Two Luxury Resorts—Two Very Different Investment Strategies

Turquoise Place and The Oasis at Orange Beach, formerly known as Phoenix West II, are two of the most recognizable Gulf-front condominium developments in Orange Beach, Alabama. Both offer direct beach access, expansive residences, resort-style amenities, indoor and outdoor pools, lazy rivers, fitness facilities, covered parking, and strong recognition among vacation renters.

However, the buildings do not necessarily serve the same buyer. Turquoise Place occupies the upper end of the Orange Beach luxury market, while The Oasis may offer a lower acquisition cost and a more favorable relationship between purchase price and potential gross rental income.

When I help a buyer compare these developments, I look beyond the balcony view and asking price. The more important question is how the entire ownership structure fits the buyer’s goals: personal enjoyment, rental income, long-term appreciation, cash flow, or a combination of all four.

My Preliminary Take

The Oasis may offer the stronger income yield. Turquoise Place may offer the more exclusive luxury experience.

The Oasis generally offers a lower entry price and several documented examples of strong rental production. Turquoise Place provides larger luxury residences, assigned parking, upscale appliances, private balcony grills, and private hot tubs in many units—but its higher purchase price, taxes, association fees, insurance assessments, and balcony hot-tub expenses can make it more difficult to achieve the same percentage return.

Turquoise Place and The Oasis at a Glance

Association Fees

Association dues should never be evaluated in isolation. A buyer needs to understand what the dues include, whether the association maintains adequate reserves, the condition of the common elements, the master insurance structure, and whether future projects are expected.

Both developments reported association coverage that may include items such as association management, common-area insurance, common-area maintenance, reserves, security, internet, trash, water, sewer, recreational facilities, pest control, and common-area taxes. Turquoise Place listings also frequently reported gas and telephone among the included services. Buyers should verify the exact current inclusions for the specific unit.

Property Taxes

Property taxes can differ materially based on assessed value, purchase history, exemptions, unit size, and classification. The MLS examples illustrate the importance of including taxes in every investment projection.

• Reviewed Oasis three-bedroom property taxes ranged from approximately $5,055 to $7,109 annually.
• Reviewed Oasis four-bedroom property taxes ranged from approximately $7,429 to $11,909 annually.
• One reviewed Turquoise Place three-bedroom residence reported approximately $9,572 annually.
• Reviewed Turquoise Place four-bedroom examples reported approximately $17,043 to more than $20,000 annually.

A Critical Gulf Coast Expense

Master Insurance, Unit Insurance and Assessments

A condominium’s monthly dues may include the association’s common-area or master insurance premium, but that does not eliminate the owner’s need for an individual condominium policy. Investors may also need loss-of-rents coverage, personal-property coverage, liability protection, wind-related coverage, and appropriate deductibles.

One reviewed Turquoise Place four-bedroom listing disclosed a 2026 insurance assessment of approximately $8,592. This should not automatically be treated as a permanent annual expense, but it is an important illustration of how association insurance costs may be passed to owners outside the regular monthly dues.

Before buying in either building, I recommend obtaining the current association budget, insurance summary, deductible schedule, reserve information, assessment history, meeting minutes, and an insurance quote for the individual residence.

Utilities and Unit-Level Operating Costs

Even when water, sewer, cable, internet, gas, or selected common services are included in association dues, an owner may still be responsible for unit electricity and other charges.

One Oasis listing disclosed an additional fixed electric charge of approximately $97.95 per month above the regular association dues. Buyers should verify whether this charge applies to the entire development, a specific floor plan, or only the referenced residence.

Turquoise Place residences may also involve expenses related to the private balcony hot tub. There is an optional hot-tub maintenance fee of approximately $356.72 per month. That represents more than $4,280 annually before accounting for repairs or replacement.

Private grills, hot tubs, premium appliances, oversized HVAC systems, balcony furniture, glass surfaces, and larger interiors can improve the guest experience while also increasing maintenance, cleaning, replacement, and utility expenses.

How Well Do They Rent?

Property Management Fees Matter

Gross rental income is not the amount an investor keeps. Full-service vacation-rental management may include marketing, reservations, guest communication, housekeeping coordination, maintenance oversight, accounting, lodging-tax administration, inspections, and after-hours support.

Management commissions vary by company and service level. Investors should obtain a written proposal showing:

• Management commission and reservation fees
• Credit-card and booking-platform expenses
• Owner charges for housekeeping, linens and inspections
• Maintenance markups and minimum service-call fees
• Required furnishing, bedding and inventory standards
• Restrictions on owner use during peak rental periods
• Cancellation policies and treatment of future reservations

I prefer to compare at least two or three management projections and then evaluate them against the unit’s actual trailing rental statements whenever those records are available.

How I Evaluate Condo ROI

A quick gross-rental percentage can be helpful, but it is not a true measure of investment performance.

A realistic projection should subtract association dues, property taxes, unit insurance, insurance assessments, utilities, management commissions, repairs, maintenance, furnishings, linen replacement, owner-use displacement, licensing expenses, accounting costs, and a reserve for future improvements.

Mortgage payments are then considered separately when evaluating leveraged cash flow.

A Better Way to Compare Two Units

Rather than asking whether Turquoise Place or The Oasis is universally better, I recommend building a side-by-side operating statement for the exact residences under consideration.

Which Development May Be the Better Fit?

What I Would Verify Before Purchasing

My Personal Take

The Best Investment Is Usually the Best Individual Unit—not Simply the Best Building

For an investor focused primarily on cash flow and gross yield, I would begin by studying The Oasis. The lower acquisition price, broad guest appeal, extensive amenity package, and documented rental examples make it a compelling place to start.

For a buyer who plans to use the residence frequently and wants a more distinctive luxury experience, Turquoise Place may justify its additional cost. The larger floor plans, private balcony hot tubs, built-in grills, upscale kitchens, and assigned parking create a level of personal enjoyment that cannot be measured solely through a spreadsheet.

In either development, view orientation, floor level, condition, sleeping capacity, furnishings, photography, reviews, management, and owner-use patterns can have a greater impact on rental performance than the building name alone.

Compare Orange Beach Condos

Let’s Compare the Numbers Before You Purchase

I can help you compare current listings at Turquoise Place and The Oasis, review available rental statements, evaluate carrying costs, and build a clearer picture of potential income and return.

Meredith Folger Amon
Gulf Coast Real Estate Advisor
Licensed in Alabama and Florida
meredith@searchthegulf.com