The Village at Blue Mountain Beach is governed by a Master Owners Association of which
all owners are members. Currently the Master Association has 3 constituent associations: The
lot/homeowners are members of Village Cottages North Owners Association, the Village Place
Condominium Owners are members of the Village Place Condominium Owner Association, and owners
of the southside home/lots are members of the Cottages South Owners Association.
The President of each association represents the members on the master association. (The president of
Village Cottages represents the homes/lots on the Master Association Board. The President of the
Condominiums represents the condos on the Master Association. Currently the Southside Cottages
Owners Association is not active but if it were an active group, the President would represent them on
the Master Association.)
Our property management is assisted by the Associated Management Services
company (AMS). The office is located at 2441 US Hwy 98 West, Ste 101, Santa Rosa Beach, FL 32459.
Nikki Lawniczak, is our Community Association Manager(CAM), and can be reached at 850-231-6004,
All Village boards meet every other month at a regularly scheduled day and time.
Owners are encouraged to participate, either in person at the AMS office or by conference call. The
dates and times are posted on this web site and a notice is posted on the community bulletin board at
the pool. Contact the property manager to get the call-in number for the particular meeting you want
Each owner (Home/Lot/Condo) is assessed a quarterly fee for maintenance of the
common property. Owners are billed prior to the beginning of each quarter. Payment is due in 30 days
and considered delinquent after the due date.
Children playing, bicycles, dogs, walkers, and runners are in abundance on the property.
Remember that golf carts can exceed the 16 mph speed limit and can be
as dangerous as a vehicle. Cart drivers must be licensed.
Please observe the speed limit and stop signs.
The Village at Blue Mountain Beach is a gated community. The gate at the main 30A entrance can be opened with a remote fob, keypad code, pool access swipe card or a 4 digit code selected by the owner. Your keypad code must be provided to the management company to input into the system. You may change your code up to two times a year without a fee. There is a nominal fee for each additional change during a calendar year.
The gate on the Hwy 83 side is limited to owners only and can only be accessed with a remote fob.
Remotes may be purchased from the Association's management company. Additional or lost remotes
may be purchased at the current cost to the Association.
Please inform short term renters that if they do not have a remote fob for entry on the Hwy 83 gate that they are NOT allowed to drive around the gates. They will have to access the 30A main gate with the keypad entry system.
Please respect the community and try to keep noise levels to a minimum,
especially after dark. Please try to avoid making loud noise between the “Quiet Time” hours of 10 pm
and 7am to allow neighbors a peaceful night’s sleep. If you have complaints of other guests creating
excessive noise, please contact the property manager/owner.
The Village post office boxes are located on Village Boulevard at the Hwy 83 entrance.
Your assigned mailbox number may be obtained from the local Santa Rosa Beach Post Office. When a
property is sold, the current owner should transfer the mailbox key to the new owner or return the key
to AMS for distribution. If a key cannot be located, the owner may have the mailbox rekeyed by a
vendor of their choice at their own expense.
The Village covenants allow only owners to have pets on the property. All pets must be on a
leash when outside and in full control of their owners. Pet waste must be removed. There are multiple
pet waste containers along Village Boulevard.
Passenger vehicles only may be parked on the designated Village common property. Our
covenants prohibit parking of boats, trailers, campers, and commercial vehicles except in designated
areas. Contact Nikki at AMS for the required permit available for short-term parking for these
restricted vehicles while the owner or guest is in residence at the Village. Permits must be affixed to the
vehicle and visible. Vehicles without permits or expired permits will be towed at the owners expense.
Overflow parking for passenger vehicles is available in the north parking lot close to the Hwy 30a
entrance and parking area behind Condominium building #4.
Golf cart parking is available with the designated cart parking behind the pool (spaces 1 & 2) or in the
overflow parking area behind Condominium building #4. Condominium owners may rent designated
spots in the cart parking area behind the pool for long term parking and storage. Contact the property
manager for specific availability and cost.
All garbage must be contained in cans with closable lids. We are in close proximity to the
state forest and open trash receptacles invite unwanted critters. Please do not overfill the trash
containers. Ensure you tie any trash bags closed. Critters like open bags.
Weekly trash pick-up schedule: Mondays and Thursdays
We have a great pool and fitness area available to the owners and their guests. The pool area is
permitted and allowed to be open from dawn till dark. We are not permitted for night- time
swimming. Pool area access is provided through an individually- assigned swipe card, which is issued by
the property management company-AMS. The first card is free of charge. A second card ( or
replacement for lost/stolen cards) may be purchased for a nominal fee.
Walton County Health Department Rules for the use of the pool/fitness area are posted in the area. No
animals, regular diapers or glass are allowed inside the pool enclosure—which includes the Fitness
Center. Violation of the pool/fitness rules or delinquency of assessments may result in the deactivation
of the member's swipe card.
*THERE IS NO LIFEGUARD FOR THE POOL. SWIM AT YOUR OWN RISK*
Access to the Fitness Center requires a pool swipe card plus the Fitness Center door
code. The code can be obtained from the AMS. No one under the age of 15 is allowed in the Fitness
Center. Ages 16-18 must be accompanied by an adult. No animals or glass are allowed in the Fitness
Lawn care is provided by the Association’s vendor of choice. The lawn
care cost for both home lots and vacant lots is an additional cost to the quarterly Association
assessment. In December only, a homeowner may opt-out of lawn care services by the Association’s
vendor and utilize a private vendor for the service for the following year. Vacant lots do not have option
to opt-out. An Opt-Out form, available from AMS, must be submitted identifying vendor providing lawn
care within the property. The Opt-Out form outlines the standards that are expected for the
maintenance of the owner's property. If the property is not maintained to the prescribed standards, the
Association will have the work done and expense the owner.
The Village owns an irrigation system to maintain the common property in our community.
Homeowners may attach their lot irrigation system to the common system. There is no charge from the
Association to the owner for the water. The cost and installation of the irrigation lines on the
homeowners property are the owners responsibility. A controller is required to attach to the common
irrigation system. This controller is paid for by the owner and can be installed by the Association lawn
No signs of any kind are permitted on the exterior of an owners property except one "For Sale" sign per property. The approved "For Sale" sign information may be obtained from the property manager at AMS.
Short-term (3 days or greater) and long-term (6 months or greater) rentals are allowed in the Village at Blue Mountain Beach. Owners are responsible for any damages to the Village property caused by their tenants.