Shopping along 30A and keep seeing “turnkey” in listing descriptions? If you are eyeing Blue Mountain Beach, it is smart to ask what that really means before you write an offer. You want to unlock the door and start enjoying the coast or welcome guests on day one, not hunt for linens and Wi‑Fi passwords. In this guide, you will learn what “turnkey” typically includes on 30A, how it is handled in contracts, what to verify in Walton County, and a practical inventory checklist you can use in negotiations. Let’s dive in.
What “turnkey” means on 30A
On 30A, “turnkey” usually signals a home or condo that is ready for immediate use or ready to enter a short‑term rental program with minimal extra spend. Buyers often expect furnishings, basic housewares, connected utilities, working Wi‑Fi, and the small touches that make guest stays simple.
Not a legal label
“Turnkey” is a marketing term, not a legal category. The details vary by property and by seller. One listing might include everything down to beach towels. Another might include only select furniture. Because it is not a precise promise, you should define “turnkey” in writing inside your contract.
Fixtures vs personal property in Florida
It helps to know what normally conveys. Items attached to the property, like built‑in cabinets, light fixtures, and installed appliances, are typically considered fixtures and transfer with the sale unless excluded in writing. Freestanding items such as sofas, decor, linens, and small appliances are personal property. These transfer only if they are listed in the contract or in an attached inventory. This is why a clear inventory addendum is essential when you buy a “turnkey” home.
Blue Mountain Beach norms
Blue Mountain Beach sits within Santa Rosa Beach on the west end of 30A. Many homes here serve as second homes and vacation rentals, so “turnkey” often points to rental‑ready convenience. Still, there is no single standard. Ask for details early and put specifics in your offer.
What is usually included
Local turnkey listings often include many of the following, though you should confirm each item:
- Furnishings such as beds, sofas, dining table and chairs, and outdoor seating.
- TVs with basic cable, satellite, or streaming devices, plus a router and working Wi‑Fi.
- Kitchen appliances like refrigerator, stove, microwave, and dishwasher, along with pots, pans, dishes, glassware, and basic utensils.
- Small appliances such as a coffee maker and toaster.
- Linens and towels, sometimes including beach towels and extra sets for rental turnover.
- Operational items like cleaning supplies, a guest binder or digital instructions, spare keys or keyless entry codes, and starter consumables.
- Safety items such as smoke detectors and fire extinguishers that property managers often require.
What is often excluded
Sellers frequently hold back personal decor, artwork, items in locked owner closets, and high‑value portable items like beach gear, bikes, or certain sound systems. Management contracts and existing rental calendars do not automatically transfer. If you want bookings, deposits, or a management agreement to convey, your contract must address them directly.
Rental‑ready essentials in Walton County
If you plan to rent, you need the property to be operational on day one and compliant with local rules.
Short‑term rental registration and taxes
Walton County and nearby municipalities have rules for short‑term rentals. Confirm whether the property has current registration or permits if required, along with any inspection documents. Rental income is subject to state sales tax and local tourist development tax. Clarify who collects and remits taxes and how accounts will transfer or be set up after closing.
HOA rules and compliance
Many 30A communities and condo associations have rental policies. Some set minimum stays or require owner or guest registration. Obtain the HOA covenants, any rental guidelines, and recent updates during due diligence so you can confirm that your intended use is allowed.
Insurance and storm readiness
Insurance and building code details matter here. Ask for documentation on wind and flood coverage, mitigation features, and any storm shutters or impact windows. If items like shutters are attached to the home, they are typically fixtures. Confirm what is installed and what will remain.
How to protect your “turnkey” purchase
When a property is marketed as turnkey, the safest approach is to define it in your contract with a detailed inventory and clear conditions.
Put it in the contract
Use these contract elements to make expectations clear:
- Detailed inventory attachment listing all furniture, appliances, housewares, electronics, linens, keys, and access codes that will convey.
- Condition standard stating whether items convey as is or must be in working order at closing.
- Explicit exclusions for any owner items that will not remain.
- Management transfer terms, including whether the existing property management agreement will transfer, how the manager will approve it, and how guest bookings, deposits, and rental calendars will be handled.
- Documentation commitments, including receipts or warranties for recent replacements and proof of rental registration and tax remittance history if the property has been a short‑term rental.
- A post‑inspection walk‑through to verify that listed items are present and in agreed condition before you close.
Due diligence checklist
During your inspection window, request and review:
- A signed inventory list with photos and, if practical, serial numbers for higher‑value items.
- Copies of any short‑term rental registration, recent inspection reports, and tax remittance records.
- The current property management agreement and a written plan for transferring bookings and deposits.
- HOA rental policies, plus any meeting minutes or updates that affect rentals.
- Recent invoices for major furnishings, electronics, and appliances if the seller markets them as “new” or “recently replaced.”
Final walk‑through focus
Turn on and test Wi‑Fi, TVs, thermostats, the water heater, and major appliances. Verify keyless locks and codes. Check that smoke detectors and safety items are present. Confirm that linens, housewares, and any promised extras match the signed inventory.
Simple inventory checklist you can use
Copy this list into your offer as an attachment and fill it in by room. Adjust quantities for your home size and rental plan.
Furnishings by room
- Living room: sofa, loveseat, coffee table, end tables, TV with size, TV stand
- Dining: table with size, number of chairs
- Bedrooms: bed sizes by room, nightstands, dressers, mattress ages, any bunks or sofa beds
- Outdoor: patio table and chairs, loungers, other seating
Major appliances (add make, model, and age if known)
- Refrigerator, range or oven, microwave, dishwasher, washer, dryer, HVAC system, water heater
Small appliances and housewares
- Coffee maker, toaster, blender
- Cookware set, pots, pans
- Dishes and cutlery, glassware, basic utensils
Linens and consumables
- Bed linens by bedroom, number of sets per bed, mattress protectors
- Bath towels and beach towels, kitchen towels
- Starter supplies: toilet paper, soap, trash bags, cleaning supplies
Electronics and connectivity
- Wi‑Fi router and provider information
- Televisions by room and size
- Any cable or satellite equipment, streaming devices
Safety and rental items
- Smoke and carbon monoxide detectors where applicable
- Fire extinguishers, first aid kit
- Pool safety equipment if relevant
- Spare keys, keyless entry codes, guest binder or digital instructions
Documentation and contracts
- HOA rental rules or confirmation of none
- Short‑term rental registration or permit if applicable
- Property management agreement copy
- Rental calendar and guest reservations if transfer is intended
Condition and ownership notes
- List working status for each major item
- Note if any item is leased, on consignment, or tied to a third‑party agreement
Smart negotiation tips for 30A buyers
- Address rentals early. If you want bookings to convey, align seller, buyer, and manager on how deposits and reservations will transfer and when.
- Prioritize fast readiness. In peak seasons, days matter. Confirm linen counts, cleaning schedules, and access tech so you can activate rentals or enjoy the home right after closing.
- Ask for proofs. If a listing highlights new furniture or appliances, request invoices or warranties.
- Keep it simple. A clean, itemized inventory and a clear condition standard reduce back‑and‑forth and protect everyone at closing.
Ready to buy in Blue Mountain Beach?
A true turnkey purchase should give you peace of mind on day one. With a clear inventory, defined conditions, and proper documentation, you can enjoy the coast sooner and protect your investment. If you want a second home that also works as a rental, local expertise matters. Our team helps you verify what is included, confirm compliance, and negotiate a smooth transfer of management and bookings when needed.
If you are considering a Blue Mountain Beach home or condo, reach out to 850 Properties for local guidance, a refined search, and contract strategies that match your goals.
FAQs
What does “turnkey” include in Blue Mountain Beach?
- It usually means furnished and ready for immediate use or short‑term rental, but specifics vary by listing; confirm details with a written inventory in your contract.
Do furnishings automatically convey with a “turnkey” 30A home?
- No. Furniture and linens are personal property and only transfer if they are listed in the contract or inventory addendum.
Will existing bookings and rental income transfer at closing?
- Not automatically. Bookings, deposits, and management agreements must be addressed in the purchase contract and approved by the management company if one is involved.
Are linens and starter supplies part of a turnkey sale?
- Sometimes. Many sellers include them for rental readiness, but quantities and quality vary; specify exactly what you want to remain.
What short‑term rental rules apply in Walton County?
- Expect registration or permitting requirements, local and state taxes on rentals, and possible inspections; verify current rules and obtain documentation during due diligence.
Can HOA rules limit rentals in Santa Rosa Beach?
- Yes. Many associations set minimum stays or other policies; review HOA covenants and rental guidelines before you commit.
How do I confirm a 30A property is rental‑ready on day one?
- Use a detailed inventory, request STR registration and tax records, verify management transfer terms, and test Wi‑Fi, access codes, appliances, and safety devices at walk‑through.
