3707 Mystic Street A-B, Panama City Beach, FL 32408
Duplex in Biltmore Beach, Panama City Beach · No CDD on record
Biltmore Beach · Panama City Beach, FL 32408 · Bay County
Listing data checked against the MLS October 26, 2026 at 2:31 PM ET · rechecked hourly
Listed by Legacy Premier Agency (MLS) · Page maintained by Momentum Realty (EAB RE Investments LLC) · Brittany Brooks, broker of record
5Bedrooms
3Bathrooms
1981Year Built
No CDD on record5 bedrooms
How to read this page: MLS listing facts carry their source; everything else is labelled as a public record, a calculation, an estimate, or something to verify. Where local data is too thin to support a number, the page says so instead of guessing.
Buyer leverage
Seller-leaning
15 days on market
Zone AE
Flood risk
Confirm requirements with FEMA; ~7 ft elevation
$2k–$6k/yr
Est. insurance · illustrative
Not a carrier quote; premiums vary widely by property. Get a real quote.
3707 Mystic Street A-B in Biltmore Beach, Panama City Beach is listed at $599,900. That is 52% above Biltmore Beach's median closed sale of $395,000 over the last 12 months (23 recorded sales). It has been listed Oct 11, 2026, well inside the community's typical 85 days. Listing facts: built in 1981. The parcel maps to FEMA flood zone AE, a special flood hazard area where lenders generally require flood insurance. Figures are from the MLS record and county data; deemed reliable but not guaranteed.
No CDD assessment on record
Built 1981 · 45 yrs
listed Oct 11, 2026
Listing description
About this home
Picture this: it's 7 a. m., coffee in hand, and you're strolling across the street to watch the sun come up over the Grand Lagoon. Your boat is in the water from the public ramp one block away before the charter crowd wakes up.
By lunch you're toes-in-the-sand at Gulf beach access #11, about half a mile from your door. By sunset you're on the deck at Schooners, about 1.5 miles away. And while you're living the dream, two homes are quietly working for you.
That's what 3707 Mystic Street is: a beach lifestyle that pays its own way. This duplex lives like two separate homes, with two private entries, two separate parking areas and each unit's own patio, so neighbors and guests never feel like they're sharing. Mystic Surf (Unit A) is the guest favorite, with three king bedrooms plus a twin and trundle that sleep eight, surf murals in every bedroom, a kitchen big enough for the whole crew, a cozy electric fireplace and a storage shed for the kayaks and paddleboards.
Mystic Sun (Unit B) is the hideaway, with two king suites, a full kitchen, a real wood-burning fireplace for those cool December nights and its own shed. For the second-home buyer, this is the beach house that doesn't sit empty. Keep one side as your private getaway, with its own entry, parking and patio.
Rent the other side to guests and let them help cover your costs. Come down whenever you want, lock the door when you leave, and let the income keep rolling in. For the investor, this is two income streams on one turnkey property that's already operating as a vacation rental.
There's no HOA and nothing to fix, short-term rentals are allowed, and you have the flexibility to run each unit however the market tells you to. For the buyer hunting for multifamily close to the beach, this is the one that's hard to find. Small multifamily properties this close to both the Gulf and the lagoon rarely come up, especially with true separation between units, a corner lot and room to grow.
There's space for boat parking, so your boat lives right at home one block from the ramp. There's also room to add a hot tub, the kind of upgrade guests search for and happily pay more for. Everything worth doing is close.
The Grand Lagoon marinas and charter fleets are 1 to 2 miles away. The trails and snorkeling at St. Andrews State Park are about 2 miles away.
A cold one at Buster's Beer & Bait is an easy walk, and Pier Park is roughly 9 miles away. Now let's talk numbers. Both units have produced 2026 - $74,996 Gross and 2025 - $73,356 Gross There's no HOA fee eating into your returns, and both units are already up and running, so there's no setup period and no waiting for your first booking.
Keep both on the short-term market for maximum income, or put one side on a mid- or long-term lease for steady, predictable cash flow. Adding a hot tub or capturing boat-friendly guests could push those numbers even higher.
All 82 photos
Description provided by Legacy Premier Agency and reproduced from the MLS; not independently verified.
Listing data, public records, our calculations, and what to verify — each fact shown once. Estimates and calculations shown are for general information only, are not appraisals or advice, and should be independently verified.
Listing facts MLS
List price$599,900
Bed / bath5 / 3
Year built1981
Property typeDuplex
MLS #796274
Listing statuslisted Oct 11, 2026
Public records & third-party data
FEMA flood zoneZone AE
Ground elevation~7 ft
CountyBay
Area listings17 active · 2 under contract
Estimated first-year tax~$6,750/yr
CDD assessmentNone on record
HOANot reported
Calculated estimates
Estimated monthly payment$4,185
Insurance (illustrative)$2k–$6k/yr
Comparable-sales median$395,000
Buyer should verify Buyer verify
Exact HOA dues, fees, and restrictionsRoof age and conditionHVAC age and conditionA property-specific insurance quoteSurvey and lot boundariesPermit historyFlood-insurance requirementsSchool zoning (confirm with the district)Property taxes after sale (homestead reset)CDD / community assessmentsSquare footage and room dimensions
Financing
Estimated monthly payment
$4,185/mo
Principal & interest $3,297/mo79%
Taxes $562/mo13%
Insurance $325/mo8%
$4,185/mo at 20% down, 30-yr @ 7.32% · edit any field to update.
Estimate: asking price less the $50,000 homestead exemption × Bay County rate (12.28 mills, county-average millage, 2025; verify with the property appraiser). Not a bill.
⚠️
Property taxes in Florida are reassessed after a sale, so a buyer’s first full-year bill can be higher than the seller’s. Budget from this estimate, not the current bill, before you make an offer.
Current owner’s estimated bill $5,900/yr ($492/mo) — taxable value $481,439 × 12.28 mills
$850 more each year
(+14%)
Most of this comes from Florida’s Save Our Homes assessment cap resetting when the home sells — the current owner’s protected assessment does not transfer to a new buyer.
🛡️
Current ownerProtected by Save Our Homes
🔄
Home sellsResets the January after
🧾
Buyer paysBased on purchase price
$5,568
Save Our Homes benefit
The current owner’s protected taxable value sits this much below market — which is why today’s bill is lower than a new buyer’s.
$487,007
Market value
$481,439
Assessed
$481,439
Taxable
Certified 2025 tax roll values for this parcel (Florida DOR). The roll gives values, not the bill; the current owner’s bill above is estimated from the taxable value.
Sources: Florida DOR certified tax roll (2025), Central Panhandle AR; millage: Florida TaxWatch 2025 How Florida Counties Compare (county-average millage); school portion estimated at ~42% of total, capped at 6.50 mills. County public record, not MLS data — matched to this home by parcel ID. Estimates are not a tax bill; the county property appraiser and tax collector set the actual amount.
What it really costs to own 3707 Mystic Street A-B
The parts of the monthly number a mortgage calculator leaves out, from this listing's MLS record, the county tax roll, Citizens and FEMA. Property facts only.
Property tax
The current owner's bill is about $5,900/yr (certified county roll, taxable value × millage). Buy at the asking price of $599,900 and the first-year bill resets to about $6,750/yr (the parcel is matched to the certified roll; asking price less the $50,000 homestead exemption × 12.28 mills (county-average millage, estimate)); Save Our Homes caps later increases at 3%/yr.
Home and flood insurance
The average Citizens Property Insurance premium in Bay County is $1,928/yr (1,264 policies, Citizens detail by county, April 2026); private-market quotes differ by roof age, wind mitigation and distance to the coast. The page's modeled range for this home is $2,500–$5,500/yr; neither is a quote. Flood: this address maps to FEMA zone AE, a high-risk zone where flood insurance is required with a federally backed mortgage. Statewide, a zone A/AE/VE flood policy runs about $1,200–$2,500/yr (FEMA Risk Rating 2.0 averages, not a quote).
Roof and age
Built in 1981. An original roof would be about 45 years old; under Florida's 2022 reform (SB 2-D) carriers may require an inspection past 15 years, so budget for a roof report and ask for the roof permit date.
Estimated ownership costs
Estimated costs & disclosures
Estimated ownership costs for general information. Confirm each with the county, your lender, and an insurer. See data & estimate notes.
CDD assessment
None on record
No CDD assessment appears in our records for this community. CDD assessments show on the county tax bill — confirm with the tax collector.
Insurance (illustrative range)
$2k–$6k/yr
An illustrative modeled range, not based on carrier underwriting and not a quote. Florida premiums vary significantly by roof age, wind-mitigation features, claims history, and carrier — a real quote can land well outside this range. Flood zone AE — confirm flood coverage. Get a quote from a licensed insurer before relying on any figure.
HOA
Not reported
Not stated in the listing. Confirm with the listing agent or the county record; $0 is used in the payment estimate.
Environmental data
Flood zone & elevation
Sourced environmental data for the parcel. Confirm with FEMA and your insurer.
FEMA flood zone
Zone AE
From the FEMA flood map. Lender-required flood insurance may apply; confirm for the parcel.
Ground elevation
~7 ft
Approximate parcel elevation from USGS; confirm exact elevation with a survey.
Windstorm / insurance
Obtain a quote
Bay County is on the Florida coast; wind coverage is a major part of the premium. Premiums and coverage vary by home (roof age, wind mitigation, claims history); obtain a quote from a licensed insurer.
Hazard risk
Natural hazard risk
FEMA National Risk Index for Bay County, FL: overall Relatively Moderate. Ratings compare this county with every county in the United States for expected annual loss from each hazard.
HurricaneVery High
Coastal floodingRelatively Moderate
Inland floodingRelatively Moderate
Heat waveRelatively Moderate
WildfireRelatively Low
TornadoRelatively High
LightningVery High
Strong windRelatively Moderate
DroughtVery Low
HailVery Low
Cold waveRelatively Moderate
Winter weatherRelatively Low
Source: FEMA National Risk Index (county level, hazard risk ratings only). Ratings describe the county, not this parcel; the flood zone shown above is parcel-specific. Verify insurance requirements with your lender and agent.
Connectivity
Internet & broadband
Fiber
Check availability
Address-level fiber service is not confirmed for this home. Check the FCC National Broadband Map (broadbandmap.fcc.gov) or the provider for this address.
Cable
Check availability
Cable broadband is common in Florida and Georgia towns but not confirmed for this address; verify with the provider.
Fixed wireless / satellite
Check availability
5G home internet and satellite service depend on the exact location; check coverage for this address.
Momentum Research · Biltmore Beach
Pricing & the Biltmore Beach market
How this home is priced against recent nearby sales, and where Biltmore Beach has been over 25 years. Momentum Research analysis of CPAR MLS records; closed sales, deemed reliable but not guaranteed. Estimates only; see data notes.
Median sale price by year
12-month median closed price, 2012–2026.
Market Heat by year (0–100)
Momentum Market Heat, 2013–2026. Now 19 (cold).
Property timeline
This home’s history
1981BuiltPer public record
Oct 5, 2026First seen on movewithmomentum.comObserved at $599,900
NowActiveCurrently for sale
Build year is from public record. The MLS list date is approximate (today minus the cumulative days on market the MLS reports, which can span relistings). Other milestones reflect movewithmomentum.com’s own observations since we began tracking this listing and are not the MLS listing history; dates and prices are deemed reliable but not guaranteed.
Transparency
Price & listing history
Listed for $599,900Momentum Realty · listed Oct 11, 2026
Public records
Building permits
Permit history not yet linkedConfirm permit history with the county building department.
How it stacks up
Comparable recent sales
No closed sales of a similar home within about 10 miles in Bay County in the last 18 months are in our MLS data set, so this page shows no comparable-sales median or automated estimate for Biltmore Beach. A licensed Momentum Realty agent can prepare a property-specific comparative market analysis on request.
Momentum Scores
Momentum Property Score
42/100
Strongest on: Market timing (81), Pricing power (74)
0 limited50100 exceptional
42/100 is below average across the objective indicators below. It reflects only those measures — not the home’s quality, condition, or desirability.
A 0-100 score built from objective property and market data: flood risk, insurance, pricing, supply, affordability, and recent sales. Higher means more measures line up in a buyer’s favor. It reflects only the factors below.
Affordability0
List price $599,900 vs the community median $395,000. Not a measure of personal affordability.
Flood safety45
FEMA Zone AE, ~7 ft elevation. Verify the parcel with FEMA.
Insurance cost20
From FEMA Zone AE and a 1981 build. Obtain a property-specific quote.
Market liquidity32
Community median 85 days on market (12-month record).
Pricing power74
Recent sales closed at about 93.1% of original asking (~6.9% below). More room below asking generally favors buyers.
Market timing81
Momentum Market Heat is 19/100 (cold). Cooler readings generally favor buyers; hotter readings favor sellers.
Coverage: 6 of 8 indicators had valid data for this home; indicators without data are left out, not scored as zero. Momentum Scores are objective, rules-based indicators computed from listing facts, public records, and recent comparable sales. They do not measure property condition, quality, or investment suitability, and they are not appraisals, valuations, investment advice, or judgments about a neighborhood or who should live there. Verify independently.
Momentum Research
The Momentum read
29% of homes in Biltmore Beach are owner-occupied. An estimated 71% are non-owner-occupied, including 13% held in a company or trust and 39% out-of-state owners.Why it matters: a high owner-occupied share typically means fewer rentals nearby and steadier resale demand.Source: Florida Department of Revenue 2025 assessment roll (public records), 1109 homes matched. Community-level context.
Recent Biltmore Beach sales closed near 93.1% of original asking.Why it matters: the community’s own record shows how far opening prices typically move, and how often buyers compete without financing.Momentum Research analysis of CPAR records, community-level, 12 months ending September 20, 2026. Aggregates only; deemed reliable but not guaranteed.
What’s unique here: one of only 17 active listings in Biltmore Beach, no CDD assessment.
Checked against the MLS October 26, 2026 · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
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Listed by Legacy Premier Agency · MLS # 796274
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Keep looking
Similar homes for sale near Biltmore Beach
Active listings nearby at a comparable size and price. Listings held by brokerages other than Momentum Realty are marked with the listing broker. Deemed reliable but not guaranteed.
Recent local developments near this home, compiled from news and public sources. Provided for general information; verify details with the original source.
Oct 2026 · Development
Tyndall Air Force Base rebuild continues with about 140 new facilities
WJHG reports Tyndall AFB is rebuilding with roughly 140 new hurricane-resistant facilities after Hurricane Michael in 2018, and now hosts F-35 squadrons. Most current projects are expected to finish by 2027, while other buildings await congressional funding and the work has faced labor and budget constraints.
Why it matters: Continued base construction and F-35 operations sustain military and contractor employment and construction activity in the eastern Bay County area. The site is about 9 miles south of Biltmore Beach.
Panama City meets Houston developer interested in part of Panama City Mall site
Panama City officials met a Houston developer interested in buying a portion of the largely vacant Panama City Mall, owned by Hendon Properties, with a retail focus. Discussions covered rezoning, possible CRA participation and plan submittal. The mayor called the FDOT US 231 widening, planned to six lanes from US 98 to SR 20, the biggest holdup.
Why it matters: Possible retail redevelopment of a large vacant site could add shopping options near the US 231 corridor, with timing tied to road widening and rezoning. The site is about 6 miles west of Biltmore Beach.
Deal reached to redevelop historic Panama City Grammar School into apartments and townhomes
Panama City reached a deal for developer Zachary Seymour to buy the 1914 Panama City Grammar School on East Seventh Street and convert it to apartments and townhomes. The city would waive about $375,000 in code fines and a $100,000 CRA grant is pending approval. Seymour has one year to finish structural repairs to roofs, windows and doors.
Why it matters: Reuse of a vacant historic building would add downtown-area residential units and remove a long-standing vacant property. The project is about 6 miles southwest of Biltmore Beach, elsewhere in Bay County.
HCA Florida Gulf Coast Hospital announces $125 million expansion
HCA Florida Gulf Coast Hospital announced a $125 million expansion on its 23rd Street campus, including a new patient tower with 34 additional beds, a 16-bed orthopedic and spine unit, a fourth cath lab, an expanded women's center and a 5,000-square-foot outpatient entrance expansion. The project is in design, with construction of 24 to 36 months and completion targeted for 2029.
Why it matters: Added hospital capacity and specialty services would improve local healthcare access and add medical-sector employment along the 23rd Street corridor. The site is about 7 miles west of Biltmore Beach.
See schools, amenities, builders, HOA/CDD detail, and every active & sold home in the community — the single biggest advantage of buying here over a portal.
Schools currently assigned to this address in Bay County, provided as neutral factual data. Assignments can change — confirm current zoning with the school district. This is not a statement about the home's suitability for any person or family.
School zoningThis address is in the Bay County School District. Specific elementary, middle, and high-school assignments vary by street and can change. Confirm current zoning with the district before relying on it.
Items worth confirming for 3707 Mystic Street A-B, chosen from what the record shows. This is general guidance, not advice about this specific property.
Built in 1981 (45 years): ask for the roof and HVAC replacement dates — insurers commonly ask for roof age on homes this old, and it changes the premium.
Confirm whether a mandatory HOA applies to this parcel and what it charges.
FEMA flood zone AE: lenders generally require flood insurance here — get an elevation certificate and a flood quote before the inspection period ends.
Get a homeowners insurance quote for this specific address in Bay County; a wind-mitigation inspection and, on older homes, a four-point inspection can change the premium.
Confirm square footage and room dimensions independently.
Order a survey to confirm lot boundaries and easements.
Review permit history with the county.
Property taxes: the estimate on this page (about $6,750/yr) assumes reassessment at the list price less the homestead exemption. Estimated buyer taxes are about $850 more per year than the current owner’s estimated bill (+14%). Exemptions and portability change the actual bill — confirm with the county property appraiser.
Confirm school zoning directly with the district.
Provenance
Data sources & freshness
Listing record
CPAR, checked against the MLS hourly (last: October 26, 2026)
Comparable sales
Fewer than 3 defensible closed sales within about 10 miles in Bay County — no medians or automated estimate shown
Certified county tax roll (parcel-matched) × county millage; an estimate, not a bill
Insurance figure
Modeled estimate; obtain a real quote before offering
Schools
2025-26 district assignments; verify with the district
Momentum Research lines are our own analysis of CPAR records; MLS data is deemed reliable but not guaranteed. Estimates are informational, not appraisals or advice. Methodology: how Momentum scores are computed.
Answered before you ask
Frequently asked questions
How big is 3707 Mystic Street A-B and when was it built?
Per the listing record, 3707 Mystic Street A-B was built in 1981 and has 5 bedrooms and 3 bathrooms. Living area and lot size come from the MLS record and should be verified against the county property appraiser.
What community is 3707 Mystic Street A-B in?
3707 Mystic Street A-B is in Biltmore Beach in Panama City Beach, Bay County. Too few comparable closed sales exist nearby for this page to show local sales statistics; a licensed agent can prepare a comparative market analysis.
Why might property taxes on 3707 Mystic Street A-B differ from the current owner's?
The estimate on this page (about $6,750 per year) assumes reassessment at the list price less the homestead exemption. Estimated buyer taxes are about $850 more per year than the current owner’s estimated bill (+14%). Florida reassesses a home after it sells; for a homesteaded seller the Save Our Homes cap on their assessment does not transfer, and a buyer's own exemptions and portability are applied separately, so the two bills usually differ. Any tax figure shown here is an estimate, not the actual bill — confirm with the county property appraiser and tax collector.
Is 3707 Mystic Street A-B in a flood zone?
The FEMA flood map places this parcel in Zone AE, a special flood hazard area where lenders generally require flood insurance on a mortgaged purchase. Confirm the parcel's status with FEMA and your insurer, and ask for an elevation certificate.
Can I rely on the figures on this page?
No. Estimated taxes, insurance, payments, and any market or comparable-sales summary are opinions and estimates for general information only and should not be relied upon. Verify all information independently before making any decision.
Ready when you are
See 3707 Mystic Street A-B in person
Private tours available 7 days a week, in person or by live video walkthrough. Request a tour or send a question and a licensed Momentum Realty agent will follow up.
Opinion & estimate — do not rely on this page. Any figure on this page that is not a verbatim fact from the listing or a public record — including estimated property taxes, insurance, CDD/HOA amounts, mortgage payments, comparable-sales summaries, and market statistics — is an opinion and estimate provided for general informational purposes only. These figures may be inaccurate or out of date, are not appraisals, valuations, or financial, legal, tax, or investment advice, and should not be relied upon. Do not make any purchase, offer, financing, or other decision based on this page. Independently verify everything — price, square footage, lot size, year built, taxes, CDD/HOA, flood status, school assignments, permits, and community rules — with the listing broker, the county, your lender, a licensed inspector, an insurer, and your own advisors before acting.
Estimate methodology. Tax estimates apply county millage to the list price (less the homestead exemption where the parcel is matched to the certified roll) and will differ from the actual assessed bill. Cost and market figures are derived from available data and simple calculations, not a professional appraisal. We make no representation that any estimate reflects fair market value.
Equal Housing Opportunity. Content on this page is compiled from public records, MLS data, and automated sources and may contain errors or be out of date. It is general information only, not a representation about any specific property, community, builder, or association. Verify information independently before relying on it. Momentum Realty supports the Fair Housing Act and does not discriminate on the basis of race, color, religion, sex, handicap, familial status, national origin, sexual orientation, or gender identity. Information about schools, distances, and amenities is provided as neutral factual data to help you research the property and is not a statement about who should or should not live here or the suitability of the home or neighborhood for any person or group. School data may change — confirm current assignments with the school district.
Found an error? If you are the owner, listing agent, or a party to this property and believe any information is inaccurate, email jon@movewithmomentum.com and we will review and correct or remove it promptly.
Automated content. Some summaries, distances, and estimates on this page are generated automatically from public and proprietary data sources and may contain errors or omissions. We strive for accuracy but cannot guarantee the completeness or accuracy of any information. Verify anything important independently.
No warranty; measurements & photos. No guarantee, warranty, or representation of any kind is made regarding the completeness or accuracy of any information, descriptions, or measurements on this page — including square-footage measurements and property condition — all of which should be independently verified through appropriate means, including in-person inspection and public records. Photographs may be virtually staged or digitally enhanced and may not reflect actual property conditions. Momentum Realty and its agents expressly disclaim any liability in connection with the information provided.
Sold price and details are from public records and the MLS, deemed reliable but not guaranteed. Shown for comparison only — not an appraisal or a statement of this home's value.
