Buy
  • Alabama Arizona Arkansas California Colorado Connecticut Delaware Florida Georgia Hawaii Idaho Illinois Indiana Iowa Kansas Kentucky Louisiana Maine Maryland Massachusetts Michigan Minnesota Mississippi Missouri Montana Nebraska Nevada New Jersey New Mexico New York North Carolina Ohio Oklahoma Oregon Pennsylvania Rhode Island South Carolina South Dakota Tennessee Texas Utah Vermont Virginia Washington West Virginia Wisconsin Wyoming
    Advanced Search
Sell Rent Find an Agent
BarrierFreeHome BarrierFreeHome
My Account
  • Login
  • Manage My Real Estate Ads
  • Manage My Rental Ads
  • Manage My Search Profile / Auto Notify
  • My Account Info
  • Manage My Favorites
  • Change My Email Address or Password
Advertise
  • Real Estate
  • Rentals
  • Buy
  • Sell
  • Rent
  • Find an Agent
  • My Account
    • Login
    • Manage My Real Estate Ads
    • Manage My Rental Ads
    • Manage My Search Profile / Auto Notify
    • My Account Info
    • Manage My Favorites
    • Change My Email Address or Password
  • Advertise
    • Real Estate
    • Rentals
Back to Search Back to Listing BarrierFreeHome.com logo
Save Share

Photo Gallery

Ad Photo 1
Ad Photo 2
Ad Photo 3
Ad Photo 4
Ad Photo 5
Ad Photo 6
Ad Photo 7
Ad Photo 8
Ad Photo 9
Ad Photo 10
Ad Photo 11
Ad Photo 12
Ad Photo 13
Ad Photo 14
Ad Photo 15
Ad Photo 16
Ad Photo 17
Ad Photo 18
Ad Photo 19
Ad Photo 20
Ad Photo 21
Ad Photo 22
Ad Photo 23
Ad Photo 24
Ad Photo 25
Ad Photo 26
Ad Photo 27
Ad Photo 28
Ad Photo 29
Ad Photo 30
Ad Photo 31
Ad Photo 32
Ad Photo 33
Ad Photo 34
Ad Photo 35
Ad Photo 36
Ad Photo 37
Ad Photo 38
Ad Photo 39
Ad Photo 40
Ad Photo 41
Ad Photo 42
Ad Photo 43
Ad Photo 44
Ad Photo 45
Ad Photo 46
Ad Photo 47
Ad Photo 48
Ad Photo 49
Ad Photo 50
Ad Photo 51
Ad Photo 52
Ad Photo 53

$2,099,000

4
Beds
4
Baths
4,497
Sqft

110 Clifton Beach Dr, Cape San Blas, Florida, 32456

By contacting this agent you agree to these Terms and Conditions.
Home Florida Cape San Blas
Located directly on the Gulf of America, Singing Waves (formerly
Located directly on the Gulf of America, Singing Waves (formerly
Located directly on the Gulf of America, Singing Waves (formerly
Located directly on the Gulf of America, Singing Waves (formerly
Located directly on the Gulf of America, Singing Waves (formerly
MLS# 324401

Located directly on the Gulf of America, Singing Waves (formerly

$2,099,000

110 Clifton Beach Dr, Cape San Blas, Florida, 32456

4
Beds
4
Baths
4,497
Sqft
0.370
Acres
$2,099,000
110 Clifton Beach Dr, Cape San Blas, Florida, 32456
4 Beds
4 Baths
4,497 Sqft
0.370 Acres
Located directly on the Gulf of America, Singing Waves (formerly Mar-A-Lago) is a beautifully updated beachfront home on North Cape San Blas offering panoramic Gulf views and a peaceful coastal lifestyle. This three-level retreat complete with newly refurbished elevator, combines timeless style with modern comfort, featuring wrap-around decks, private beach access, and a new outdoor fire pit perfect for evening gatherings by the sea. Inside, natural light fills an open-concept living area designed to maximize views. The gourmet kitchen includes custom cabinetry, premium appliances, a prep sink, and a stand-alone ice maker. Shiplap walls and ceilings, warm coastal finishes, and an inviting layout create the perfect setting for family gatherings or entertaining guests. The home offers four bedrooms and three and a half baths, comfortably accommodating up to twelve guests. The top-floor primary suite features vaulted ceilings, a spa-inspired bath with a soaking tub and walk-in shower, and a private upper deck showcasing the best views in the house. Additional features include an outdoor shower, fish cleaning station, gas grill, ample parking, washer/dryer, fast Wi-Fi, and central air conditioning. Beyond the property, Cape San Blas offers pristine natural beauty and endless outdoor recreation. Nearby St. Joseph Peninsula State Park is renowned for its white-sand beaches, kayaking, shelling, and nature trails. The Loggerhead Walk/Bike Trail winds through the Cape, while the St. Joseph Bay Aquatic Preserve invites exploration by kayak or paddleboard with opportunities to spot dolphins, sea turtles, and coastal wildlife. Perfect as a primary residence, vacation retreat, or investment property, Singing Waves embodies the best of Gulf-front living, where every day begins and ends with the sound of the waves and the glow of a Cape San Blas sunset. Some dimensions were taken from the Gulf Co. Property Appraiser's website, Survey on file.
52 days
on BarrierFreeHome.com
2
views
0
saves

Accessibility Features

Accessible Elevator Installed

Property Details

4 Beds
4 Baths
4,497 Sqft
Built 2001
0.370 Acres
No Patio
Covered, Driveway
Central, Electric (Heating)
Siding : HardiPlank Type
Metal Roof
Clifton Place Community
$2,000 Yearly HOA Fee
View More

Location

Map
Open in Google Maps

Contact Information

William Rish, Jr
Rish Real Estate Group
jay@floridagulfcoast.com
850-227-5569
Please say you found it on BarrierFreeHome.com. Property courtesy of LHUB

Mortgage Calculator

Home Price
Down Payment
Interest Rate
Loan Type
Principal & Interest
Property Tax
HOA
Home Insurance
Mortgage Insurance
All information provided is deemed reliable but is not guaranteed and should be independently verified.

About Cape San Blas

Explore Cape San Blas

Ad Statistics

Ad Number
6757771
Viewed
2 times
Added
Oct 24, 2025
Updated on
Oct 24, 2025

Listing Information

Data Source
Forgotten Coast Realtor Association
Source Property ID
324401

Disclaimer

All information provided is deemed reliable but is not guaranteed and should be independently verified.

Compliance

Listing Agent: William Rish, Jr, Rish Real Estate Group, 850-227-5569, 850-227-9600 Listing Site, Listing Status: Active
Copyright © 2025 Forgotten Coast Realtor Association. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

Request Information

By clicking Send, you agree to our Terms and authorize us to contact you via phone, text, or email using automated technology. Consent is not a condition of purchase. Message and data rates may apply.

Start advertising today

Explore options for real estate agents and homeowners advertising on BarrierFreeHome.com
Sell Your Home

Explore Similar Properties

Gulf Front!  Enjoy breathtaking views from this 4 bedroom 4 1/2
Gulf Front!  Enjoy breathtaking views from this 4 bedroom 4 1/2
Gulf Front!  Enjoy breathtaking views from this 4 bedroom 4 1/2
Gulf Front!  Enjoy breathtaking views from this 4 bedroom 4 1/2
Gulf Front!  Enjoy breathtaking views from this 4 bedroom 4 1/2
Gulf Front!  Enjoy breathtaking views from this 4 bedroom 4 1/2
Gulf Front!  Enjoy breathtaking views from this 4 bedroom 4 1/2
Gulf Front!  Enjoy breathtaking views from this 4 bedroom 4 1/2
Gulf Front!  Enjoy breathtaking views from this 4 bedroom 4 1/2
Gulf Front!  Enjoy breathtaking views from this 4 bedroom 4 1/2
Gulf Front!  Enjoy breathtaking views from this 4 bedroom 4 1/2
Gulf Front!  Enjoy breathtaking views from this 4 bedroom 4 1/2
Gulf Front!  Enjoy breathtaking views from this 4 bedroom 4 1/2
Gulf Front!  Enjoy breathtaking views from this 4 bedroom 4 1/2
Gulf Front!  Enjoy breathtaking views from this 4 bedroom 4 1/2
Gulf Front!  Enjoy breathtaking views from this 4 bedroom 4 1/2
Gulf Front!  Enjoy breathtaking views from this 4 bedroom 4 1/2
Gulf Front!  Enjoy breathtaking views from this 4 bedroom 4 1/2
Gulf Front!  Enjoy breathtaking views from this 4 bedroom 4 1/2
Gulf Front!  Enjoy breathtaking views from this 4 bedroom 4 1/2
Gulf Front!  Enjoy breathtaking views from this 4 bedroom 4 1/2
Gulf Front!  Enjoy breathtaking views from this 4 bedroom 4 1/2
Gulf Front!  Enjoy breathtaking views from this 4 bedroom 4 1/2
Gulf Front!  Enjoy breathtaking views from this 4 bedroom 4 1/2
Gulf Front!  Enjoy breathtaking views from this 4 bedroom 4 1/2
Gulf Front!  Enjoy breathtaking views from this 4 bedroom 4 1/2
Gulf Front!  Enjoy breathtaking views from this 4 bedroom 4 1/2
Gulf Front!  Enjoy breathtaking views from this 4 bedroom 4 1/2
Gulf Front!  Enjoy breathtaking views from this 4 bedroom 4 1/2
Gulf Front!  Enjoy breathtaking views from this 4 bedroom 4 1/2
Gulf Front!  Enjoy breathtaking views from this 4 bedroom 4 1/2
Gulf Front!  Enjoy breathtaking views from this 4 bedroom 4 1/2
Gulf Front!  Enjoy breathtaking views from this 4 bedroom 4 1/2
Gulf Front!  Enjoy breathtaking views from this 4 bedroom 4 1/2
Gulf Front!  Enjoy breathtaking views from this 4 bedroom 4 1/2
Gulf Front!  Enjoy breathtaking views from this 4 bedroom 4 1/2
Gulf Front!  Enjoy breathtaking views from this 4 bedroom 4 1/2
Gulf Front!  Enjoy breathtaking views from this 4 bedroom 4 1/2
Gulf Front!  Enjoy breathtaking views from this 4 bedroom 4 1/2
Gulf Front!  Enjoy breathtaking views from this 4 bedroom 4 1/2
Gulf Front!  Enjoy breathtaking views from this 4 bedroom 4 1/2
Gulf Front!  Enjoy breathtaking views from this 4 bedroom 4 1/2
Gulf Front!  Enjoy breathtaking views from this 4 bedroom 4 1/2
Gulf Front!  Enjoy breathtaking views from this 4 bedroom 4 1/2
Gulf Front!  Enjoy breathtaking views from this 4 bedroom 4 1/2
Gulf Front!  Enjoy breathtaking views from this 4 bedroom 4 1/2
Gulf Front!  Enjoy breathtaking views from this 4 bedroom 4 1/2
Gulf Front!  Enjoy breathtaking views from this 4 bedroom 4 1/2
Gulf Front!  Enjoy breathtaking views from this 4 bedroom 4 1/2
Gulf Front!  Enjoy breathtaking views from this 4 bedroom 4 1/2
Gulf Front!  Enjoy breathtaking views from this 4 bedroom 4 1/2
Gulf Front!  Enjoy breathtaking views from this 4 bedroom 4 1/2
Gulf Front!  Enjoy breathtaking views from this 4 bedroom 4 1/2
Gulf Front!  Enjoy breathtaking views from this 4 bedroom 4 1/2
Gulf Front!  Enjoy breathtaking views from this 4 bedroom 4 1/2
Gulf Front!  Enjoy breathtaking views from this 4 bedroom 4 1/2
Gulf Front!  Enjoy breathtaking views from this 4 bedroom 4 1/2
Gulf Front!  Enjoy breathtaking views from this 4 bedroom 4 1/2
Gulf Front!  Enjoy breathtaking views from this 4 bedroom 4 1/2
Gulf Front!  Enjoy breathtaking views from this 4 bedroom 4 1/2

$2,400,000

4 Beds | 5.0 Baths | 4,230 Sqft

192 Coralee Dr, Cape San Blas, FL, 32456

Gulf Front! Enjoy breathtaking views from this 4 bedroom 4 1/2

Listed by Maria Ramsey at Rish Real Estate Group

850-227-6207 • maria@floridagulfcoast.com

1ST TIER / X FLOOD ZONE / 3BR/3.5BA home in San Dunes
1ST TIER / X FLOOD ZONE / 3BR/3.5BA home in San Dunes
1ST TIER / X FLOOD ZONE / 3BR/3.5BA home in San Dunes
1ST TIER / X FLOOD ZONE / 3BR/3.5BA home in San Dunes
1ST TIER / X FLOOD ZONE / 3BR/3.5BA home in San Dunes
1ST TIER / X FLOOD ZONE / 3BR/3.5BA home in San Dunes
1ST TIER / X FLOOD ZONE / 3BR/3.5BA home in San Dunes
1ST TIER / X FLOOD ZONE / 3BR/3.5BA home in San Dunes
1ST TIER / X FLOOD ZONE / 3BR/3.5BA home in San Dunes
1ST TIER / X FLOOD ZONE / 3BR/3.5BA home in San Dunes
1ST TIER / X FLOOD ZONE / 3BR/3.5BA home in San Dunes
1ST TIER / X FLOOD ZONE / 3BR/3.5BA home in San Dunes
1ST TIER / X FLOOD ZONE / 3BR/3.5BA home in San Dunes
1ST TIER / X FLOOD ZONE / 3BR/3.5BA home in San Dunes
1ST TIER / X FLOOD ZONE / 3BR/3.5BA home in San Dunes
1ST TIER / X FLOOD ZONE / 3BR/3.5BA home in San Dunes
1ST TIER / X FLOOD ZONE / 3BR/3.5BA home in San Dunes
1ST TIER / X FLOOD ZONE / 3BR/3.5BA home in San Dunes
1ST TIER / X FLOOD ZONE / 3BR/3.5BA home in San Dunes
1ST TIER / X FLOOD ZONE / 3BR/3.5BA home in San Dunes
1ST TIER / X FLOOD ZONE / 3BR/3.5BA home in San Dunes
1ST TIER / X FLOOD ZONE / 3BR/3.5BA home in San Dunes
1ST TIER / X FLOOD ZONE / 3BR/3.5BA home in San Dunes
1ST TIER / X FLOOD ZONE / 3BR/3.5BA home in San Dunes
1ST TIER / X FLOOD ZONE / 3BR/3.5BA home in San Dunes
1ST TIER / X FLOOD ZONE / 3BR/3.5BA home in San Dunes
1ST TIER / X FLOOD ZONE / 3BR/3.5BA home in San Dunes
1ST TIER / X FLOOD ZONE / 3BR/3.5BA home in San Dunes
1ST TIER / X FLOOD ZONE / 3BR/3.5BA home in San Dunes
1ST TIER / X FLOOD ZONE / 3BR/3.5BA home in San Dunes
1ST TIER / X FLOOD ZONE / 3BR/3.5BA home in San Dunes
1ST TIER / X FLOOD ZONE / 3BR/3.5BA home in San Dunes
1ST TIER / X FLOOD ZONE / 3BR/3.5BA home in San Dunes
1ST TIER / X FLOOD ZONE / 3BR/3.5BA home in San Dunes
1ST TIER / X FLOOD ZONE / 3BR/3.5BA home in San Dunes
1ST TIER / X FLOOD ZONE / 3BR/3.5BA home in San Dunes
1ST TIER / X FLOOD ZONE / 3BR/3.5BA home in San Dunes
1ST TIER / X FLOOD ZONE / 3BR/3.5BA home in San Dunes
1ST TIER / X FLOOD ZONE / 3BR/3.5BA home in San Dunes
1ST TIER / X FLOOD ZONE / 3BR/3.5BA home in San Dunes
1ST TIER / X FLOOD ZONE / 3BR/3.5BA home in San Dunes
1ST TIER / X FLOOD ZONE / 3BR/3.5BA home in San Dunes
1ST TIER / X FLOOD ZONE / 3BR/3.5BA home in San Dunes
1ST TIER / X FLOOD ZONE / 3BR/3.5BA home in San Dunes
1ST TIER / X FLOOD ZONE / 3BR/3.5BA home in San Dunes
1ST TIER / X FLOOD ZONE / 3BR/3.5BA home in San Dunes
1ST TIER / X FLOOD ZONE / 3BR/3.5BA home in San Dunes
1ST TIER / X FLOOD ZONE / 3BR/3.5BA home in San Dunes
1ST TIER / X FLOOD ZONE / 3BR/3.5BA home in San Dunes
1ST TIER / X FLOOD ZONE / 3BR/3.5BA home in San Dunes
1ST TIER / X FLOOD ZONE / 3BR/3.5BA home in San Dunes
1ST TIER / X FLOOD ZONE / 3BR/3.5BA home in San Dunes
1ST TIER / X FLOOD ZONE / 3BR/3.5BA home in San Dunes
1ST TIER / X FLOOD ZONE / 3BR/3.5BA home in San Dunes
1ST TIER / X FLOOD ZONE / 3BR/3.5BA home in San Dunes
1ST TIER / X FLOOD ZONE / 3BR/3.5BA home in San Dunes
1ST TIER / X FLOOD ZONE / 3BR/3.5BA home in San Dunes
1ST TIER / X FLOOD ZONE / 3BR/3.5BA home in San Dunes
1ST TIER / X FLOOD ZONE / 3BR/3.5BA home in San Dunes
1ST TIER / X FLOOD ZONE / 3BR/3.5BA home in San Dunes

$1,850,000

3 Beds | 4.0 Baths | 4,271 Sqft

113 Cabana Ln, Cape San Blas, FL, 32456

1ST TIER / X FLOOD ZONE / 3BR/3.5BA home in San Dunes

Listed by Debbe Wibberg at Port Realty Group

850-247-8846 • debw1275@fairpoint.net

Gulf-Front  Private Pool  Panoramic Views from Cape San Blas to
Gulf-Front  Private Pool  Panoramic Views from Cape San Blas to
Gulf-Front  Private Pool  Panoramic Views from Cape San Blas to
Gulf-Front  Private Pool  Panoramic Views from Cape San Blas to
Gulf-Front  Private Pool  Panoramic Views from Cape San Blas to
Gulf-Front  Private Pool  Panoramic Views from Cape San Blas to
Gulf-Front  Private Pool  Panoramic Views from Cape San Blas to
Gulf-Front  Private Pool  Panoramic Views from Cape San Blas to
Gulf-Front  Private Pool  Panoramic Views from Cape San Blas to
Gulf-Front  Private Pool  Panoramic Views from Cape San Blas to
Gulf-Front  Private Pool  Panoramic Views from Cape San Blas to
Gulf-Front  Private Pool  Panoramic Views from Cape San Blas to
Gulf-Front  Private Pool  Panoramic Views from Cape San Blas to
Gulf-Front  Private Pool  Panoramic Views from Cape San Blas to
Gulf-Front  Private Pool  Panoramic Views from Cape San Blas to
Gulf-Front  Private Pool  Panoramic Views from Cape San Blas to
Gulf-Front  Private Pool  Panoramic Views from Cape San Blas to
Gulf-Front  Private Pool  Panoramic Views from Cape San Blas to
Gulf-Front  Private Pool  Panoramic Views from Cape San Blas to
Gulf-Front  Private Pool  Panoramic Views from Cape San Blas to
Gulf-Front  Private Pool  Panoramic Views from Cape San Blas to
Gulf-Front  Private Pool  Panoramic Views from Cape San Blas to
Gulf-Front  Private Pool  Panoramic Views from Cape San Blas to
Gulf-Front  Private Pool  Panoramic Views from Cape San Blas to
Gulf-Front  Private Pool  Panoramic Views from Cape San Blas to
Gulf-Front  Private Pool  Panoramic Views from Cape San Blas to
Gulf-Front  Private Pool  Panoramic Views from Cape San Blas to
Gulf-Front  Private Pool  Panoramic Views from Cape San Blas to
Gulf-Front  Private Pool  Panoramic Views from Cape San Blas to
Gulf-Front  Private Pool  Panoramic Views from Cape San Blas to
Gulf-Front  Private Pool  Panoramic Views from Cape San Blas to
Gulf-Front  Private Pool  Panoramic Views from Cape San Blas to
Gulf-Front  Private Pool  Panoramic Views from Cape San Blas to
Gulf-Front  Private Pool  Panoramic Views from Cape San Blas to
Gulf-Front  Private Pool  Panoramic Views from Cape San Blas to
Gulf-Front  Private Pool  Panoramic Views from Cape San Blas to
Gulf-Front  Private Pool  Panoramic Views from Cape San Blas to
Gulf-Front  Private Pool  Panoramic Views from Cape San Blas to
Gulf-Front  Private Pool  Panoramic Views from Cape San Blas to
Gulf-Front  Private Pool  Panoramic Views from Cape San Blas to
Gulf-Front  Private Pool  Panoramic Views from Cape San Blas to
Gulf-Front  Private Pool  Panoramic Views from Cape San Blas to
Gulf-Front  Private Pool  Panoramic Views from Cape San Blas to
Gulf-Front  Private Pool  Panoramic Views from Cape San Blas to
Gulf-Front  Private Pool  Panoramic Views from Cape San Blas to
Gulf-Front  Private Pool  Panoramic Views from Cape San Blas to
Gulf-Front  Private Pool  Panoramic Views from Cape San Blas to
Gulf-Front  Private Pool  Panoramic Views from Cape San Blas to
Gulf-Front  Private Pool  Panoramic Views from Cape San Blas to
Gulf-Front  Private Pool  Panoramic Views from Cape San Blas to
Gulf-Front  Private Pool  Panoramic Views from Cape San Blas to
Gulf-Front  Private Pool  Panoramic Views from Cape San Blas to
Gulf-Front  Private Pool  Panoramic Views from Cape San Blas to
Gulf-Front  Private Pool  Panoramic Views from Cape San Blas to
Gulf-Front  Private Pool  Panoramic Views from Cape San Blas to
Gulf-Front  Private Pool  Panoramic Views from Cape San Blas to
Gulf-Front  Private Pool  Panoramic Views from Cape San Blas to

$1,949,000

4 Beds | 5.0 Baths | 2,906 Sqft

155 Lantana St, Cape San Blas, FL, 32456

Gulf-Front Private Pool Panoramic Views from Cape San Blas to

Listed by Billy Joe Smiley at Port Realty Group

850-340-1213 • bj@portrealtygroup.com

SEARCH STATES
Alabama Arizona Arkansas California Colorado Connecticut Delaware Florida Georgia Hawaii Idaho Illinois Indiana Iowa Kansas Kentucky Louisiana Maine Maryland Massachusetts Michigan Minnesota Mississippi Missouri Montana Nebraska Nevada New Jersey New Mexico New York North Carolina Ohio Oklahoma Oregon Pennsylvania Rhode Island South Carolina South Dakota Tennessee Texas Utah Vermont Virginia Washington West Virginia Wisconsin Wyoming
SERVICES
Buy Rent Advertise
COMPANY
Testimonials About Us Office Locations
SUPPORT
Help Contact Us
ADDITIONAL MARKETS
LakeHouse.com MountainHomes.com BeachHouse.com GolfHomes.com
SUBSCRIBE
Receive notifications for new listings
Subscribe
X Facebook Instagram
© 1997 - 2025 BarrierFreeHome.com
Part of Dream Home Network Realty, Inc.
Last updated on
Terms & Policy
-
0
$100,000
$100,000+
$200,000
$200,000+
$300,000
$300,000+
$400,000
$400,000+
$500,000
$500,000+
$600,000
$600,000+
$700,000
$700,000+
$800,000
$800,000+
$900,000
Any Price
Any Price
-
-
-
-
-

Cape San Blas

Click to activate
|
Contact
By contacting this agent you agree to these Terms and Conditions.
Share this Ad
SEARCH STATES
Alabama Arizona Arkansas California Colorado Connecticut Delaware Florida Georgia Hawaii Idaho Illinois Indiana Iowa Kansas Kentucky Louisiana Maine Maryland Massachusetts Michigan Minnesota Mississippi Missouri Montana Nebraska Nevada New Jersey New Mexico New York North Carolina Ohio Oklahoma Oregon Pennsylvania Rhode Island South Carolina South Dakota Tennessee Texas Utah Vermont Virginia Washington West Virginia Wisconsin Wyoming
SERVICES
Buy Rent Advertise
COMPANY
Testimonials About Us Office Locations
SUPPORT
Help Contact Us
ADDITIONAL MARKETS
LakeHouse.com MountainHomes.com BeachHouse.com GolfHomes.com
SUBSCRIBE
Receive notifications for new listings
Subscribe
X Facebook Instagram
© 1997 - 2025 BarrierFreeHome.com
Part of Dream Home Network Realty, Inc.
Last updated on
Terms & Policy