What should you know before buying the Gulf view lot at 163 Treasure Dr?
163 Treasure Dr is a 0.32-acre homesite in Treasure Shores, off CR 30-A near Indian Pass in Port St. Joe, listed at $349,900. It looks out over the Gulf, has deeded beach access a short walk up the street, electric and water at the street, and no HOA. You'll need a septic system, and you'll want to confirm the flood zone, setbacks, and survey details during due diligence so you know exactly what you can build.
By Billy Joe Smiley | October 15, 2026
Lots with a real view of the Gulf don't come up often along CR 30-A.
It's a ninety-foot-wide homesite on the west side of Treasure Shores. The ground sits a little higher than much of the street. A line of mature pines and palms runs along the north side and gives you a natural screen from the neighbor. When you want your feet in the sand, deeded access is a short walk up the street.
The asking price is $349,900, and there's no HOA.
That last part is what catches most buyers' attention. Here's what I walk buyers through before they write an offer.
What "no HOA" really means for your build
Without an HOA, there's no architectural review board approving your roofline and no association dues showing up every quarter. You design the house you want, within Gulf County's code and Florida's building rules, and you work directly with the county on permits.
No HOA means fewer rules for you, so it's smart to know what's recorded on the property before you buy.
Before you buy any no-HOA lot on the Forgotten Coast, I tell clients to cover three things:
- Read the recorded plat and any deed restrictions. "No HOA" and "no restrictions" aren't always the same thing. Some subdivisions carry recorded covenants even though nobody collects dues. Your title work will turn these up, but you'll want to see them early.
- Confirm zoning and setbacks with Gulf County. On a ninety-foot-wide lot, side setbacks decide how wide your house can be, and that shapes your whole floor plan.
- Look at what's already built around you. The homes on Treasure Dr tell you a lot about what the street will look like in ten years.
If you're new to buying land here, our guide to buying vacant land on the Forgotten Coast covers the full due diligence checklist.
Septic, flood zones, and the numbers that set your budget
The purchase price is only the first number. On a coastal lot, these are the ones that decide what the finished house really costs.
Septic
Electric and water are available at 163 Treasure Dr. Sewer isn't, so you'll be putting in a septic system. That process starts with a site evaluation and soil testing, then a permit, and it needs to happen before your builder can move forward.
Septic design affects where the house sits on the lot and how many bedrooms you can permit. I'd put the evaluation on your list for the inspection period, not after closing.
Flood zone and insurance
The listing confirms that FEMA federal flood insurance is available on this lot. If you'd like to understand how federal flood coverage works on the Forgotten Coast, our flood zone and CBRA guide walks through it.
You'll still want the specific flood zone and base flood elevation for the lot. Those two numbers set how high your first finished floor has to sit, which drives foundation cost and the look of the house from the street. If flood maps are new to you, start with Demystifying Florida Flood Zones.
Coastal construction rules
Close to the Gulf, Florida's Coastal Construction Control Line can add a state permitting step on top of the county building permit. Whether it touches this lot is something a current survey will answer. Here's how the CCCL permit works on the Forgotten Coast if it comes into play.
Closing costs and taxes
Florida charges documentary stamp tax on the deed at $0.70 per $100 of the sale price. At the $349,900 asking price, that's $2,449.30. In most Florida transactions the seller pays it, but your contract is what decides.
Lots are often bought with cash, and land loans typically ask for a larger down payment than a home mortgage. If you're financing, talk to your lender early so the terms don't surprise you. Our breakdown of buyer closing costs on the Forgotten Coast walks through the rest.
One more thing on taxes. Vacant land doesn't qualify for the homestead exemption. Once you build and make it your primary residence, you can apply, and that can make a real difference in your annual bill.
Every one of these items depends on your plans for the house. That's exactly why I like to sit down with buyers and run their specific numbers before we ever talk about an offer price.
Life on this end of CR 30-A
This stretch of the coast moves at its own pace, and that's the point.
The Indian Pass Raw Bar is a few minutes down the road, and so is the Indian Pass public boat ramp, where you can launch for the pass, the Gulf, or a morning on the water near St. Vincent Island. Head back up CR 30-A and you're a short drive from the marina and downtown Port St. Joe, with St. Joseph Bay along the way. Cape San Blas and its beaches are close in the other direction.
You get the quiet of Indian Pass without being far from groceries, restaurants, and everything else town has to offer. For a lot of buyers, that balance is exactly what they've been looking for.
Frequently Asked Questions
Is 163 Treasure Dr a beachfront lot?
No. It's a Gulf view lot, not a waterfront parcel. Deeded beach access is a short walk up the street.
Is there an HOA at 163 Treasure Dr in Treasure Shores?
No. The listing states there's no HOA. You'll still want to review the recorded plat and any deed restrictions during your due diligence, since recorded covenants can exist without an active association.
Does 163 Treasure Dr have sewer service?
No. Electric and water are available, but the lot will need a septic system. Plan on a site evaluation and septic permit before building.
Can you get flood insurance on 163 Treasure Dr?
Yes. FEMA federal flood insurance is available on this lot. Confirm the exact flood zone and base flood elevation, since those set your required floor height and affect your premium.
How big is the lot at 163 Treasure Dr?
It's 0.32 acres and ninety feet wide, on the west side of the Treasure Shores neighborhood in Port St. Joe.
Thinking about building near Indian Pass?
Knowing the septic, flood, and setback picture before you make an offer puts you in a strong position, and that's exactly what I help my clients with every week.
If you'd like to walk the lot, look at the survey, or talk through what you could build at 163 Treasure Dr (MLS #329612), reach out anytime.
View the full listing for 163 Treasure Dr
About Billy Joe Smiley
Billy Joe Smiley is a Florida real estate broker and top 1% REALTOR® with Port Realty Group, with over 27 years of experience and more than 1,000 properties sold. A Gulf County native, he serves buyers and sellers across Port St. Joe, Cape San Blas, and Mexico Beach, specializing in waterfront and beachfront homes, land, and investment properties. His deep local knowledge and no-pressure approach have made him the Forgotten Coast's most trusted name in real estate. Reach Billy Joe at (850) 340-1213.
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