If you have been eyeing a new build in Mexico Beach, you are in good company. After years of recovery and planning, construction is picking up in defined pockets across town. You want to know where the action is, what it means for value and lifestyle, and how to vet the details before you buy. This guide maps the main clusters and gives you a practical checklist to move forward with confidence. Let’s dive in.

West end: Salt Creek leads growth

The largest, most organized cluster is Salt Creek at Mexico Beach, a St. Joe master-planned community of roughly 554 acres on the west side near US 98 and the public boat ramp. Early phases include townhomes and an apartment component, with single-family neighborhoods planned as builder agreements move forward. You can read St. Joe’s overview of the plan and timeline in their announcement of the project’s commencement of development. See the master plan details from The St. Joe Company.

Builders began securing lots and rolling out product lines in 2024 and into 2025. A 2024 announcement highlights builder relationships and lot purchases tied to Salt Creek’s upcoming phases. Review the builder agreements update.

As of 2025, builder pages indicate single-family plans in Salt Creek starting in the mid $300Ks, giving buyers a lower entry point compared to Gulf-front homes. Check current plans and pricing on Holiday Builders’ Salt Creek page.

What to expect in Salt Creek

• Mix of townhomes, apartments, and single-family homes as phases open.
• Proximity to US 98 and the public boat ramp for quick regional access.
• A fit for permanent residents and military households who want newer construction at more approachable price points.
• Expect active construction and staged amenities as the community builds out.

Gulf-front corridor: parcel-by-parcel rebuild

From the Mexico Beach Canal east to the Bay–Gulf County line, the three-mile Gulf-front corridor continues to rebuild lot by lot. Most activity is elevated single-family homes designed to modern coastal standards, with a limited number of duplexes or cottages. A major shoreline project wrapped up in spring 2025, placing nearly 1 million cubic yards of sand to rebuild dunes and widen the beach. Explore the Mexico Beach beach restoration project and ECL info.

What it means for buyers

• Expect ongoing construction next to newer elevated homes, rather than large beachfront subdivisions.
• The nourishment and dune work improve beach width and storm resilience, which can influence insurance and long-term maintenance planning. Use the city’s project page to understand the Erosion Control Line and implications for coastal permitting.
• Budget for elevated construction features and coastal insurance requirements when evaluating new builds along the Gulf.

Canal Parkway: boat access homes cluster

Around the Mexico Beach Canal and municipal marina, you will see a steady stream of private rebuilds and improvements that appeal to boaters. The city has invested in marina and canal park infrastructure since Hurricane Michael, supporting renewed interest in canal-adjacent homes. Local coverage outlines the marina project work.

Tips for canalfront searches

• Confirm dockage, seawall condition, and any permits for waterfront improvements.
• Verify flood zone, elevation, and insurance needs before you write an offer.
• Expect premium pricing for direct boat access compared to inland options.

Infill near US 98: townhomes and apartments

Inland from the beach and along the Highway 98 corridor, infill projects and multi-unit housing are expanding. These include townhomes inside Salt Creek and apartment phases positioned to serve the workforce and military households commuting to regional employers. The west-end location and accessibility to US 98 are key drivers for these product types.

What is driving these clusters

• Tyndall Air Force Base rebuild. The base’s multi-year “Installation of the Future” effort has created durable housing demand across Bay County, which developers cite when planning new communities in Mexico Beach. See Tyndall’s official rebuild updates.
• Post-Michael code-forward construction. Modern elevated standards shape what is built and where, favoring either premium coastal lots or larger tracts like Salt Creek that can absorb today’s build costs.
• Public projects that reduce risk. Shoreline renourishment, marina upgrades, and phased infrastructure investments support confidence along the Gulf-front and canal.

Key rules and risks to factor in

• FEMA flood map changes. Bay County’s updated FEMA maps took effect in October 2024. Some parcels shifted zones, which can change mortgage and insurance requirements. Review local coverage of the map update.
• Always check the current FIRM. Before you buy or build, verify the flood zone and obtain an elevation certificate if needed. Use FEMA’s Map Service Center.
• Local permitting and substantial improvement rules. Bay County enforces elevation and freeboard requirements, as well as substantial improvement thresholds that can trigger current-code upgrades. Engage the county permitting team early to confirm what will be required for your specific site.

Do-your-homework checklist

Do these items early in your search to avoid surprises:

• Check active permits and history for a property. Search Bay County permits.
• Confirm flood zone, base flood elevation, and whether an elevation certificate exists. Look up the property in FEMA’s MSC.
• Scan current city projects and infrastructure timelines that may affect access, views, or timing. See Mexico Beach’s projects page.
• Review HOA and builder documents for master-planned communities like Salt Creek, including architectural and rental rules.
• Price insurance early. Ask your agent and insurer for quotes that reflect current flood maps and wind coverage.

How to choose the right cluster for you

• Choose Salt Creek if you want newer construction, a neighborhood setting, and a more attainable entry point compared to the Gulf-front. Read the master plan context and check current builder offerings. See Holiday Builders’ Salt Creek page.
• Choose the Gulf-front corridor if direct beach access is your top priority and you are comfortable with elevated builds and coastal insurance dynamics. Study the city’s beach restoration details.
• Choose Canal Parkway if boat access matters most. Validate dockage, seawall, and permitting. Review recent marina project coverage.

Buying or building here is a long-term decision. If you want help matching your goals to the right location and verifying the details that protect your investment, reach out to Justin Cothran for clear, local guidance.

FAQs

Where are the main new construction areas in Mexico Beach?

• Salt Creek on the west end, the Gulf-front corridor from the canal to the county line, Canal Parkway near the marina, and infill neighborhoods near US 98.

How does the 2025 beach renourishment affect Gulf-front buying?

• The completed nourishment and dune work widen the beach and improve storm resilience, which can influence risk, maintenance planning, and insurance conversations. Review the city’s project details.

What should I check about flood risk before buying a new build?

• Confirm the current FEMA flood zone, get an elevation certificate if needed, and price flood and wind insurance early. Use FEMA’s MSC and review local map updates. See WJHG’s overview.

How is Tyndall AFB’s rebuild impacting housing demand in Mexico Beach?

• Multi-year base reconstruction continues to draw personnel and contractors to the area, supporting demand for new homes and multi-unit options near US 98 and in master-planned communities. Track Tyndall’s rebuild.

What price points are typical in Salt Creek right now?

• Builder pages have shown single-family plans starting in the mid $300Ks, with specifics changing by plan, lot, and phase. Check current offerings on Holiday Builders’ page.

What permits should I review when evaluating a lot or new build?

• Start with active and historical permits, flood zone status, and any HOA or architectural approvals for the community. Search Bay County permits and verify details with the county permitting office.