Next Meeting: 13 Feb 2024 @ Crosspoint Bluewater
The Bluewater Bay
Municipal Services Benefit Unit (MSBU)


“The Bluewater Bay Municipal Services Benefit Unit” or the “MSBU” was established under the authority of F.S. § 125.01(1)(q). The purpose of the MSBU is to provide improvements and services within the MSBU which specially benefits the properties within the boundaries of the special assessment within unincorporated Okaloosa County as defined by Appendix D, Article LV of the Okaloosa County Code of Ordinances. For more information reference:

MSBU Guiding Documentation

The MSBU Ordinance, established an annual special assessment on each parcel, including but not limited to right-of-way improvements, landscaping, repair & maintenance of irrigation systems, community sign repair, and streetlights. An elected Board of Directors oversees the MSBU.

The annual BWB MSBU special assessment that all Bluewater Bay residential and commercial property owners will pay for FY2022 (1 Oct 2021 – 30 Sep 2022) is $82.68 up from $78.75 paid in FY2021. The amount is collected on the tax bill and found under the non ad valorem assessments portion of the property tax bill.

The MSBU, through the Board of Directors, can recommend to the Board of County Commissioners that it increase the special assessments annually by up to 5%. For an annual increase of more than 5%, it would require an amendment to the Ordinance adopted by the Board of County Commissioners after notice and a public hearing.

MSBU Mission

The mission of the Bluewater Bay MSBU as a funding mechanism of the Okaloosa County Board of Commissioners is to preserve and enhance the quality of life of its residents, to preserve and enhance property values along with the natural environment, and to manage the MSBU’s mission in a cost-effective manner.

MSBU Vision

Our vision is to maintain Bluewater Bay as an outstanding residential community by promoting a strong sense of community and enriching the quality of life for its members. Our desire is to ensure the community is attractive, well-maintained, and safe, by providing safe and attractive roads, sidewalks and park-like areas for residents to enjoy. We wish to contribute positively to the members’ investment in Bluewater Bay by preserving property values while ensuring the guiding principles result in the pursuit of excellence.

MSBU Board of Directors

The MSBU Board of Directors recommends approval of projects to the Board of County Commissioners in accordance with the County’s Code of Ordinances. The purpose of the MSBU Board of Directors is to determine for each fiscal year the level, extent and type of services and improvements to be provided and their estimated costs, including administrative costs and expenses and any fees for services of professional personnel, technicians or consultants deemed necessary by the board of directors for the effective provision of the services and improvements, and make recommendations to the Board of County Commissioners. An association manager is under contract to oversee completion of approved projects as well as monitor the status of landscape upkeep and Bluewater Bay safety.

The Florida-licensed association manager or ‘management’ that is under contract with Okaloosa County is Bluewater Association Management, LLC.

Typically, management oversees the day-to-day functions of running Bluewater Bay, including maintenance and repair of the community’s common areas, equipment and systems. This includes handling resident communications and other related management tasks, in accordance with the MSBU’s budget and available resources.

Management is also tasked with implementing and executing the decisions of the MSBU Board of Directors and carrying out its policies. They also must to be knowledgeable in finance, governance and compliance. They provide dedicated service and care to the residents of Bluewater Bay, as well as programs and services that fall within the MSBU’s budget.

Bluewater Bay Municipal Services Benefit Unit (MSBU)