Tuscana

Walton County returns one subdivision header for Tuscana, under series 23-2S-21-42130. Its legal summary says the subdivision was recorded in August 2005 at PB 16-85. The current numbered parcel identifiers run continuously from 1824 through 1841, yielding 18 recorded lot IDs rather than a count drawn from marketing descriptions.

The live parcel output contains 23 entries, but five are common-property entries. Identifier 00A0 repeats four times and 00B0 appears once; both carry the residential-common use description. After grouping exact identifiers, the output contains 18 numbered lots and two common identifiers. Raw County records, unique parcel references, common interests, and residences answer different questions and must not be added together.

Current County use descriptions mark Lots 1824-1834 as vacant and Lots 1835-1841 as single family. Those labels are useful for matching the current assessment dataset, but they do not prove whether a structure exists today, whether work is underway, whether a property is occupied, or whether prior approvals remain valid. Permits, inspections, a survey, physical review, and current association records are still required.

The address layer has 24 entries: five no-address common entries and 19 entries tied to the 18 numbered parcel identifiers. Parcel 1836 carries displayed addresses 1836 and 1837 Tuscana Place, parcel 1837 carries displayed address 1838, and parcel 1838 says no address assigned. The visible street-number sequence therefore is not a safe parcel crosswalk. Start with the full parcel ID and legal description instead of silently shifting numbers.

The current public Tuscana supplement identifies 1824-1834 as Phase II and expressly says that phase consists of 11 lots. It refers to Phase I while describing a shared architectural theme, but the reviewed County source presents one Tuscana subdivision series. This guide preserves the document's exact Phase II scope without inventing a second County key or a separate ownership count.

The supplement describes Tuscana as a combination of attached villas and single-family residences. Walton County, however, presents individually numbered subdivision lots, and Florida's current North Florida condominium and approved-timeshare extracts contain no Tuscana match. Building attachment and ownership form are different questions; an attached design does not by itself create a condominium project.

Florida corporate records list Tuscana at Sandestin HOA, Inc., document N06000006488, as an active not-for-profit filed in 2006 and current through a 2026 annual report. That precise name and number matter because they distinguish the neighborhood from other Tuscana entities. Corporate status alone does not establish parcel membership, charges, voting rights, maintenance duties, insurance allocations, enforcement, or pending claims.

A separate active Tuscana Homeowners' Association, Inc. is based in Sarasota, and Florida licensing records identify a Tuscana I condominium project on Tuscana Lane in Davenport, zip 33896. Neither is the Sandestin neighborhood. Searching by Tuscana without the County, address, corporate number, and ownership type can therefore lead directly to the wrong governing record or project.

The Sandestin Owners Association roster dated April 1, 2026 lists Tuscana with ECAM in the management-company column. That current administrative reference complements the neighborhood corporation but does not allocate authority between the neighborhood and master association. Obtain current records from both layers for the exact lot, and do not rely on a manager label as a substitute for declarations or amendments.

The current SOA architectural page lists the Tuscana supplement dated February 25, 2021 and instructs listed neighborhoods to consult both their supplement and the full SOA guidelines. The supplement likewise says covered new construction, exterior changes, and landscaping must comply with both layers. A proposal should be checked against current recorded instruments, the Tuscana material, the master rules, and the present approval process.

The two current public document paths do not produce one consistent setback table. The supplement generally shows five-foot side values, while the master summary shows 7.5 feet. The supplement gives Lot 1828 a 25-foot rear value and Lots 1840-1841 a 20-foot rear value; the master groups show 20 feet for 1824-1828 and 25 feet for 1831-1841. The supplement is also more granular for Lot 1831. The master page warns that recorded-plat setbacks and easements always govern, so none of these summaries is published as a buildable-envelope conclusion.

Across four pages, the supplement addresses height, coverage, floor area, elevations, walls, windows, roofs, doors, shutters, driveways, garages, sidewalks, walls, porches, and colors. Exhibit A adds Phase II-specific provisions. This is valuable review vocabulary, but it does not prove that a present structure has every described element, remains unchanged, meets every current standard, or carries a complete approval file.

No reviewed primary source establishes one rental minimum or guarantees short-term use for every Tuscana lot. Walton County registration does not override private covenants, master rules, state licensing, taxes, occupancy controls, parking requirements, insurance restrictions, or association approvals. Verify the current written rules and actual rental history for the exact property before relying on prior advertising.

Neither the neighborhood outline nor an adjacent-lot assumption resolves a property's FEMA designation, elevation evidence, site drainage, wind underwriting, carrier eligibility, or reported losses. Pull the current flood layer and parcel record, then pair them with a survey or elevation certificate when relevant, permit and inspection history, drainage evidence, lender conditions, loss information, and quotes written for the exact address.

The Atlas preserves the existing public point and copies the same seven-vertex County-derived outline already served on the map. It does not replace that reviewed geometry with the denser live County ring, and no served coordinate or boundary vertex was changed for this guide. The outline connects the page to the recorded subdivision but is not a legal survey or proof of a parcel feature, easement, or right.

Begin with the parcel ID, numbered lot, displayed address, PB 16-85 plat reference, and complete legal description. Then collect declarations and amendments, neighborhood and master-association records, current architectural instructions, budgets and financials, assessments, insurance material, estoppel or disclosure records, survey, permits, alteration approvals, flood evidence, rental records, and inspections. Reconcile the address anomaly and every claimed benefit in writing before comparison.