Pull up the Oyom Hotel & Spa page on Kaiya Beach Resort's own website and read the fine print under the renderings. It describes a 30-suite sanctuary with a farm-to-table restaurant, a courtyard pool, a rooftop terrace with ocean views, a spa, and a fitness center. Then it stops. "Opening date to be announced," the page says, and that wording has stood alongside a construction update, a national hospitality feature, and a Tripadvisor reply from resort management noting that the new restaurant will open soon.
That single sentence is the thing to understand before comparing Kaiya to anywhere else on 30A. Buyers evaluating this community against Alys Beach or Rosemary Beach are used to weighing finished inventory against finished inventory. At Kaiya, part of what's being sold is still a description, and the description itself has started to shift.
What's Actually Standing Right Now
Kaiya opened as a residential resort in 2024 on 32 acres in Inlet Beach that used to be a peach farm. Construction had started around 2021, so the project spent roughly three years in the ground before the first residents moved in. The community now includes 173 residences spread across villas, townhomes, and condominiums, along with Omaire Gallery, an art space built around contemporary work including paintings by Richard Zinon, who works in oil on linen and completes pieces without preparatory sketches.
The one hospitality anchor that's open today is the Kaiya Beach House, a private club with a Gulf-facing infinity pool and serviced beach access for members. Thisday Café handles day-to-day food and coffee. The larger hospitality pieces, the Oyom Hotel & Spa and its planned fine-dining restaurant, are still ahead, and the resort lists the hotel's opening date as to be announced.
A guest-facing update on Kaiya's Tripadvisor page named the still-pending restaurant for the first time: Lamuse D'or. Management's own response noted that new guest programming is being developed for 2027, which pushes the internal horizon for that piece of the resort a full year past the "this year" language used in a spring 2026 hospitality feature. Buyers reading the resort's plans will want to check which dates come from the community itself and which come from press coverage.
The Number That Grew by a Third
Kaiya's own materials describe Oyom as a 30-suite building. A hospitality trade feature published in March 2026, drawing on Times-Picayune reporting, described the same expansion as a 40-suite hotel with a 4,000-square-foot spa and fitness center.
The 40-suite figure is a third higher than the 30 suites on the community's own page, and both describe the same building. No public update reconciles the two. New development amenity programs do shift in scope while permitting and design are still underway, so this isn't unusual on its own. But it's the clearest available evidence that the hospitality wing at Kaiya is still being drawn, not delivered, and that the specifics a buyer reads in a brochure today may not match what eventually gets built.
What the Sales Data Says About That Uncertainty
Kaiya's resale market has barely started to exist. In the twelve months ending in mid-2026, only around seven properties closed in the community, a pace that reflects extreme scarcity and a market built for buy-and-hold ownership rather than quick turnover. Sold transactions in that window have landed around $1,335 per square foot, while active listings are asking closer to $1,585.
Measure | Figure (as of mid-2026) |
|---|---|
Closed sales, trailing 12 months | ~7 |
Price per square foot, sold | ~$1,335 |
Price per square foot, active | ~$1,585 |
Residences in the community | 173 |
Acreage | 32 acres (former peach farm) |
Seven closings a year is thin enough that almost no one has actually tested what a Kaiya unit is worth on resale while the hotel question remains open. The people who have bought so far are largely holding, not flipping, which means the market hasn't yet priced in what happens if Oyom's completion slips again or if the finished building looks meaningfully different from either brochure description. That risk is currently absorbed by whoever owns at Kaiya today, not reflected in a track record of comparable sales.
What Florida Law Actually Guarantees at Closing
None of this changes whether a buyer can close on a residence at Kaiya today. What it changes is what's worth reading closely before doing so.
Florida Statute 718.503 governs the sale of condominium units before construction is complete, and its core requirement is narrower than most buyers assume. The developer has to make complete plans and specifications available for inspection, covering the unit itself and the common elements attached to it, at a place convenient to the site. Buyers also get a 15-day window after receiving the required documents during which the contract is voidable.
The statute goes further in one direction that matters here. Required sales brochures must carry a specific disclaimer: oral representations cannot be relied upon as correctly stating the developer's representations, and only the contract and the documents required under the statute control. In plain terms, the lifestyle copy describing a 30-suite sanctuary or a named restaurant isn't the legally binding part of the transaction. The recorded declaration and the unit-specific plans are.
That's the mechanism worth sitting with. A suite count can grow by a third between a community's own page and a national trade outlet's description of the same building, and nothing about that is a violation of Florida law, because the law was written around the assumption that marketing language moves and only the recorded documents don't.
Questions Worth Asking Before Writing an Offer
- Ask for the recorded declaration and unit-specific plans rather than relying on the renderings or suite counts in current marketing.
- Ask whether any hospitality amenity described in sales materials, such as the spa, the restaurant, or the fitness center, is part of the legal package tied to your unit or lives only in language that can change before completion.
- Ask what happens to your position if the hospitality wing's completion slips beyond whatever timeline is discussed at the time you sign.
- Ask for a written explanation any time you notice a discrepancy between two official descriptions of the same building, the way the 30-suite and 40-suite figures diverge here.
A Few Questions Buyers Ask
Is Kaiya built for full-time living, or mostly for second homes? Nothing in the community's governing structure prohibits full-time residency. In practice, the market behaves like a buy-and-hold, second-home environment right now, with pricing well above typical primary-residence ranges elsewhere on 30A and very few trailing sales to draw from.
Does the unfinished hotel affect whether I can close on a residence today? No. Closing depends on the residence itself and the documents governing that specific unit. The open question isn't whether you can close. It's whether any hospitality amenity described to you is part of that recorded package or only part of the marketing you read on the way in.
Will Kaiya's amenity rollout end up looking like other 30A communities designed by the same architecture firm? Kaiya shares design leadership with other well-known 30A projects, but each rollout runs on its own construction and permitting timeline. Judge Kaiya by its current disclosure documents and construction status rather than by comparison to a community with a longer operating history.
A still-forming resort on 30A can be exactly the right fit for a buyer who wants ground-floor pricing and understands the amenity timeline is unresolved. It's a different fit for a buyer who wants every promised feature already standing at closing. Either way, the distinction is worth pricing before the offer, not after. If you're weighing a purchase at Kaiya against a more established address on 30A and want help reading the documents that actually matter, The Kendall Hood Collection is glad to walk through it with you.
