Imagine parking your car for the weekend and still reaching the beach, morning coffee, dinner, and an outdoor concert by foot or bike. If you’re comparing Alys Beach and Seaside along 30A, you’re likely drawn to that promise of ease, beauty, and community. This guide explains how New Urbanism shows up in both towns, how it shapes daily life, and what to consider as a buyer. You’ll leave with a clear sense of the lifestyle and the practical steps to purchase with confidence. Let’s dive in.

New Urbanism in plain English

New Urbanism is a planning approach that puts people first. It favors walkable streets, connected blocks, and a mix of homes, shops, and civic spaces. The movement is described in the CNU Charter and in the writings of Andrés Duany, Elizabeth Plater‑Zyberk, and Jeff Speck.

A few tools make this work. Form-based codes guide how buildings shape the street, not just what uses are allowed. Pattern books and community design standards keep the public realm coherent. If you want a quick primer on how form-based codes work, the Form-Based Codes Institute is a reliable resource.

The result you feel as a resident is simple. You walk more. You see neighbors. You spend more time in well-designed public spaces and less time on short car trips. In well-executed places, the appeal can also support strong property values over time.

Seaside vs. Alys Beach at a glance

Both towns are celebrated examples of New Urbanism on 30A, yet they express it in distinct ways.

Seaside: the early blueprint

Seaside emerged in the early 1980s and is widely credited as a pioneering model of New Urbanist planning. It offers a connected grid with short blocks, a civic green, and a compact town center with shops and cultural spaces. For context on its origins and influence, explore the Seaside Institute.

You’ll notice cottages and porches that face the street, alleys that tuck away cars, and a comfortable scale that invites walking from homes to the beach and to the central square.

Alys Beach: curated design and cohesion

Alys Beach is a later master-planned community that blends New Urbanist planning with a distinctive architectural language. White masonry walls, stucco finishes, and carefully crafted courtyards give it a calm, timeless feel. Strict architectural controls protect the look and the pedestrian experience. The town stitches homes, small-scale retail, and plazas into a refined, walkable pattern. Learn more about its design approach on the Alys Beach site.

The effect is intimate and polished. Streets are narrow and shaded, frontages are consistent, and the public realm feels artfully composed.

Streets, blocks, and walkability

Both towns use human-scale streets and connected blocks to make walking the default for short trips. Short blocks provide multiple direct routes. Narrow lanes and on-street parking slow traffic. Alleys and rear garages keep driveways from cutting up sidewalks, which makes the frontage more inviting.

You’ll see porches, stoops, and doors that face the street. These elements are not just charming. They create chances for neighborly hellos and give the street its everyday life.

Mixed use and public spaces

Mixed-use centers in both towns put daily needs a short stroll from home. In Seaside, the town center with shops, dining, and a civic green is the heartbeat of community events and everyday errands. In Alys Beach, public spaces are more formally designed, with landscaped plazas and courtyards that connect to small retail and amenities.

Programming matters too. Seasonal markets, performances, and community gatherings bring the public realm to life. For current context on Seaside’s civic mission and programming, the Seaside Institute provides helpful background. For Alys Beach’s design and community vision, the Alys Beach site offers an overview.

Housing mix and architectural control

New Urbanism encourages a mix of housing types to support different household needs. Seaside historically showcases a range of cottage types and lot sizes around a connected core. Alys Beach includes single-family homes and multi-unit buildings under a tighter architectural standard.

In both towns, design codes do a lot of heavy lifting. They guide building massing, street relationship, and materials so the public realm remains coherent. If you’re used to conventional zoning, form-based and pattern-based rules may feel different. They focus on how buildings meet the street and shape shared spaces, as outlined by the Form-Based Codes Institute.

Daily life: what you actually experience

Walkable access to essentials

In both towns, most daily needs within the community are a short walk or bike ride away. You can reach beaches, cafes, boutique markets, and shared greens without getting in the car. For larger shopping trips or specialized services, residents typically head to bigger centers elsewhere in Walton County.

Social life and programming

The design invites casual encounters. Porches face sidewalks. Squares host events. You meet neighbors on repeat walks to the same small routines. Community organizations and associations help program activities and maintain a consistent standard for the streetscape.

Parking and peak season

On-street parking and tucked-away garages keep streets comfortable for people. During peak 30A seasons, expect more visitors, parking pressure, and some congestion. If you plan to use your home for rental income, weigh the benefit of demand with the reality of busier months.

Climate and construction

Both towns build within Florida’s coastal codes, which shape materials and construction choices. In Alys Beach, the white masonry and stucco palette also supports durability in a coastal climate. You should still evaluate elevation, flood zones, and insurance for each property during due diligence.

Advantages of New Urbanist living

• Walkable lifestyle with the beach, dining, and civic spaces nearby.
• Strong sense of place and architecture that feels consistent and intentional.
• Active public life through compact mixed-use centers and programmed events.
• Potential for premium property values in well-executed, scarce settings.

Tradeoffs to weigh

• Design restrictions are real, especially in Alys Beach. Expect reviews and guidelines for exterior changes.
• HOA governance includes assessments and rules for landscaping, colors, and short-term rentals.
• Seasonal tourism brings crowds, parking limits, and higher activity on peak dates.
• Coastal ownership costs can be higher, including maintenance and insurance.

Buyer checklist: smart questions to ask

• What are the community design standards and the architectural review process? Ask for the code or pattern book, timelines, and fees.
• What are HOA fees and assessments, and what do they cover? Clarify road, landscaping, amenities, and security.
• What are the short-term rental rules at the HOA level and in Walton County? Verify permits and any limits with current county and community documents. The county’s site is a good starting point for regulations at the Walton County website.
• How does the home address hurricane resilience? Review elevation, flood zone, and insurance requirements.
• Where are the closest options for everyday groceries, medical care, and services? Identify what is inside the town and what requires a drive.
• What are typical utilities and any community-managed systems? Confirm sewer, water, and any special districts.
• If rental income is part of the plan, request occupancy data, typical peak-season rates, and any caps or restrictions.

Due diligence resources

• Community governing documents: CC&Rs, design guidelines, and HOA bylaws.
• County regulations: zoning, permitting, and short-term rental rules via the Walton County website.
• Historical and planning context: the Seaside Institute and the Alys Beach site.
• Background on design tools: the CNU Charter and the Form-Based Codes Institute.

Whether you feel most at home in Seaside’s classic coastal grid or Alys Beach’s sculpted courtyards, both towns deliver a rare mix of walkability, design, and connection to place. If you want help comparing properties, governance, and rental policies, or simply want a candid read on value, reach out to Corcoran Reverie. Our team pairs local 30A expertise with curated, high-touch service to guide your next move.

FAQs

What is New Urbanism on 30A?

• It is a people-first planning approach focused on walkable blocks, mixed uses, and a strong public realm, expressed locally in towns like Seaside and Alys Beach.

How do Alys Beach and Seaside differ in feel?

• Seaside is an early New Urbanist model with cottage variety and a lively central green, while Alys Beach is later and more curated with strict design standards and a unified white masonry aesthetic.

Can you live without a car in these towns?

• You can walk or bike to many daily needs, but most residents still use a car for larger errands, regional trips, and hurricane-season logistics.

How are design changes approved for homes?

• Both towns use codes and architectural review; you submit proposed changes for approval under community design standards and covenants.

Are short-term rentals allowed in Alys Beach or Seaside?

• Policies vary by HOA and over time, and county rules also apply, so confirm current rules in community documents and on the Walton County website.

What should I expect during peak tourist season?

• Expect more activity, parking pressure, and congestion across 30A, along with strong demand if you plan to rent your property.