New Owners Booklet & FAQs

Congratulations on the purchase of your new home/condo and welcome to Kiva Dunes Golf and Beach Resort!  

We look forward to serving you over the years to come and please let us know if there is anything the staff of Kiva Dunes may do to help you in this regard.
The following is a collection of helpful information designed to assist you in settling into your new home.

For complete and detailed information

Booklet Highlights…

Getting started with a new property at Kiva Dunes

Where & How Do I Get My Home & Mailbox

  • Keys to your property, owner’s closet, and mailbox should be obtained from your real estate agent at or after closing. 

  • For your mailbox key, you will need a deed or HUD statement to prove ownership & to show the date of closing.


Is There Any Additional Paperwork That Kiva Needs?

Once you have settled into your new home, Kiva just needs a little bit of information to get you started:

  • Our Emergency Contact Form that can be emailed to Shannon Bedinger at All information will be kept confidential and is for emergency purposes only.

  • Kiva Dunes Club Account Agreement for Charge Privileges is a required form used to create a charge-only account that can be used all around the Kiva Resort.

    After completing the form please emailed to Stephanie Hogwood at

Why/How Do I Set Up & Use My
Charge Account?

  • After filling/reviewing out the CLUB ACCOUNT AGREEMENT form and then emailing it to Please allow 24 hours for processing of  your account to be created by our team.

  • When your account is created you may use your charge-only account at both restaurants, on the golf course, & inside the golf shop. 

  • KIVA BEACH CLUB IS A CHARGE ONLY FACILITY.  Due to KBC abiding by AL Health Dept Rules and the ABC Liquor Lic, No outside food or drinks are allowed in the club.

    Owners must setup a club account to enjoy this amenity.

  • Charge accounts will need to be paid in full on or before the due date, if the total statement is not paid in full that the member is required to pay a late fee of 1.5% per month OR 18% annually.



Billing Questions?

If you would like more detailed information please refer to the full owner’s manual located at the top of this page. 

You can also visit our website at or call our main office at 251.540.7100


When Are My
COA Meeting & Dues

  • COA dues are billed monthly.

  • COA meetings are held annually in January and you will receive a meeting notice 30 days prior to as a reminder.

  • Contact: Shannon Bedinger – for meetings, questions and dues.



What Do I Need in Order to Receive Insurance?

  • For Kiva Village insurance renews in April of each year. Condo owners’ insurance premiums are assessed annually through the condo owner association.

  • Please Refer to the Evidence of Insurance page on the owner’s portal
  • Contact: Shannon Bedinger –


How Do I Need to Do to Set Up Utilities?

  • Electric: Baldwin EMC provides electricity. Arrangements can be made with Baldwin EMC prior to closing. New and existing customers may make arrangements for services by visiting or calling 251.968.7585.  A deposit is required. The nearest office is located 21801 University Lane, Orange Beach, AL 36561.

  • Internet/Telephone/Television: C-Spire is the provider of the Internet and Cable service for Kiva Lodge and Kiva Village. The monthly service is paid along with the association dues. C-Spire: 1.866.414.9090.

  • Water/Sewer/Trash/Pest Control: These services are included in the monthly dues and can be explained further by the COA (Condo Owners Association)

  • Other Utilities: For more information on other utilities please refer to the full owner’s manual.


Where/How Do I Get My Parking Permit?

  • Residents need to register their vehicles with Kiva Dunes Properties Management and obtain a parking permit

  • Permits & gate remotes can be purchased at the Kiva Dunes Office located at Kiva Lodge.

  • Gate remotes can be purchased for $40 per remote to the open the gates at both the front and back entrances of the property. 

  • If you choose to not purchase a remote, the front gate has a 24 hour security but you will NOT have access to enter the back gate of the property.



What About Hurricane Re-Entry Passes?

  • New residents may obtain two initial passes at Gulf Shores City Hall at no cost. Proof of residency or property ownership & driver license are required. 

  • For additional passes, proof of identification along with a deed, lease, or utility bill that bears the street address of the property are required.


What Are The Regulations on Pets?

  • Dogs should be under 30-40 lbs for any condo owners & clean up after ALWAYS

  • Cats are NOT ALLOWED on any Kiva Dunes property including homes & condo units. This is a regulation by The Alabama Department of Environmental Management to protect the Alabama Beach Mouse endangered species.



What Kind of Amenities Will I Receive As An Owner At Kiva?

Owners do receive discounts at the Kiva Golf Shop, Kiva Beach Club & Kiva Grill

Located inside our main building, Kiva Lodge.

  • Golf:  To book at tee time please call the shop at 251.540.7000 (hours may vary depending on season)

  • Grill: The Kiva Grill is located in the Kiva Lodge and offers breakfast, lunch, and dinner. Dine-in & To-Go Available. To place an order please call 251.540.7211. 

  • Fitness Center: Open daily on the first floor from 6am-9pm

  • Business Center: Open daily for 6am-9pm

Located on other parts of the Kiva Dunes property…

  • Pool: There are four pools located throughout the Kiva Dunes property at Kiva Lodge, Blue Heron Cove, Kiva Beach Club, & Osprey Circle. (pools are heated seasonally)

  • Tennis Court:  Located at Osprey Circle and is open daily from 8am-10pm

Beach Shuttle Service is free of charge (seasonal hours apply)



What About Private Amenities like Kiva Beach Club?

Kiva Beach Club is a privately owned and operated restaurant, pool, & beach amenity that Kiva Dunes created for the enjoyment of owners and guests.

  • Kiva Property Owners: If you own a home or condo property at Kiva Dunes there is no membership fee required to enjoy the Kiva Beach Club. Please refer to the CLUB ACCOUNT FORM above due to KIVA BEACH CLUB BEING A CHARGE ONLY FACILITY. 

  • Kiva Property Owners Guests (Non-Renters): If you are a guest of a KD Property Owner then there is no membership fee required. Please contact the Rental Office to setup a separate guest charge account 251-540-7100. 
  • Kiva Property Rentals: If you rent your condo/home through Kiva Dunes Properties, LLC the vacation renters will be charged a resort fee of 4% upon check-in.

  • Kiva Property Rentals (Third-Party, not on the KD Rental Program): If you decide to rent your property through a third-party rental company such as Meyers, VRBO, Airbnb, etc. then the KD property owners would need to purchase a Kiva Beach Club membership for the vacation renters to be allowed access. This membership is billed annually.

    • Please call the Kiva Dunes office for the current fee structure: 251.540.7100.
  • Once membership payment has been received, you or your rental management company will need to provide the Kiva Dunes Rental Office with a list of your current reservations. We will need your guest’s name, dates of reservation and the number of guests per reservation. Upon arrival, your guests will need to check-in with the Kiva Dunes Management Office to obtain their wristbands and to activate their charge account.


What About Property Taxes?

  • Tax rates are due annually and paid in ARREARS. Please see the tax information on the website for the Revenue Commissioner of Baldwin County at



Where Do I Register My Boat?

To receive a state boating registration application from the Motor Vehicle Marine & Driver’s Licensing, please visit the Baldwin County Satellite Courthouse. For more information, please call 251.948.5061.


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