Grayton Beach vs Seaside: Two Very Different 30A Vibes
February 19, 2026
February 19, 2026
Choosing between Grayton Beach and Seaside can feel like picking between two great coastal moods. You might love the idea of weathered cottages tucked by dune lakes, or you may picture yourself strolling a postcard-perfect town square to grab coffee and walk to the beach. Either way, you want clarity before you invest time or money. In this guide, you’ll learn the real differences in vibe, access, dining, rental potential, and practical rules so you can decide which 30A setting fits your goals. Let’s dive in.
Grayton Beach and Seaside sit only a short drive apart on CR‑30A, roughly 4 km, or about seven minutes by car, which makes it easy to experience both in one visit. That proximity is helpful if you’re still exploring. You can wake up to Grayton’s low-key village feel, then lunch in Seaside’s lively square and be back on the sand by afternoon. This side-by-side contrast is part of what makes South Walton so compelling for second-home shoppers and investors.
Grayton Beach reads as organic and artsy, with a layered streetscape of older cottages and newer builds set near rare coastal dune lakes. As Southern Living has described it, the feel is “Old Florida,” relaxed and lived-in, with small local spots and creative touches throughout town. If you value character and a slower rhythm, Grayton delivers that sensibility.
The shoreline here is shaped by Grayton Beach State Park and its protected dune systems. The park also frames a network of rare coastal dune lakes that add a distinctive natural backdrop. These protected areas influence how and where new homes can be built, and they also preserve a quieter, nature-forward experience on and off the beach.
Grayton’s food and nightlife lean local and eclectic. The Red Bar is a beloved landmark that famously rebuilt and reopened after a 2019 fire, an emblem of the town’s creative resilience. You can pair that with bakeries, seafood spots, and small galleries in and around Uptown Grayton, all within a village scale that prioritizes personality over polish.
Seaside is the original New Urbanist showcase on 30A, planned in the late 1970s and 1980s as a compact, pedestrian-first village with strict architectural guidelines and a central square. The result is a cohesive, curated environment where cottages, paths, and civic spaces align to create a postcard look and an easy daily rhythm on foot or bike. The town is also a pop-culture touchpoint through The Truman Show, which highlighted its cinematic streetscapes.
Seaside’s design offers a sequence of beach pavilions and walkable routes that connect homes to the Gulf within minutes. The central amphitheatre and small civic buildings support regular programming, from markets to outdoor events, which increases daytime foot traffic in peak seasons. If you want to park once, then spend the day moving between the beach, shops, and cafes without driving, Seaside is set up for that.
Seaside concentrates dining and shopping around Central Square, with staples like Modica Market, Bud & Alley’s, and a rotation of Airstream food trucks. You get variety within a few blocks, which is part of the town’s draw for visitors who prefer convenience and a polished experience. Expect energy in peak months and a steady buzz most of the year.
Seaside’s compact center and programmed events can draw strong daytime crowds, especially during spring and summer peaks. Parking near the square is limited at busy times, so many visitors choose to walk or bike once they arrive. That setup is by design and part of the appeal for those who want a true park-and-stroll experience.
Grayton Beach disperses people more broadly within a small-scale street grid and along park access points. You still see heavy visitation in prime weeks, but the experience often feels quieter away from the main spots. Plan for limited large-lot parking and mind local rules on trash and street parking, which are common in area covenants and rental guidelines.
If rental income matters, set expectations and get the paperwork right from the start. Walton County requires short-term vacation rental registration through its certification program. You must also comply with safety posting, responsible-party rules, and renewals, and you need to understand Tourist Development Tax districts and rates. South of the Bay, the South Walton TDT is 5 percent.
HOAs or private communities can add more restrictions, so county registration does not override community covenants. Before you buy, confirm both the county and HOA requirements for rentals, parking, occupancy, and signage. This small bit of diligence can prevent surprises after closing.
Seasonality on 30A follows a clear pattern: peak demand around March and June through August, strong shoulder months in spring and early fall, and quieter winter periods except for select events. Seaside’s walkable core often supports stronger occupancy for cottages near Central Square, while Grayton homes that pair park access with a local, nature-forward feel also perform well when positioned correctly.
If your priority is a calmer setting that leans into nature and local character, Grayton Beach offers enduring appeal and a limited footprint thanks to park buffers and dune-lake protections. Inventory can show more variety in age, size, and style, which creates opportunities if you value authenticity and privacy.
If you prioritize walkability, predictable streetscapes, and quick access to shops and the beach without driving, Seaside’s plan delivers that convenience every day. The same qualities often resonate with renters, which can strengthen demand for well-located cottages near the square and beach access.
Either way, you are choosing between two excellent versions of coastal life within minutes of each other. The right answer comes down to your daily rhythm, not just the postcard.
Ready to talk through a purchase, sale, or rental strategy on 30A? Reach out to Tom Fitzpatrick for discreet guidance and a plan tailored to your goals.
Specializing in 30A luxury properties, Tom offers an unparalleled level of service, marketing expertise, and personalized attention, ensuring your real estate needs are met with honesty and integrity.