Caribe Seaside, Orange Beach: My In-Depth Guide to the New Beachfront Luxury Tower
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Guided by Integrity Backed by Experience Search the Gulf with Meredith Folger Amon
As I evaluate new construction on the Gulf Coast for my buyers and sellers, I look for three essentials: thoughtful design, strong buyer protections, and clear operating rules. Caribe Seaside checks those boxes with a planned 31-story, Gulf-front tower at 26026 Perdido Beach Blvd in Orange Beach, featuring 115 residential residences and four commercial spaces, structured parking (floors 1–6), and resort-caliber amenities stacked vertically to maximize views and year-round usability.
Explore nearby area guides and listings for context:
Orange Beach — https://www.searchthegulf.com/orange-beach/
Ono Island — https://www.searchthegulf.com/ono-island/
New Construction on Ono — https://www.searchthegulf.com/onoconstruction/
Boating Amenities — https://www.searchthegulf.com/boating-accommodations-on-the-gulf-coast/
Fast Facts I’m Watching
- Program: One 31-story Gulf-front tower with 115 residential units and 4 commercial units. Amenities include a rooftop adults-only level, a 7th-floor lazy river with indoor/outdoor pools, and dedicated club spaces.
- Unit Mix & Approximate Sizes:
- Grand Residences (ending in 01 or 05): 5BR / 5.5BA, ~3,705 sq ft living + ~1,083 sq ft balconies (noting 801 shows ~1,406 sq ft balcony).
- Coastal Residences (ending in 02 or 04): 3BR / 4BA, ~2,081 sq ft living + ~343 sq ft balcony.
- Horizon Residences (ending in 03): 3BR / 4BA, ~2,261 sq ft living + ~357 sq ft balcony.
- South-facing balconies are limited common elements and are planned with hot tub and gas grill placements.
- Parking, Storage, Cabanas: One private parking space per residence. On-site programs of private storage units and private cabanas are contemplated (allocation administered via condo documents and commercial unit rights).
- Projected HOA Assessments (Year 1):
- Lines 02 & 04: $15,984/yr (~$1,332/mo)
- Line 03: $17,364/yr (~$1,447/mo)
- Lines 01 & 05 (Grand): $28,500/yr (~$2,375/mo)
- Short-Term Rentals: 3-night minimum. No mandatory rental pool. Individual rooms within a residence cannot be rented separately.
- Pet Policy (Owners): Up to two dogs, 50 lbs max each, subject to nuisance rules and HOA approval. No pets in pool areas.
- Construction Timing (Planned): Targeted start in 2026 with an estimated ~30-month build horizon, subject to delays and amendment rights disclosed by Declarant.
- Buyer Safeguards: Offering Statement, Option Contract, and Pre-Construction Purchase Agreement supported by a recorded Security Indenture detailing deposit handling and statutory rescission rights under the Alabama Uniform Condominium Act.
Have questions about floor plans, allocation of storage/cabanas, or rental modeling by line I can walk you through total cost of ownership, income scenarios, and resale positioning specific to your goals in Orange Beach.
Amenity Stack: Seaside, Riverside, Skyside
Seaside — Beachfront Level
- Indoor/outdoor bar and grill on the sand
- Beachfront pool with a two-story slide
Riverside — 7th / 8th Levels
- Wrap-around lazy river with swim-up bar
- Indoor pool with access to the 8th-floor fitness center
- Lounge and deck space on adjacent levels
Skyside — Roof (31st Floor)
- Adults-only retreat with infinity-edge pool and hot tub area
- Private lounge spaces with panoramic Orange Beach views
- Note: The 31st-floor lounge is a separate commercial unit; access may be controlled by that owner and is not an automatic right of residential ownership.
What I Like for Gulf-Front Living
- Stacked amenities mid-tower and roof for wind-shelter days and view maximization.
- Functional outdoor rooms with planned balcony hot tubs and gas grills on the south side.
- Rental policy balance with a 3-night minimum and no forced pool, helping protect building tone while allowing optional revenue.
What I Flag During Diligence
- Delivery & amendment rights: Declarant retains development rights and states that improvements can be amended or may not be built. I verify permits, milestone triggers, and amendment language before deposits are wired.
- Operating budget realism: First-year numbers are projections. I stress-test for insurance, staffing, utilities, and reserves beyond 10.
- Rooftop access nuance: Clarify amenity access by unit given the separate commercial ownership of the lounge level.
Who Each Residence Line Fits Best
- Grand (01/05): 5BR footprints for larger groups or premium rental strategies chasing top nightly rates.
- Horizon (03): Center-stack ~2,261 sq ft for longer owner stays with occasional rental.
- Coastal (02/04): Efficient ~2,081 sq ft 3BR/4BA layouts offering strong HOA-to-space value.
Closing Costs, Working Capital, and House Rules
- At Closing: Standard settlement costs, initial insurance allocations, and two months’ HOA assessments as working capital. Typical tax pro-rations and first month’s dues apply.
- Rentals: Minimum 3 nights. No individual room rentals. HOA does not manage or profit from rentals. Owners are responsible for guest compliance.
- Operations & Maintenance: Continuous HVAC and prompt moisture management are required to protect interiors and shared systems—standard in coastal concrete towers.
- Pool & Fitness Etiquette: No glass in pool areas; posted hours and quiet-use expectations are enforced.
FAQ: Quick Answers I’m Getting About Caribe Seaside
- When might construction finish Targeted commencement in 2026 with an estimated ~30-month horizon, subject to delays and documented amendment rights.
- How much are projected HOA dues Lines 02/04 ~$1,332/mo; Line 03 ~$1,447/mo; Lines 01/05 ~$2,375/mo, per first-year budget with 10 reserves.
- Is the rooftop included Rooftop lounge is a separate commercial unit with potentially restricted access.
- Are purchaser deposits protected Deposits are governed by a recorded Security Indenture and state-law rescission windows; I review how these apply to your specific contract.
Work With Me on Your Orange Beach Condo Strategy
I combine pre-construction analysis with on-the-ground Orange Beach knowledge—comparable towers, insurance trends, and rental modeling—so you understand total cost of ownership, income potential, and resale positioning before you sign.
Browse current market insights and listings on the Gulf Coast’s premier search:
https://www.searchthegulf.com
Contact: meredith@searchthegulf.com
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Posted by Meredith Folger Amon on
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