Kiva Dunes
Kiva Dunes is a privately-held Gulf Shores, Alabama resort offering 53 vacation rentals (condos and beach homes), an 18-hole public golf course designed by Jerry Pate, two restaurants, four pools, and gated-community amenities across 276 acres of Fort Morgan beachfront, serving family vacationers, golf groups, and on-site real estate buyers through direct booking and on-site management subsidiaries.
- Company typePrivate
- Founded1992
- HeadquartersGulf Shores, United States
- Headcount51–100
- GTM typeB2C
- OfferingServices
What Kiva Dunes does
Kiva Dunes is a privately-held integrated beach and golf resort located on a 276-acre site on the Fort Morgan peninsula of Gulf Shores, Alabama. Founded in 1992 by Jim "Scrappy" Edgemon and Larry Drummond, the property combines 3,000+ feet of private Gulf of Mexico beachfront, an 18-hole public golf course designed by Jerry Pate (opened 1995), 53 vacation rental units across Kiva Lodge (23 condos) and Kiva Village I & II (30 condos), four pools, two restaurants (Kiva Grill year-round and Kiva Beach Club Restaurant seasonal March–November), a tennis/pickleball facility, fitness room, and gated community amenities. The course has been ranked #1 public course in Alabama by Golf Advisor and has accumulated two decades of Golf Digest, Golfweek, and Golf Magazine recognition.
The company monetizes the asset through four distinct revenue streams: (i) full-service vacation rental management via wholly-owned subsidiary Kiva Dunes Properties, LLC, which handles bookings, marketing, maintenance, cleaning, and on-site response for property owners in exchange for management fees and commissions; (ii) daily-fee public golf operations including green fees, club rentals ($75/set), instruction, and on-site retail at the Golf Shop; (iii) food and beverage through two on-site restaurants with full bar service; and (iv) real estate sales on the remaining 152 single-family residential lots (30 beachfront) via Edgemon Property Group as the official on-site sales representative. Distribution is a hybrid of direct (kivadunes.com website, phone reservations 866-540-7100 / 251-540-7100, on-site offices at 815 Plantation Road) and indirect channels (TripAdvisor, third-party booking sites, Allegiant Air fly-direct partnership).
The go-to-market targets four customer segments — vacation rental guests (families and groups), golf enthusiasts (daily-fee public players, buddy trips, tournaments, corporate events), real estate buyers (second-home and investment purchasers), and broader Gulf Coast tourists — served via a hybrid segmentation approach spanning use-case and geography. Direct bookings are incentivized through automatic Kiva Beach Club membership for direct-stay guests; Stay & Play packages (customizable for groups of 2–100+) bundle lodging and golf. Marketing channels include Facebook, Instagram, Twitter/X, Pinterest, LinkedIn, email newsletters, paid Google search, and a Gulf Shores Tourism partnership. Operating geographies are limited to the Southeast U.S. (Gulf Shores, Alabama), with no disclosed international footprint.
Kiva Dunes firmographics
Firmographics- Name
- Kiva Dunes
- Legal name
- Kiva Dunes
- Website
- https://kivadunes.com
- Company type
- Private
- Founded year
- 1992
- Operating status
- Operating
- Headcount range
- 51–100 employees
- Short description
- Kiva Dunes is a privately-held Gulf Shores, Alabama resort offering 53 vacation rentals (condos and beach homes), an 18-hole public golf course designed by Jerry Pate, two restaurants, four pools, and gated-community amenities across 276 acres of Fort Morgan beachfront, serving family vacationers, golf groups, and on-site real estate buyers through direct booking and on-site management subsidiaries.
- Ownership category
- akta.pro rank
Kiva Dunes industry classification
Industry- Product category
- Beach and Golf Resort
- NAICS
- All Other Traveler Accommodation (721199), Golf Courses and Country Clubs (71391)
- SIC
- Hotels, Rooming Houses, Camps & Other Lodging Places (7000), Services-Membership Sports & Recreation Clubs (7997)
- akta.pro primary industry
- Beachfront & Island Luxury Resorts (THAGACAA)
- akta.pro secondary industry
- Desert, Dome & Geodesic Stays (THAMADAK)
Keywords
Where Kiva Dunes is headquartered
LocationHeadquarters
- HQ city
- Gulf Shores
- HQ country
- United States
- HQ region
- North America
Offices1 record
Markets served
Kiva Dunes business model
Business model- GTM type
- B2C
- Offering type
- Services
- Cost components
- Operations, Personnel, Marketing or Sales, Infrastructure, Supply Chain
Revenue model
- Vacation Rental Management: Full-service vacation rental management through Kiva Dunes Properties, LLC. The company manages bookings, marketing, maintenance, cleaning, and on-site response for property owners. Revenue comes from commissions on rental income and property management fees.
- Real Estate Sales: On-site real estate sales through Edgemon Property Group. The company sells single-family residential lots and condos within the Kiva Dunes development. Includes 152 single-family residential lots with 30 beachfront lots.
- Golf Operations: Revenue from green fees, club rentals, golf shop merchandise sales, and golf instruction. The course is open to the public with dynamic pricing for daily green fees.
- Food & Beverage: Revenue from two on-site restaurants: Kiva Grill (breakfast, lunch, dinner) and Kiva Beach Club Restaurant (seasonal March-November). Both offer full bar service and beachside/poolside delivery.
Pricing tiers
| Model | Billing | Price |
|---|---|---|
| Unit Pricing | Pay-as-you-go | Golf club rentals at $75 per set |
| Unit Pricing | Pay-as-you-go | Military discount of $10 off per round |
| Unit Pricing | Pay-as-you-go | Junior golf rates for ages 17 and under |
| Unit Pricing | Pay-as-you-go | College student discounted pricing |
| Hybrid | Multi-year contract | Stay & Play vacation packages |
Go-to-market motion1 record
Distribution channels6 records
Marketing channels9 records
Kiva Dunes product offering
Product offeringCore offering
Kiva Dunes is a beach and golf resort in Gulf Shores, Alabama offering vacation rentals (beach homes and condominiums), an 18-hole public golf course designed by Jerry Pate, on-site dining at two restaurants (Kiva Grill and Kiva Beach Club Restaurant), four resort pools, and full-service vacation rental property management through its subsidiary Kiva Dunes Properties, LLC. The resort spans 276 acres with over 3,000 feet of private beachfront on the Gulf of Mexico and offers customizable Stay & Play packages combining lodging and golf for groups of 2-100+.
Product overview
Kiva Dunes is a beach and golf resort offering vacation rentals (beach homes and condominiums), an 18-hole public golf course designed by Jerry Pate, and multiple on-site amenities. The resort features four pools, two restaurants (Kiva Grill and Kiva Beach Club), a fitness room, tennis and pickleball courts, and over 3,000 feet of private beachfront. Vacation rentals range from luxury beach homes accommodating 2-24 guests to condos at Kiva Lodge and Kiva Village overlooking the 18th green. The property is managed by Kiva Dunes Properties LLC while real estate sales are handled by Edgemon Property Group. Stay & Play packages combine lodging with golf rounds for groups of 2-100.
Differentiator
Problem solved
Functional benefit
Brands
- Kiva Beach Club: Exclusive private beach club offering saltwater pool, hot tub, beach access, and restaurant service for Kiva Dunes guests and owners.
- Kiva Grill
Products and services
- Vacation Rentals Short-term vacation rental homes and condominiums at Kiva Dunes, ranging from beach homes to condos overlooking the 18th green. Accommodations offer access to resort amenities including four pools, two restaurants, and over 3,000 feet of private beachfront. Targeted at families, couples, and groups seeking all-in-one beach vacations.
- Kiva Dunes Golf Course An 18-hole public golf course designed by former U.S. Open Champion Jerry Pate, opened in 1995 on the Fort Morgan peninsula. Open to all skill levels with dynamic green fee pricing, club rentals, lessons, and complimentary Golf Genius live scoring for groups. Ranked #1 Public Golf Course in Alabama by Golf Advisor (2019).
- Kiva Beach Club Exclusive beachfront club offering a zero-entry saltwater pool, hot tub, full-service Kiva Beach Club Restaurant and bar, and private beach access on the Gulf of Mexico. Open seasonally March through November for owners and direct-booking vacation guests.
- Kiva Grill Restaurant On-site restaurant located in Kiva Lodge serving breakfast, lunch, and dinner with views of the 18th green and Gulf Coast. Open to the public with full bar service and beachside/poolside delivery.
- Stay & Play Golf Packages Customizable vacation packages combining lodging and golf into one convenient rate for groups of 2 to 100+ guests. Packages include rounds of golf, lodging preferences (house or condo), bedding preferences, and meal arrangements (breakfast, lunch, dinner), with complimentary Golf Genius live scoring and tournament management.
- Real Estate Sales Sale of single-family residential lots (152 total including 30 beachfront lots) and condominiums within the Kiva Dunes gated resort community, handled through Edgemon Property Group (Jim Edgemon, Tim McCrory, Mark Stillings). Includes full-service property management via Kiva Dunes Properties for buyers.
- Vacation Rental Property Management Full-service vacation rental management through Kiva Dunes Properties, LLC for property owners. Services include bookings, marketing, maintenance, cleaning, housekeeping, and on-site response. Revenue is earned from commissions on rental income and property management fees.
- Kiva Dunes Golf Shop (Retail Apparel) On-site and online golf merchandise shop selling apparel and equipment from brands such as FootJoy, Turtleson, Travis Matthew, Pukka, and Adidas. Operated under shopkivadunes.com and the on-site Golf Shop.
Quantifiable outcome
- Ranked #1 Public Golf Course in Alabama by Golf Advisor
- +3 more outcomes
Companies that use Kiva Dunes
Customer profileSegments4 records
Ideal customer profiles3 records
Kiva Dunes technology and API
TechnologyTechnology focussed No
API detail
- Has API
- No
- API docs
- API detail
Core technology
AI maturity
App detail
Feature3 records
Kiva Dunes partnerships and signals
Strategic signalPartnerships
One partnership is on record.
- Edgemon Property GroupcoreEdgemon Property Group serves as the official onsite sales representatives for Kiva Dunes real estate. The group consists of three top agents: Jim 'Scrappy' Edgemon (original developer with 27+ years experience), Tim McCrory (Director of Sales and Marketing, top 5% agent), and Mark Stillings (Director of Golf turned Property Manager). Jim Edgemon originally developed Kiva Dunes in the early 1990s.
Scale indicators7 records
Recent moves11 records
Expansion highlights5 records
Kiva Dunes competitors and assessment
Company assessmentDirect peers
- Pinehurst Resort: Historic North Carolina golf resort with multiple championship courses, lodging, dining, and on-site real estate — comparable in golf-first positioning, integrated resort amenity mix, and real estate vertical.
- Hammock Beach Golf Resort & Spa: Florida beachfront resort with two championship golf courses, condominium villas, multiple pools, and dining — closely comparable in beach-plus-golf positioning, condo rental product, and family leisure orientation.
- Sea Island Resort: Georgia coastal luxury resort featuring championship golf, beach club, multiple dining venues, and residential real estate — directly comparable beach-golf-resort-realtor operating model in the Southeast.
- Streamsong Resort: Florida destination golf resort featuring award-winning courses, lodge accommodations, and outdoor sporting amenities — a comparable high-end public-access golf resort with integrated lodging and F&B.
- Hilton Sandestin Beach Golf Resort & Spa: Beachfront resort on the Gulf Coast with on-site golf, multiple dining venues, and proximity to championship courses — a directly comparable beach-golf destination in the same regional competitive set as Kiva Dunes.
- Kiawah Island Golf Resort: Premier beach and golf resort on the South Carolina coast with championship golf courses, vacation villas, multiple restaurants, and real estate — a leading upscale beach-golf destination comparable in integrated offering and brand positioning.
- Innisbrook Golf Resort: Florida golf resort with multiple courses, condominium-style lodging, and meeting/group event facilities — closely mirrors Kiva Dunes' championship golf plus condo rental plus Stay & Play group model.
- Sandestin Golf and Beach Resort: Large-scale beach and golf resort on the Florida Panhandle (Destin/Miramar Beach area) offering vacation rentals, multiple golf courses, multiple restaurants, and on-site real estate — the closest direct geographic and product peer to Kiva Dunes.
Regional players
- Turquoise Place: Beachfront condominium resort on the Alabama Gulf Coast (Orange Beach) offering luxury vacation rentals with Gulf views, pools, and on-site dining — a near-neighbor regional competitor sharing the same drive-to leisure traveler base as Kiva Dunes.
Broad incumbents
- The Ritz-Carlton Golf Resort, Naples: Luxury branded golf resort in Naples, Florida offering upscale lodging, championship Tiburon Golf Club, and spa — a broader incumbent competitor targeting overlapping high-end beach-golf leisure demand in the Southeast.
Market position
Strengths5 records
Weaknesses5 records
Competitive moat5 records
Key risks7 records
Key highlights7 records
Customer concentration
Kiva Dunes social profiles
Digital presenceKiva Dunes financial estimates
Financial estimateRevenue estimate
Valuation estimate
Kiva Dunes leadership team
Management profileNumber of profiles
Profiles6 records
Kiva Dunes subsidiaries and ownership
Company hierarchySubsidiaries1 record
Kiva Dunes funding detail
Funding detailFunding overview
Funding rounds
Investors
Funding detail is available on the Subscription and Enterprise plan.Contact sales →
Kiva Dunes M&A and investment
M&A and investmentM&A
Investments
M&A and investment is available on the Subscription and Enterprise plan.Contact sales →
Frequently asked questions about Kiva Dunes
What does Kiva Dunes do?
Kiva Dunes is a beach and golf resort in Gulf Shores, Alabama offering vacation rentals (beach homes and condominiums), an 18-hole public golf course designed by Jerry Pate, on-site dining at two restaurants (Kiva Grill and Kiva Beach Club Restaurant), four resort pools, and full-service vacation rental property management through its subsidiary Kiva Dunes Properties, LLC. The resort spans 276 acres with over 3,000 feet of private beachfront on the Gulf of Mexico and offers customizable Stay & Play packages combining lodging and golf for groups of 2-100+.
Is Kiva Dunes a public or private company?
Kiva Dunes is a private company. It is classified as founder individual operated bootstrapped and is currently operating.
When was Kiva Dunes founded?
Kiva Dunes was founded in 1992. It employs 51 to 100 people.
Where is Kiva Dunes based?
Kiva Dunes is headquartered in Gulf Shores, United States, in the North America region.
How does Kiva Dunes make money?
Four revenue lines are on record. Vacation Rental Management is the primary driver. The others are real Estate Sales, golf Operations and food & Beverage.
Who are Kiva Dunes's main competitors?
Direct peers on record are Pinehurst Resort, Hammock Beach Golf Resort & Spa, Sea Island Resort, Streamsong Resort, Hilton Sandestin Beach Golf Resort & Spa, Kiawah Island Golf Resort, Innisbrook Golf Resort and Sandestin Golf and Beach Resort. Turquoise Place is listed as a regional player. The Ritz-Carlton Golf Resort, Naples is listed as a broad incumbent.
Does Kiva Dunes have an API?
No public API is recorded for Kiva Dunes.
What industry is Kiva Dunes in?
Kiva Dunes's product category is Beach and Golf Resort. Its primary akta.pro industry code is THAGACAA, Beachfront & Island Luxury Resorts, with a secondary code of THAMADAK, Desert, Dome & Geodesic Stays. Its NAICS code is 721199 and its SIC code is 7000.