La Vista Condominiums Guide To Floor Plans And Views

You do not buy a condo at La Vista by accident. With just 19 residences and one home per floor, every choice you make about level, layout, and view matters. If you want a clear way to compare floor plans, balconies, and perspectives before you write an offer, you are in the right place. In this guide, you will learn how La Vista is laid out, how the three-balcony design shapes your daily light and views, and how each floor changes the experience. Let’s dive in.

La Vista at a glance

Set on the Gulf side of Perdido Key at 14799 Perdido Key Drive, La Vista is planned as a single tower with 19 private residences. Residential floors run from the 3rd to the 21st, with one residence per level. You can review the project overview and features on the developer’s page for a quick snapshot of finishes and amenities.

• See the developer’s overview for features like dynamic glass, appliance packages, and amenity highlights on the project page at La Vista’s official site.
• The site is adjacent to Perdido Key State Park, which creates a protected dune and park foreground beside the property. You can confirm the project-to-park relationship on the developer’s site.

Floor plan essentials

La Vista provides a consistent, large-format plate across residential levels. Always cross-check a specific unit against the official architectural PDF before you finalize details in an offer or listing.

• Review the canonical A003 plate in the developer’s architectural packet: 3rd–21st typical floor plan.

Private elevator entry

Each residence uses a private elevator-to-foyer flow. Two elevator cabs open to a small, owner-controlled vestibule, then into your residence. This design improves privacy and helps you manage guest circulation. Confirm elevator access details and floor mapping in the recorded documents and listing materials.

Open living core

The main living area fronts the Gulf with floor-to-ceiling glass. The kitchen is shown at about 20' × 14', opening to formal dining and a great room around 28' × 24'. This puts your daily life on the view axis, so cooking, dining, and relaxing spill directly to the primary terrace. Check exact dimensions for your unit on the typical floor plan.

Bedroom and utility layout

The primary suite sits on the Gulf side with a large bath and wardrobe area. The sleeping area is labeled around 19' × 22' in the plan. Secondary bedrooms are set toward the building edges, and one guest wing includes a smaller private balcony. You will also find a true utility room and labeled storage or bar alcoves in the plan. Verify which bedrooms have balcony access for the specific floor you are reviewing.

Outdoor living: three balconies

La Vista’s typical residence includes three separate balconies that shape your daily light and view options:

• Approx. 380 sq ft main Gulf-facing terrace
• Approx. 190 sq ft side balcony
• Approx. 85 sq ft smaller balcony

Developer marketing often cites about 690 sq ft of total balcony space. Always confirm deeded balcony areas for the specific residence, along with railing specifications and any rules on grills or gas lines, using the architectural packet.

Glass, light, and comfort

La Vista’s design relies on curtain-wall glazing with 10-foot window zones. Marketing materials call out View or Halio dynamic smart glass and NanaWall operable glazed systems at amenities. The goal is to deliver wide, clear views while reducing solar heat load. If you are sensitive to late-day sun, request product sheets and warranty details for the glazing system and confirm shading strategies with the builder. You can see a summary of building features on the project page.

Orientation and views

Panoramic Gulf exposure

The main living and primary balcony face roughly south to southwest. Expect strong afternoon and evening light with broad water views and sunset potential. The large terrace off the great room captures the widest panorama.

Corner and park perspectives

Side balconies and corner bedrooms create angled Gulf views that vary through the day. Because the site borders Perdido Key State Park, the dune and park area form a natural foreground with reduced risk of near-term obstruction. Always verify property lines and park easements with local records, and use the developer’s downloads to understand dune and crossover locations on the site materials.

Choosing the right floor

One residence per floor means your choice of level has an outsized effect on your daily experience. Use the guidance below to frame your tour and questions.

Lower floors: 3rd to 6th

• Pros: Shorter elevator rides, quick access to the elevated 2nd-floor amenity deck, and often easier beach access.
• Cons: A lower sightline that sits closer to the dune and park. Privacy may be more sensitive at these levels. The amenity deck is elevated about 18'9" in the plans, so confirm how deck activity and dune routes feel from the main balcony. You can reference the amenity and floor elevations in the architectural set.

Mid floors: 7th to 14th

• Pros: A dependable balance of distance and perspective over the dune and park, with less street-level activity.
• Cons: Sightlines can vary with beach curvature, and balcony projection can subtly change your view feel. Review listing photos and the plan plate to understand how your terrace projects relative to the facade.

Upper floors: 15th to 21st

• Pros: Longest horizons and maximum separation from street and amenity noise.
• Cons: More wind exposure on balconies and potentially longer elevator waits at peak times. If possible, tour on a calm and a breezy day, and confirm glazing and railing specifications in writing.

Parking and access

La Vista’s plan calls for a ParkPlus puzzle-lift parking system with two reserved spaces per residence in marketing materials. The site-plan PDF shows 46 spaces, while copy references 50. Treat those counts as placeholders until you verify the recorded condo documents and the assignment for your residence. Ask for a demonstration or written explanation of retrieval times, guest parking options, and how service or delivery vehicles are handled. You can see the amenity and site details on the project page and in the architectural packet.

What to verify before you offer

Use this checklist to protect your decision and keep your negotiations clean.

• Get the exact seller-provided floor plan for your level, using the A003 plate as your baseline: 3rd–21st typical floor plan.
• Confirm the floor number and how that changes view distance, privacy, and exposure to amenity activity.
• Verify deeded balcony areas and any restrictions on grills, gas, and outdoor fittings.
• Reconcile assigned parking space numbers with the ParkPlus system details. Clarify retrieval times and guest parking.
• Review HOA fees, reserve study summaries, insurance requirements, and any special assessments in the current HOA packet.
• Check flood zone, parcel details, and elevation using county tools like the Escambia Property Appraiser maps, then confirm your lender and insurer requirements.
• Request window and dynamic glass performance data and warranty coverage from the builder.
• Confirm the final location of any mechanical equipment, such as AC condensers, relative to your balcony or bedrooms.
• Ask for written rental rules and length-of-stay policies from the association if rental potential is part of your plan.

How to compare two La Vista units

When every residence spans nearly a full floor, small differences matter. Here is a simple comparison framework you can use during showings.

1. Elevation and view feel. Note how much horizon you see from a seated and a standing position on the main balcony. Check at different times of day.
2. Light and heat. South and southwest exposures can create late-day glare and heat. Ask how the dynamic glass performs and where you might still want shading.
3. Balcony function. Compare the size and privacy of each of the three terraces. Decide where you will dine, lounge, and read, then confirm any use restrictions.
4. Bedroom access. List which bedrooms open to balconies, and compare noise exposure from the beach or amenity deck.
5. Everyday logistics. Consider your elevator ride time, parking retrieval, and how groceries and luggage move from car to kitchen using the private foyer.

Smart next steps

• Download and annotate the developer’s floor plate and amenity/site plans so you know exactly what you are seeing: La Vista plan set.
• Tour at two times of day to evaluate light, glare, and deck activity. Bring sunglasses for an afternoon test and note wind on the balcony.
• Ask for the full HOA and insurance packet early, including reserves, assessments, and rental rules, so you can evaluate cost of ownership with confidence.

If you want a knowledgeable, low-pressure walkthrough of La Vista’s plans, views, and HOA details, work with a local condo specialist who knows the building types and the coastal ownership nuances. For personalized guidance and a concierge-level experience, connect with Charlie Guy.

FAQs

What makes La Vista’s floor plans unique?

• Each residence occupies its own floor, with a private elevator entry into a large open-plan living area and three balconies, typically showing 4 bedrooms and 4.5 baths around 4,505 sq ft of interior space.

How many balconies does each residence have?

• Plans show three terraces per residence at approximately 380, 190, and 85 sq ft. Marketing often cites around 690 sq ft total, so confirm deeded areas in the architectural packet.

Which La Vista floors have the best views?

• Upper floors offer the longest horizons and the most separation from amenity noise, mid floors balance distance and access, and lower floors favor convenience. Always verify sightlines from the specific balcony.

How does the La Vista parking system work?

• Marketing calls for a ParkPlus puzzle-lift system with two reserved spaces per residence, while the site plan lists 46 total spaces. Confirm your assigned spaces and retrieval details with the association.

What HOA and insurance checks should I do in Perdido Key?

• Review current HOA fees, reserves, assessments, and rental rules, then verify flood zone and elevation using county tools like the Escambia Property Appraiser maps before obtaining insurance quotes.