. Walton County does require an annual license fee and a tag for the permitted pet, and the county has set perimeters around the hours that pets are allowed to be present on the beaches. Learn about obtaining a Dog Permit and application HERE.

The process for selecting the best architect for your new home in The Retreat will depend on personal preference, lot style and homesite location, as well as construction demands. The best way to get an understanding of who might be a good fit would be to go through the community and find a few properties that you feel fit your style and construction demands and reach out to the architects that build them. For those who would rather discuss building and design prior to finding a homesite, you can refer to the approved architects and builder’s list that the Design Review Board maintains, here: The Retreat Approved Architects List

The by-laws of The Retreat specify many aspects of home design, color, and height, construction procedures, duration of construction and more. Preliminary designs and final plans must be submitted to the DRB for approval prior to project start, even before any county permitting may begin. At certain milestones during construction the DRB will review and approve construction material, colors, and other aspects overseen by the DRB.

Homes in The Retreat can vary in acceptable buildable size based on the lot type, location, and at times, set backs on the specific homesite. Currently, Gulf-front homes can be built up to 7,000 square feet, while lake-front lots also allow the interior to be up to 7.000 square feet in totality. Interior lots can withstand a home with up to 6,000 square feet of interior space, while conservation lots will allow up to 5,000 square feet. In cases where two buildable lots are joined together for a single home, the side setbacks are doubled and the allowable area is increased by 50%.

The Retreat does allow for personal pools to be built, and are subject to approval based on the lot size, lot boundaries and desired pool size and location on the homesite.

All builders on The Retreat Approved Contractors List have been vetted are are both qualified and encouraged to build new homes and handle renovation projects within The Retreat.

Much like building a custom home anywhere in the world, the construction duration will depend on the building materials, size of the home, lot type and the builder that you choose. However, the Board and the DRB have agreed that no home construction may last longer than 20 months from the initial start, with those who surpass this timeframe incurring a fine.

The Retreat currently has no build-out requirement, giving flexibility for those looking to purchase a homesite now and wait for the right time to build.

With thoughtful design and preservation in mind, the neighborhood style is rooted in the Caribbean with simple forms and materials adorned with rich detail and color that heeds the natural environment. The elegantly understated style of the neighborhood includes soaring archways, intricate struts supporting large roof overhangs, oversized dormers on display from fascinating roof lines and the exquisite outdoor spaces. These and the other elements are the thread that ties the unprecedented architectural style of The Retreat together.

The maximum building height of private residences within The Retreat  is 42’ measured from the first floor elevation to the highest point of the roof excluding chimneys, weather-vanes, etc. or 46’ above the average grade of the lot within the building envelope. Deviation from these standards is at times allowed where homes are elevated above existing grade due to topography sloping away from the street or are cut into the existing topography, and the maximum height of the structure will be determined in consultation with the owner and/or their architect during the initial review with the DRB.

When closing on any sales transaction in The Retreat, there is a capital contribution fee due to the The Retreat HOA by the buyer in the amount equal to the annual homeowners dues ($6,500). There is also a .5% of the purchase price buyer transfer fee due to The St. Joe Community Foundation, Inc., for every sale in the community. More Information here on the St. Joe Community Fund.

Arrangements have been made with The Retreat to offer residents an exclusive beach chair and umbrella service. Whenever residents wish to spend the day out on the beach enjoying the front row view of the Emerald Coast, they simply notify the beach chair concierge and the service will be provided.

To Contact the beach chair services call 850-420-8062 or email chris@excelbeachservice.com.