Should I Buy a Condo or a House in Mexico Beach, FL?

Should I buy a condo or a house in Mexico Beach, FL?

Whether you should buy a condo or a house in Mexico Beach, FL depends on your lifestyle, budget, and long-term goals. Condos offer convenience and lower maintenance, while houses provide more space and privacy. Billy Joe Smiley helps buyers weigh both options in the local market.

Condos in Mexico Beach: Pros and Cons

Condos are popular among second-home buyers and investors in Mexico Beach. They typically require less maintenance, as associations handle landscaping, exterior repairs, and shared amenities.

**Pros:**
- Lower maintenance responsibilities
- Community amenities like pools or shared docks
- Lower entry price in some cases

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New Homes Coming Soon to Dairy Farm Estates – Wewahitchka, Florida

Modern design. Open concept. Affordable living.

A new chapter of Gulf County living is taking shape in Wewahitchka, Florida with the launch of Dairy Farm Estates — a thoughtfully planned community that blends small-town charm with modern comfort. These 3-bedroom, 2-bath homes, each offering approximately 1,493 square feet, are designed for today’s lifestyle — combining open-concept layouts, energy efficiency, and timeless curb appeal.

The Heart of Small-Town Living

Wewahitchka, affectionately known to locals as “Wewa,” offers a peaceful setting surrounded by freshwater lakes, towering cypress trees, and the scenic Chipola River. It’s a place where neighbors wave from the…

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Can You Buy a Home Near Cape San Blas State Park? What Buyers Should Know

Can you buy a home near Cape San Blas State Park?

Yes, you can buy a home near Cape San Blas State Park, and many buyers seek out this area for its natural beauty and privacy. Billy Joe Smiley explains what to consider before making the move.

Living Next Door to Natural Beauty

Cape San Blas State Park, officially St. Joseph Peninsula State Park, is one of the Cape’s crown jewels. For buyers, the chance to live near its trails, wildlife, and untouched beaches is a dream come true. But before you buy home here, there are a few things you should know.

Why Buyers Love Homes Near the Park

Here’s what makes the area so attractive:

• Direct access to hiking, fishing,…

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Build Your Dream Coastal Retreat in Treasure Bay

Discover a Prime Homesite 

If you’ve been searching for a peaceful coastal setting to build your dream home, Lot 6 Sandbar Drive in Treasure Bay offers an unbeatable opportunity.
This ½-acre homesite sits in one of Gulf County’s most desirable bayside communities, with deeded access to St. Joseph Bay—a haven for kayaking, scalloping, and world-class fishing.

Located between Port St. Joe and Cape San Blas, Treasure Bay combines the tranquility of the bay with close proximity to the Gulf of Mexico. Residents enjoy a lifestyle centered around nature, recreation, and the laid-back charm of the Forgotten Coast.

Experience the Best of Bay-to-Beach Living

This spacious lot provides plenty of…

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Is It Legal to Sell a Home ‘As Is’ in Port St. Joe?


Yes, it’s legal to sell your home ‘as is’ in Port St. Joe but there are rules to follow. Florida law requires full disclosure of any known issues. Billy Joe Smiley helps sellers understand what that means so there are no surprises.

What ‘As Is’ Really Means

Selling ‘as is’ doesn’t mean you can hide problems or skip the paperwork. It means you’re telling buyers: what you see is what you get. No repairs before closing. No promises to fix anything that comes up in inspections.

Florida’s Legal Requirements

Under Florida law, sellers must disclose any material defects they know about. That includes roof leaks, flooding history, or major system issues. For Port St. Joe homes for sale,…

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How to Sell Your Home Fast in St. George Island Without Stress: Billy Joe Smiley’s Tips

How can I sell my home fast in St. George Island without stress?

Selling your home fast on St. George Island is possible with the right strategy. Billy Joe Smiley shares proven tips to price, prepare, and market your home for a smooth, successful sale.

Step 1: Price It Right from the Start

For St. George Island homes, accurate pricing is the foundation for a fast sale.

- **Don’t Overprice: ** Homes that hit the market too high often sit unsold and lose buyer interest.

- **Leverage Local Expertise:** Billy Joe Smiley uses a detailed comparative market analysis (CMA) to set a competitive price.

By understanding micro-trends across East End, Gulf…

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What Paperwork Do I Need to Sell My House in Port St. Joe, FL?

What paperwork do I need to sell my house in Port St. Joe, FL?

To sell your house in Port St. Joe, you’ll need documents like your mortgage payoff statement, title deed, property disclosures, and closing paperwork. Billy Joe Smiley helps sellers keep it all organized so nothing slips through the cracks.

Start With the Basics

Every sale begins with proof you actually own the place. That means your property deed. Add in a mortgage payoff statement if you still owe, and you’re off to a solid start.

Required Disclosures in Florida

Florida law says sellers must disclose anything that could materially affect a buyer’s decision. For Port St. Joe homes, that often includes flood…

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Why FSBO Homes Often Sell for Less in Mexico Beach, FL: Insights from Billy Joe Smiley

 Why do FSBO homes often sell for less in Mexico Beach, FL?

FSBO homes in Mexico Beach often sell for less because sellers lack access to MLS visibility, professional pricing expertise, and skilled negotiation support. Billy Joe Smiley explains how these gaps impact final sale prices, and why agent-assisted sales typically outperform FSBO in Bay County.

The Appeal of FSBO

For many homeowners, selling a house For Sale by Owner (FSBO) seems like a way to save thousands in commission. It offers control over the process, from pricing to showings. But in reality, FSBO homes in Mexico Beach usually underperform on the market.

Pricing Gaps Hurt Sellers

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Can You Sell Your Home Without a Realtor on St. George Island? Billy Joe Smiley Explains

Yes, you can sell your home without a realtor, but on St. George Island, the unique market conditions make it challenging. Billy Joe Smiley explains the pros, cons, and why working with an experienced local agent can often get you better results.

FSBO Basics: What It Really Means

Selling your home without a realtor, often called "For Sale By Owner" (FSBO), means handling every part of the transaction yourself:

- Pricing your property

- Marketing your listing

- Hosting showings

- Negotiating offers

- Managing contracts and legal requirements

It can save on commissions, but in the case of St. George Island real estate, FSBO often comes…

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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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