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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, Ext. 106.
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 to attend.
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.
Information on all aspects of our community as well as governing documents can be found on our site, https://thevillageatbluemountainbeach.com.
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 management company. Owners may request a special number, but it is not assured. Owners may request a new code each calendar year at no cost. 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.
Your unique 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. 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 a complaint of guests creating excessive noise after 10:00 PM, please contact the unit owner if you are renting or the Walton County Sheriff’s office at 850-892-8111.
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.
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.
Condominium Garbage
Cottages Garbage
Weekly trash pick-up schedule: Mondays and Thursdays
Only Passenger vehicles may be parked in the Village. Our covenants prohibit parking of boats, trailers, campers, and commercial vehicles in the Village. These types of vehicles will be towed at the owner's expense.
No parking is allowed on the Village streets. Overflow parking for passenger vehicles is available. Locations for overflow parking are shown on the Village map on the web site (https://thevillageatbluemountainbeach.com/village-map).
Golf carts may be parked at a Cottage space or in the designated cart parking behind the pool.
Owners may rent designated spots in the golf cart parking area behind the pool for golf cart parking and storage. Short term guests may rent guest cart spaces. Visit the Village web site for information on renting a space (https://thevillageatbluemountainbeach.com/guest-golf-cart-parking).
Parking for golf carts is located in the front of the community pool on Village Blvd. A permit is required.
Pool Parking for cars is located across the street from the community pool on Merry Way.
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.
Mondays and Thursdays
All lawn, bush, and tree debris generated by the owner must be placed in a container or in a large lawn bag. This debris must be removed by the owner. Owner’s must call Waste Management (850) 862-7141) to schedule free pickup service. This service is provided on Thursdays. Owners are responsible for ensuring Waste Management picks up the yard debris. Additional phone calls may be needed to have debris picked up. The Association’s landscaping contractor is only responsible for removing the lawn debris they generate.
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 or the property owner if you are a guest. 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 Center.
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 the 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.
Lots will be bush-hogged and trimmed 9 times per year.
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 homeowner's property are the owner's responsibility. An approved controller is required to attach to the common irrigation system. This controller is paid for by the owner and must be installed by the Association lawn care provider.
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.
If you have more questions about our neighborhood, check the website or call the property management provider for information.
Sacred Heart of the Emerald Coast is the closest hospital. They have a 24-hour emergency department. Located at 7800 US-98, Miramar Beach, FL 32550. The phone number is 850-278-3000.
Call 911 in emergency situations. An emergency is any situation that requires immediate assistance from law enforcement, the fire department, or an ambulance. For any non-emergency call police at 850-892-8111.
Local TV channels and news stations
Dog & Vehicle – Walton County Clerk of Courts
Bonfire – South Walton Fire District:
Florida Fish and Wildlife Conservation Commission, Wal-Mart
Association Management Services (AMS) maintains a list of businesses utilized for their properties. Friends & neighbors are also great resources for this information.
P.O. boxes at Village Hwy 83 entrance.
USPS – about 3 miles west on Hwy 98.
Events all around 30a can be found at www.30a.com, and www.sowal.com
For current conditions and flag updates, text "FLAG" to 31279* Visit https://www.visitsouthwalton.com/beach-safety/ for more information.
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