# 2501 Highway 98 #C, Mexico Beach, FL 32456 > **TL;DR:** 2bd/3ba townhouse, $639,000 ($444/sqft), built 2021, 1,440 sqft. > A/C. Est. $3,417/mo. Listed 236 days. ## Property at a Glance | Attribute | Value | |-----------|-------| | Price | $639,000 | | Price/sqft | $444 | | Bedrooms | 2 | | Bathrooms | 2 full, 1 half | | Square Feet | 1,440 | | Year Built | 2021 | | Lot Size | 1,307 sqft (0.03 acres) | | Stories | 3 | | Property Type | Townhouse (Townhouse) | | Status | Active | | Days on Market | 236 | ## Estimated Monthly Costs | Category | Amount | |----------|--------| | Principal & Interest (20% down, 30-year at 6.5%) | $3,231 | | Estimated Insurance | $186 | | **Total** | **$3,417** | ## Nearby Schools - **Elementary:** St. Joe - **Middle:** St. Joe - **High:** St. Joe ## Key Amenities - A/C ## Property Highlights - Built in 2021 - 0.03 acre lot - 3 stories - 3 parking spaces ## Description ### Agent Description 2BR + Bunk Room | 2.5BA | Gulf Views | No HOA | STR-Permitted | Built 2021 | ~325 Feet to Beach This 2021-built Mexico Beach property offers a combination that's increasingly hard to find: Gulf views, short-term rental flexibility, and no HOA restrictions, all within an easy, approximately one-minute walk to the beach. No elevators, no long walks to parking, and no additional association fees. Just a direct path to the sand and a setup that feels simple, functional, and easy to enjoy. The layout includes two bedrooms, an enclosed bunk room, and 2.5 bathrooms, comfortably accommodating up to 8 guests. Two oversized balconies provide Gulf views and outdoor living space. At the same time, the open-concept main level is centered around a large kitchen island with seating, modern finishes, and a layout designed for gathering, hosting, or extended stays. The primary suite offers direct balcony access, a double vanity, and a walk-in shower, creating a private retreat separate from guest areas. Built to current Florida coastal construction standards, the home includes impact-rated windows and sliding glass doors, elevated construction, a durable roof system designed for coastal conditions, covered parking, an outdoor shower, and dedicated storage for beach gear. Short-term rentals are permitted, and there are no HOA fees or rental restrictions, offering flexibility that's increasingly difficult to find along the Gulf. The property has demonstrated strong guest performance, reflected in consistent five-star reviews and an exceptional 9.8/10 rating on VRBO, with guests highlighting the layout, proximity to the beach, and overall experience, valuable insight for buyers evaluating rental potential. Insurance costs have been competitive for a Gulf-area property of this age and construction, which can make a meaningful difference when comparing overall ownership costs. Mexico Beach is known for its uncrowded shoreline, low-density feel, and slower pace compared to nearby coastal markets. With close access to the Mexico Beach Marina, Cape San Blas, St. Joseph Bay, and Port St. Joe, the area continues to attract buyers seeking a more relaxed coastal experience. For buyers comparing Gulf-view condos with HOA fees, older construction, or limited rental flexibility, this offers a different option, one that's newer, easier to manage, and already positioned and proven for both personal use and rental performance. If you've been watching the market and waiting for the right combination of location, condition, and flexibility at a more accessible price point, this is worth a closer look. ## Location - **Address:** 2501 Highway 98 #C, Mexico Beach, FL 32456 - **County:** Bay - **Neighborhood:** MEXICO BEACH UNIT 04 - **Coordinates:** 29.945891, -85.415336 - **Google Maps:** https://www.google.com/maps?q=29.945891,-85.415336 ## Listing Agent - **Name:** Candice E Miles · **License:** 3434249 - **Brokerage:** Compass Florida, LLC - **Phone:** 8509193829 - **Broker Phone:** (305) 851-2820 - **Listing URL:** [View original listing](https://www.realtor.com/realestateandhomes-detail/2501-Highway-98-Unit-C_Mexico-Beach_FL_32456_M56142-37353?f=listhub&s=ECARMLSFL&m=1000615&c=propsimple) ## Photos ![2501 Highway 98 #C - Photo 1](http://lh.rdcpix.com/5ea6cb21047265c84dbc48fe0380869dl-f2251237040r.jpg) ![2501 Highway 98 #C - Photo 2](http://lh.rdcpix.com/5ea6cb21047265c84dbc48fe0380869dl-f359996228r.jpg) ![2501 Highway 98 #C - Photo 3](http://lh.rdcpix.com/5ea6cb21047265c84dbc48fe0380869dl-f396860184r.jpg) ![2501 Highway 98 #C - Photo 4](http://lh.rdcpix.com/5ea6cb21047265c84dbc48fe0380869dl-f1296304684r.jpg) ![2501 Highway 98 #C - Photo 5](http://lh.rdcpix.com/5ea6cb21047265c84dbc48fe0380869dl-f2577782424r.jpg) ![2501 Highway 98 #C - Photo 6](http://lh.rdcpix.com/5ea6cb21047265c84dbc48fe0380869dl-f9381515r.jpg) ![2501 Highway 98 #C - Photo 7](http://lh.rdcpix.com/5ea6cb21047265c84dbc48fe0380869dl-f2365485922r.jpg) ![2501 Highway 98 #C - Photo 8](http://lh.rdcpix.com/5ea6cb21047265c84dbc48fe0380869dl-f845824783r.jpg) ![2501 Highway 98 #C - Photo 9](http://lh.rdcpix.com/5ea6cb21047265c84dbc48fe0380869dl-f3138352100r.jpg) ![2501 Highway 98 #C - Photo 10](http://lh.rdcpix.com/5ea6cb21047265c84dbc48fe0380869dl-f1394310528r.jpg) ![2501 Highway 98 #C - Photo 11](http://lh.rdcpix.com/5ea6cb21047265c84dbc48fe0380869dl-f3123599373r.jpg) ![2501 Highway 98 #C - Photo 12](http://lh.rdcpix.com/5ea6cb21047265c84dbc48fe0380869dl-f1772411788r.jpg) ![2501 Highway 98 #C - Photo 13](http://lh.rdcpix.com/5ea6cb21047265c84dbc48fe0380869dl-f2585054889r.jpg) ![2501 Highway 98 #C - Photo 14](http://lh.rdcpix.com/5ea6cb21047265c84dbc48fe0380869dl-f2422519701r.jpg) ![2501 Highway 98 #C - Photo 15](http://lh.rdcpix.com/5ea6cb21047265c84dbc48fe0380869dl-f2961834980r.jpg) ![2501 Highway 98 #C - Photo 16](http://lh.rdcpix.com/5ea6cb21047265c84dbc48fe0380869dl-f2476143617r.jpg) ![2501 Highway 98 #C - Photo 17](http://lh.rdcpix.com/5ea6cb21047265c84dbc48fe0380869dl-f790795987r.jpg) ![2501 Highway 98 #C - Photo 18](http://lh.rdcpix.com/5ea6cb21047265c84dbc48fe0380869dl-f1699820928r.jpg) ![2501 Highway 98 #C - Photo 19](http://lh.rdcpix.com/5ea6cb21047265c84dbc48fe0380869dl-f918919420r.jpg) ![2501 Highway 98 #C - Photo 20](http://lh.rdcpix.com/5ea6cb21047265c84dbc48fe0380869dl-f1066548828r.jpg) ![2501 Highway 98 #C - Photo 21](http://lh.rdcpix.com/5ea6cb21047265c84dbc48fe0380869dl-f2380055212r.jpg) ![2501 Highway 98 #C - Photo 22](http://lh.rdcpix.com/5ea6cb21047265c84dbc48fe0380869dl-f3643506072r.jpg) ![2501 Highway 98 #C - Photo 23](http://lh.rdcpix.com/5ea6cb21047265c84dbc48fe0380869dl-f687063955r.jpg) ![2501 Highway 98 #C - Photo 24](http://lh.rdcpix.com/5ea6cb21047265c84dbc48fe0380869dl-f3983070069r.jpg) ![2501 Highway 98 #C - Photo 25](http://lh.rdcpix.com/5ea6cb21047265c84dbc48fe0380869dl-f2483134152r.jpg) ![2501 Highway 98 #C - Photo 26](http://lh.rdcpix.com/5ea6cb21047265c84dbc48fe0380869dl-f873270253r.jpg) ![2501 Highway 98 #C - Photo 27](http://lh.rdcpix.com/5ea6cb21047265c84dbc48fe0380869dl-f2564432169r.jpg) ![2501 Highway 98 #C - Photo 28](http://lh.rdcpix.com/5ea6cb21047265c84dbc48fe0380869dl-f4056947571r.jpg) ![2501 Highway 98 #C - Photo 29](http://lh.rdcpix.com/5ea6cb21047265c84dbc48fe0380869dl-f1560373786r.jpg) ![2501 Highway 98 #C - Photo 30](http://lh.rdcpix.com/5ea6cb21047265c84dbc48fe0380869dl-f1516608471r.jpg) ![2501 Highway 98 #C - Photo 31](http://lh.rdcpix.com/5ea6cb21047265c84dbc48fe0380869dl-f3486734601r.jpg) ![2501 Highway 98 #C - Photo 32](http://lh.rdcpix.com/5ea6cb21047265c84dbc48fe0380869dl-f3776354631r.jpg) ![2501 Highway 98 #C - Photo 33](http://lh.rdcpix.com/5ea6cb21047265c84dbc48fe0380869dl-f2553091363r.jpg) ![2501 Highway 98 #C - Photo 34](http://lh.rdcpix.com/5ea6cb21047265c84dbc48fe0380869dl-f3877303570r.jpg) ![2501 Highway 98 #C - Photo 35](http://lh.rdcpix.com/5ea6cb21047265c84dbc48fe0380869dl-f4197675698r.jpg) ![2501 Highway 98 #C - Photo 36](http://lh.rdcpix.com/5ea6cb21047265c84dbc48fe0380869dl-f3378463736r.jpg) ![2501 Highway 98 #C - Photo 37](http://lh.rdcpix.com/5ea6cb21047265c84dbc48fe0380869dl-f2245953665r.jpg) ![2501 Highway 98 #C - Photo 38](http://lh.rdcpix.com/5ea6cb21047265c84dbc48fe0380869dl-f651593876r.jpg) ![2501 Highway 98 #C - Photo 39](http://lh.rdcpix.com/5ea6cb21047265c84dbc48fe0380869dl-f3673251291r.jpg) ![2501 Highway 98 #C - Photo 40](http://lh.rdcpix.com/5ea6cb21047265c84dbc48fe0380869dl-f3983748676r.jpg) ![2501 Highway 98 #C - Photo 41](http://lh.rdcpix.com/5ea6cb21047265c84dbc48fe0380869dl-f3478144577r.jpg) ![2501 Highway 98 #C - Photo 42](http://lh.rdcpix.com/5ea6cb21047265c84dbc48fe0380869dl-f955208752r.jpg) ![2501 Highway 98 #C - Photo 43](http://lh.rdcpix.com/5ea6cb21047265c84dbc48fe0380869dl-f2846719375r.jpg) ![2501 Highway 98 #C - Photo 44](http://lh.rdcpix.com/5ea6cb21047265c84dbc48fe0380869dl-f818335962r.jpg) ![2501 Highway 98 #C - Photo 45](http://lh.rdcpix.com/5ea6cb21047265c84dbc48fe0380869dl-f2910028424r.jpg) ![2501 Highway 98 #C - Photo 46](http://lh.rdcpix.com/5ea6cb21047265c84dbc48fe0380869dl-f1122023369r.jpg) ![2501 Highway 98 #C - Photo 47](http://lh.rdcpix.com/5ea6cb21047265c84dbc48fe0380869dl-f1417331897r.jpg) ![2501 Highway 98 #C - Photo 48](http://lh.rdcpix.com/5ea6cb21047265c84dbc48fe0380869dl-f1184281400r.jpg) ![2501 Highway 98 #C - Photo 49](http://lh.rdcpix.com/5ea6cb21047265c84dbc48fe0380869dl-f1613003718r.jpg) ![2501 Highway 98 #C - Photo 50](http://lh.rdcpix.com/5ea6cb21047265c84dbc48fe0380869dl-f2541836391r.jpg) ![2501 Highway 98 #C - Photo 51](http://lh.rdcpix.com/5ea6cb21047265c84dbc48fe0380869dl-f659955564r.jpg) ![2501 Highway 98 #C - Photo 52](http://lh.rdcpix.com/5ea6cb21047265c84dbc48fe0380869dl-f1197082966r.jpg) ![2501 Highway 98 #C - Photo 53](http://lh.rdcpix.com/5ea6cb21047265c84dbc48fe0380869dl-f522685775r.jpg) ![2501 Highway 98 #C - Photo 54](http://lh.rdcpix.com/5ea6cb21047265c84dbc48fe0380869dl-f2782693679r.jpg) ![2501 Highway 98 #C - Photo 55](http://lh.rdcpix.com/5ea6cb21047265c84dbc48fe0380869dl-f4285020866r.jpg) ![2501 Highway 98 #C - Photo 56](http://lh.rdcpix.com/5ea6cb21047265c84dbc48fe0380869dl-f3291027204r.jpg) ![2501 Highway 98 #C - Photo 57](http://lh.rdcpix.com/5ea6cb21047265c84dbc48fe0380869dl-f3473128351r.jpg) ![2501 Highway 98 #C - Photo 58](http://lh.rdcpix.com/5ea6cb21047265c84dbc48fe0380869dl-f75381951r.jpg) ![2501 Highway 98 #C - Photo 59](http://lh.rdcpix.com/5ea6cb21047265c84dbc48fe0380869dl-f1696835336r.jpg) ![2501 Highway 98 #C - Photo 60](http://lh.rdcpix.com/5ea6cb21047265c84dbc48fe0380869dl-f219536051r.jpg) ![2501 Highway 98 #C - Photo 61](http://lh.rdcpix.com/5ea6cb21047265c84dbc48fe0380869dl-f1472584201r.jpg) ![2501 Highway 98 #C - Photo 62](http://lh.rdcpix.com/5ea6cb21047265c84dbc48fe0380869dl-f3527863250r.jpg) --- **MLS#:** 1000615 | **Updated:** 2026-09-27 **Source:** listhub *Copyright © 2026 Emerald Coast Association of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.* [View on PropertySimple](https://www.propertysimple.ai/listing/2501-highway-98-mexico-beach-fl-32456-1000615) --- ## Structured Data ```json { "@context": "https://schema.org", "@type": "RealEstateListing", "@id": "https://www.propertysimple.ai/listing/2501-highway-98-mexico-beach-fl-32456-1000615#listing", "url": "https://www.propertysimple.ai/listing/2501-highway-98-mexico-beach-fl-32456-1000615", "name": "2501 Highway 98 #C, Mexico Beach, FL 32456", "description": "2BR + Bunk Room | 2.5BA | Gulf Views | No HOA | STR-Permitted | Built 2021 | ~325 Feet to Beach This 2021-built Mexico Beach property offers a combination that's increasingly hard to find: Gulf views, short-term rental flexibility, and no HOA restrictions, all within an easy, approximately one-minute walk to the beach. No elevators, no long walks to parking, and no additional association fees. Just a direct path to the sand and a setup that feels simple, functional, and easy to enjoy. The layout includes two bedrooms, an enclosed bunk room, and 2.5 bathrooms, comfortably accommodating up to 8 guests. Two oversized balconies provide Gulf views and outdoor living space. At the same time, the open-concept main level is centered around a large kitchen island with seating, modern finishes, and a layout designed for gathering, hosting, or extended stays. The primary suite offers direct balcony access, a double vanity, and a walk-in shower, creating a private retreat separate from guest areas. Built to current Florida coastal construction standards, the home includes impact-rated windows and sliding glass doors, elevated construction, a durable roof system designed for coastal conditions, covered parking, an outdoor shower, and dedicated storage for beach gear. Short-term rentals are permitted, and there are no HOA fees or rental restrictions, offering flexibility that's increasingly difficult to find along the Gulf. The property has demonstrated strong guest performance, reflected in consistent five-star reviews and an exceptional 9.8/10 rating on VRBO, with guests highlighting the layout, proximity to the beach, and overall experience, valuable insight for buyers evaluating rental potential. Insurance costs have been competitive for a Gulf-area property of this age and construction, which can make a meaningful difference when comparing overall ownership costs. Mexico Beach is known for its uncrowded shoreline, low-density feel, and slower pace compared to nearby coastal markets. With close access to the Mexico Beach Marina, Cape San Blas, St. Joseph Bay, and Port St. Joe, the area continues to attract buyers seeking a more relaxed coastal experience. For buyers comparing Gulf-view condos with HOA fees, older construction, or limited rental flexibility, this offers a different option, one that's newer, easier to manage, and already positioned and proven for both personal use and rental performance. 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