Full Transparency
Every cost, explained plainly, before you apply.
Rent is only part of the number. Below is everything else you might pay, organized by when it applies, with nothing left to a footnote.
Try It Yourself
Estimate your real monthly total
Pick a floor plan and lease term, add anything you would actually want, and see the number you would really pay, not just the base rent.
Lease term pricing mirrors what you would see for a specific unit; the essentials bundle (renters insurance, water/sewer/trash, pest control, internet) is the same for every home.
admin fee, application fee(s), deposit $0
Move-In Basics
Due before you get your keys
| Item | Amount | Details |
|---|---|---|
| Administrative Fee | $200 | One-time, due at lease signing, non-refundable. |
| Application Fee | $75 per applicant | Covers income and background verification for each adult applicant. |
| Security Deposit | From $500 | Standard deposit is $500 with qualifying credit; may be higher based on application results, up to one month of rent. |
Monthly Essentials Bundle
Billed with rent, every month
These four items are billed alongside rent for every resident. Together they make up the "estimated total monthly" figure shown on the floor plans page.
| Item | Amount | Details |
|---|---|---|
| Renters Insurance | $14 / mo | Required coverage, billed monthly, or provide proof of your own qualifying policy. |
| Water, Sewer & Trash | $95 / mo | Metered usage billed at cost with no administrative markup. |
| Pest Control | $12 / mo | Scheduled quarterly service for every home, plus on-request visits. |
| Internet Bundle | $68 / mo | In-unit high-speed internet and community Wi-Fi in all common areas. |
Optional Add-Ons
Only if you want them
| Item | Amount | Details |
|---|---|---|
| Detached Garage | $175 / mo | Available by waitlist where attached garages are not part of the floor plan. |
| EV Charging Stall | $45 / mo | A reserved, covered stall with a dedicated Level 2 charger. |
| Reserved Covered Parking | $35 / mo | A numbered stall under cover, closer to your building entry. |
| Pet Rent | $35 / mo per pet | Maximum of two pets per home; breed and weight guidelines apply. |
| Pet Fee | $350 first pet / $150 each additional | One-time, non-refundable, due before move-in. |
| Additional Storage | $40 / mo | Climate-controlled storage units, subject to availability. |
A Discount That Is Actually Real
Preferred employer discount
Residents who work for one of the following organizations receive $50 / mo off base rent, verified at application. Verified with a current pay stub or employment letter at application; stacks with no other rent discount.
- Ascension Sacred Heart Emerald Coast
- Sandestin Golf and Beach Resort
- Walton County School District
- Walton County Sheriff's Office
- South Walton Fire District
- Northwest Florida Beaches International Airport (ECP)
Not sure if your employer qualifies? Mention it when you schedule a tour and we will confirm before you apply.
Situational Fees
Only if they come up
None of these apply under normal circumstances. They exist so a late payment or a lost key has a clear, published cost instead of a surprise one.
| Item | Amount | Details |
|---|---|---|
| Late Rent Fee | $100 + $10 / day | Applied after the fifth of the month, capped at one and a half times the monthly rent. |
| Lease Buyout | Two months’ rent | Ends the lease early with written notice, in place of standard subletting. |
| Lock Replacement or Rekey | $85 | Billed per occurrence, including lockouts requiring a technician after hours. |
| Lost Key or Fob | $35 | Replacement of a single key, fob, or gate remote. |
| Returned Payment | $50 | Applied for any payment returned unpaid by your bank. |
| Unauthorized Guest Vehicle | $150 | Applied when an unregistered vehicle is towed from a reserved or fire-lane space. |
| Clubhouse Reservation Cleaning | $125 | Applies when the great room is reserved for a private resident event. |
| Pet Waste Violation | $75 | Per occurrence, following one documented courtesy notice. |
| Lease Violation Notice | $150 | A general violation fee for issues outside the categories above (unauthorized occupant, unauthorized pet, prohibited grilling location, and similar). |
| Noise Complaint, Repeat | $100 | Applied starting on the second substantiated noise complaint within a twelve month period. |
| Common Area Damage | Cost of repair | Billed at actual repair or replacement cost when damage to a shared amenity is traced to a specific resident or guest. |