What’s the Real Cost to Sell a Home on Cape San Blas, FL?


The real cost to sell a home on Cape San Blas typically includes agent commissions, closing costs, repairs, and staging. Local factors like flood insurance, market competition, and property condition also affect your net proceeds. Working with Billy Joe Smiley helps you understand each cost and plan for a smoother sale.

Common Costs Every Seller Faces

When you sell a home on Cape San Blas there are other costs above commission:
- Closing Costs: Title fees, documentary stamps, prorated property taxes, and recording fees (about 1–3%).
- Repairs & Prep: Any agreed-upon fixes, plus cosmetic updates that help your home show better.
- Staging & Photography: Optional, but when marketing…

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Do You Really Need a Realtor to Sell Your Home in Mexico Beach, FL?


While you can sell your home on your own in Mexico Beach, hiring a realtor like Billy Joe Smiley ensures accurate pricing, wider marketing exposure, legal compliance, and stronger negotiations. Most sellers find that the benefits outweigh the commission cost, which often leads to a faster sale at a higher price.

Why Some Sellers Go Without a Realtor

The idea of avoiding commission costs is appealing. Some Mexico Beach homeowners list their properties FSBO (For Sale by Owner) to keep more profit. They handle showings, pricing, and contracts themselves. But the question is, does it really pay off?

The Realtor Advantage in Mexico Beach Real Estate

Billy Joe Smiley offers…

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Do You Pay Capital Gains Tax When Selling a Home on Cape San Blas, FL?


You may owe capital gains tax when selling Cape San Blas real estate if your profit exceeds IRS exemption limits. Primary residences often qualify for exclusions, while second homes and investment properties may face higher tax liabilities. Billy Joe Smiley helps you understand how these rules affect your bottom line so you can plan wisely.

What Is Capital Gains Tax?

Capital gains tax is the tax you pay on profit from selling property. If you bought your Cape San Blas home for $400,000 and sold it for $700,000, your gain is $300,000 before exemptions and deductions.

Federal Exemptions for Primary Residences

If the home was your primary residence for at least two of the…

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Avoid These Mistakes When Buying a Home in Port St. Joe, FL
By Billy Joe Smiley

What mistakes should you avoid when buying a home in Port St. Joe, FL?

When buying a home in Port St. Joe, FL, common mistakes include skipping inspections, underestimating insurance costs, and rushing into neighborhoods without local insight. Billy Joe Smiley helps buyers avoid these pitfalls with practical, trusted advice.

Why Mistakes Cost More in Coastal Markets

Buying on the Gulf Coast isn’t the same as buying inland. Salt air, flood zones, and seasonal demand make Port St. Joe unique. The wrong step here can cost you thousands—or worse, saddle you with a home that doesn’t fit your needs. Billy Joe Smiley’s years of local experience mean he’s seen it…

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A Closer Look at St. George Plantation: Premium Properties on St. George Island

What makes St. George Plantation the premier choice for premium properties on St. George Island?

St. George Plantation combines exclusivity, natural beauty, and community amenities, making it the most sought-after neighborhood on St. George Island. With Billy Joe Smiley’s insight, you’ll discover why this gated enclave appeals to luxury buyers and investors alike.

If you’re exploring high-end real estate on St. George Island, there’s one name that stands out: St. George Plantation. This gated community on the island’s west end offers privacy, Gulf-front estates, and amenities that rival any coastal development in Florida, yet it retains the laid-back charm that…

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Billy Joe Smiley Answers: Can I Afford a Home in Port St. Joe, FL in 2025?

Can you afford a home in Port St. Joe, FL in 2025?

Yes, you may be able to afford a home in Port St. Joe, FL in 2025, depending on your budget, financing options, and lifestyle needs. Billy Joe Smiley helps buyers assess true affordability by looking beyond the listing price and considering insurance, taxes, and hidden costs unique to Gulf Coast living.

Why Affordability Looks Different in 2025

The Port St. Joe real estate market has grown steadily over the past decade. In 2025, median home prices in Gulf County hover around $357,000–$410,000 for single-family homes.

Waterfront and walkable downtown locations command higher prices, while neighborhoods like Oak…

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How St. George Island Compares to Other Florida Gulf Coast Destinations for Homebuyers

How does St. George Island compare to other Florida Gulf Coast destinations for homebuyers?

St. George Island offers unmatched privacy, natural beauty, and long-term value compared to busier Gulf Coast destinations. For homebuyers seeking exclusivity without losing community, Billy Joe Smiley helps highlight why this island stands out.

Florida’s Gulf Coast is filled with beautiful spots to buy a home, but not all of them are created equal. From Naples to Destin, buyers have options ranging from luxury high-rises to bustling beach towns. Yet, St. George Island sets itself apart with its blend of quiet charm, limited development, and upscale real estate…

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Forgotten Coast Halloween Happenings 2025: Spooky Fun for the Whole Family

Spooky season is here — and the Forgotten Coast is ready to celebrate! From haunted trails and hayrides to trunk-or-treats, dog parades, and costume contests, Gulf County is packed with frightful fun and family-friendly festivities. Whether you’re local to Port St. Joe, Wewahitchka, or Mexico Beach, there’s something happening this Halloween weekend for everyone to enjoy.

Haunted Trails, Trunk-or-Treats & Festivals

Get ready for ghosts, goblins, and plenty of candy as communities across the Forgotten Coast come alive with Halloween spirit!

Oct 23 – 25 | WHS Haunted Trail & Hayride – Wewahitchka

482 Gary Rowell Rd | $10 Trail | $5 Hayride
Presented by WHS Project…

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Prime Commercial Opportunity on Cape San Blas: 143 Acklins Island Dr

If you’ve ever dreamed of owning a business along Florida’s Forgotten Coast, this property is your chance to make it happen. 143 Acklins Island Dr presents a rare investment opportunity — a 0.618-acre corner parcel in the X Flood Zone with excellent visibility, strong traffic exposure, and immediate income potential.

Experience, Expertise & Location: The Foundation of Smart Investment

Real estate success on the Cape isn’t just about buying property — it’s about understanding location, visibility, and long-term growth potential. As one of the most traveled corridors on Cape San Blas, Acklins Island Dr is ideally situated for both residents and visitors exploring the…

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Avoiding Common Mistakes When Buying in Mexico Beach, FL

What are the common mistakes to avoid when buying a home in Mexico Beach, FL?

The most common mistakes when buying in Mexico Beach, FL include skipping inspections, misunderstanding flood zones, and failing to budget for coastal insurance. Working with Billy Joe Smiley helps you sidestep these pitfalls and buy with confidence.

Mistake 1: Skipping or Rushing the Home Inspection

The Gulf air, storm history, and humidity in Mexico Beach create unique risks for homes. Skipping a professional inspection—or rushing through one—can leave you blind to major issues like mold, roof damage, or improper storm strapping. Billy Joe Smiley always recommends a thorough inspection with local…

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