Turquoise Place Orange Beach: Luxury Condos With Rental Power

Looking for a Gulf-front condo that can also perform as a short-term rental? You are not alone. Many buyers love Turquoise Place for its large floorplans, private hot tubs, and resort feel, then lean on rental income when they are not in residence. In this guide, you will get a clear picture of the condos, amenities, HOA fees, rental benchmarks, and how to evaluate a unit’s income potential. Let’s dive in.

Why Turquoise Place stands out

Turquoise Place sits directly on the Gulf along Perdido Beach Boulevard in Orange Beach’s 36561 ZIP code. The community consists of two high-rise towers often referred to as Tower C and Tower D with roughly 400 units across the complex. Most condos are 3 to 4 bedrooms, and several penthouses are larger. You will see small discrepancies in published tower heights and total unit counts, so plan to verify specifics in the recorded condominium declaration or Baldwin County parcel records.

Floorplans and features

Typical 3-bedroom floorplans run about 2,300 to 2,400 square feet, while many 4-bedroom plans span roughly 3,400 to 3,700 square feet. Corner and penthouse residences can reach 4,700 square feet or more. A signature feature is the oversized balcony with a private hot tub and built-in gas grill. Inside, many units showcase high-end kitchens and wet bars with ice makers. Verify exact finishes and appliances for each listing, since owner options vary.

Resort amenities that drive bookings

Turquoise Place functions like a resort. You and your guests can enjoy multiple outdoor pools, an indoor heated pool in each tower, a lazy river, indoor hot tubs, saunas and steam rooms, Gulf-view fitness centers, tennis and pickleball courts, a children’s playground, and direct beach walkovers. On-site conveniences include a poolside bar and grill, cabanas, and a Spectrum Club Lounge for some direct bookings. You can review the full list on the official amenities page at Spectrum Resorts.

Recent rental listings also mention a multi-level parking garage and rooftop amenity deck with features such as a waterslide, putting green, splash pad, EV chargers, and an outdoor movie area. Because this is project-based information, you should confirm current status, operations, and any related assessments with Spectrum or the HOA before assuming availability.

Rental performance at a glance

At the market level, Orange Beach short-term rentals average about 60% occupancy with an average daily rate around $419, according to AirDNA’s Orange Beach overview. Building-level results at Turquoise Place can outperform the market depending on stack, floor, condition, and furnishings. Public manager and listing references show examples such as a reported $82,605 gross for a Turquoise Place unit (2608C) in 2024, with other 3 to 4 bedroom condos cited in the $120,000 to $190,000-plus gross range in stronger seasons. Always validate these claims with the owner’s profit and loss statements that show gross bookings, fees, taxes, and net to owner.

You also have multiple ways to manage bookings. Spectrum Resorts is the on-site management company and a key source for unit-level rental statements and program terms. In the wider Alabama Gulf Coast, full-service management fees commonly range from about 15% to 30% of gross bookings, with potential add-on costs for payments, marketing, or damage protection programs. If you are comparing managers, request the agreement and a sample owner statement up front.

• Learn about on-site amenities and management resources at Spectrum Resorts’ Turquoise Place.
• See a regional example of fee structures from a large local manager on the Brett-Robinson management fees page.

What it costs to own

Public MLS examples show HOA dues for typical 3-bedroom Turquoise Place condos in the $1,100 to $1,600 per month range, with larger 4-bedroom and penthouse plans carrying proportionally higher assessments. Listings often note that HOA fees cover items such as common-area maintenance, pools and amenities, security, common-area insurance, water and sewer, trash, building exterior insurance, management, and reserves. Always confirm the exact inclusions on the specific unit’s MLS entry and request the current HOA budget and insurance summary.

When you underwrite, include estimated property taxes and insurance. Some recent MLS entries for Turquoise Place show annual taxes around the high four to five figures for certain units. Because this is a coastal property, ask your insurance broker for a quote that includes wind and hurricane coverage. Reviewing the HOA’s master policy and owner responsibilities will help you avoid surprises.

You should also expect periodic amenity downtime and scheduled maintenance. Spectrum publishes owner notices on items like hot tub checks, pool or lazy-river closures, and capital project work. You can view recent announcements on the resort site and ask the manager for schedules that might affect guest stays.

• Check for current operations and schedule notes on Spectrum’s announcements page.

Recent sales and comp strategy

Pricing swings widely by tower, stack, floor, view, condition, and renovations. To read comps effectively, follow a simple framework:

1. Pull the MLS sold sheet for the exact unit to capture sold price, date, living square footage, HOA, and taxes. Note days on market and any seller concessions.

2. Match comps by stack and floor. Direct Gulf-front stacks and higher floors often command premiums. Corner plans and renovated kitchens or balcony finishes can push values higher.

3. Calculate price per square foot to compare like-for-like. For example, a 2,301 square foot residence that sold for $1,460,000 would equate to about $635 per square foot. Use the official MLS sold figures for precise math.

4. Adjust for inclusions. Deeded parking, storage, and unique features can impact the number you use.

5. Look at timing and demand. Short days on market and multiple-offer notes suggest investor interest, while long market times may flag condition or pricing stretch.

If a listing highlights rental revenue, request the underlying owner statements. Manager-reported figures are helpful, but net income hinges on fees, turnovers, maintenance, and taxes.

Who this fits best

• Buyers who want personal use plus income. Large family-friendly floorplans, private hot tubs, and on-site amenities make it easy to enjoy peak weeks and rent the rest of the year.
• Investors who want premium STR revenue. Top stacks, corners, and penthouses at Turquoise Place often appear in public high-performer lists and manager reports. Underwrite net, not just gross.
• Second-home seekers and retirees. The resort setting, indoor pools, and security features are attractive if you plan to use the condo more than you rent it.

Buyer checklist for Turquoise Place

Use this quick list when you are serious about a unit:

• MLS sold sheet and most recent closing statement for the condo you are considering.
• HOA packet: recorded declaration, bylaws, rules, financials, current budget, reserve study, and last 6 to 12 months of meeting minutes.
• Insurance summary: master policy details and owner responsibilities. Ask your broker for a coastal quote that includes wind and hurricane.
• Manager P&Ls: last 12 to 36 months of owner statements showing gross bookings by channel, commissions, cleaning and maintenance, lodging taxes, and net distributions.
• Management agreement: commission structure, fees, cancellation terms, and owner-use blocks.
• Capital projects: confirm the status of the garage and rooftop amenity deck, funding source, and any assessments. Cross-check resort announcements and ask the HOA for documentation.
• Market benchmarks: run an address-specific Rentalizer using AirDNA’s Orange Beach overview as your baseline.

Build your income model

Model three scenarios so you can compare units with confidence:

• Pessimistic: Use conservative occupancy and ADR, higher management fees, and extra turns. Include HOA, insurance, taxes, utilities, reserve funding, and estimated maintenance.
• Expected: Base assumptions on Spectrum’s owner statements for a like-kind unit or your manager of choice. Align seasonality with the calendars you see in actual booking history.
• Optimistic: Use top-quartile ADR and occupancy from an address-level Rentalizer for similar stacks and finishes. Keep fees realistic and do not ignore turnovers.

Then compute a simple cap rate: net operating income divided by purchase price. This will help you compare Turquoise Place against other Gulf Coast options.

Your next step

Turquoise Place blends luxury living with serious rental potential, but the best results come from careful due diligence and an investor-minded plan. If you want help matching floorplans to demand, reviewing HOA and manager docs, and building a clear income model, reach out. We will walk you through the data and the details so you can buy with confidence. Connect with Candace Pfab to start your Gulf Coast search.

FAQs

What and where is Turquoise Place in Orange Beach?

• Turquoise Place is a two-tower, Gulf-front condo resort on Perdido Beach Boulevard in Orange Beach’s 36561 ZIP code with roughly 400 units across the complex.

What unit sizes and features are common at Turquoise Place?

• Many 3-bedroom plans are about 2,300 to 2,400 square feet and 4-bedroom plans often span 3,400 to 3,700 square feet, with oversized balconies, a private hot tub, and a built-in grill in most units.

Are short-term rentals allowed and who manages them?

• Yes, the on-site operator is Spectrum Resorts; they provide rental program terms and owner resources, along with resort-scale amenities that attract guests.

What are typical HOA fees at Turquoise Place?

• Public MLS examples for 3-bedroom units show HOA dues around $1,100 to $1,600 per month, with larger plans carrying higher assessments; confirm specifics for each unit.

What rental performance can I expect as an investor?

• Orange Beach averages about 60% occupancy and a $419 ADR, and top Turquoise Place units can exceed market averages, but you should verify unit-level P&Ls to assess net income.

Are the garage and rooftop amenity deck complete and open?

• Some rental listings reference these features; confirm current operational status and any assessments with Spectrum or the HOA and check the resort’s announcements page.