Forgotten Coast Real Estate Market Report  |  March 23–29, 2026

Spring Is Stirring on the Forgotten Coast

There is a particular quality to late March on the Forgotten Coast that is hard to put into words and impossible to fake. The light changes. The water shifts from its winter pewter to something closer to jade. Gulf breezes show up warmer than they have any right to be for this time of year, and the streets in Port St. Joe start to fill with people who look like they are exactly where they want to be. That feeling is real. And this week, the market reflected some of it.

For the week of March 23 through March 29, 2026, the Forgotten Coast posted 15 residential closings across all four major areas, with 17 additional homes under contract and 583 active listings available for buyers who are still deciding. The land market added 4 more closings to the mix, with 382 parcels waiting for someone with a vision and some patience. Overall, this is a market with plenty of inventory, genuine buyer opportunity, and pockets of real momentum depending on where you are looking.

Active residential listings by area, week of March 23–29, 2026.

The Market in Broad Strokes

Fifteen homes closed across the region this week, ranging from a $222,000 entry-level purchase in the St. Joe Beach and Mexico Beach corridor to a $1,525,000 closing on Indian Pass. That spread tells you a lot about this market in a single sentence. The Forgotten Coast is not a one-note place. You can buy a modest beach-area home for a reasonable number, or you can spend seven figures on a Gulf-front property. Both transactions happened this week.

With 583 active residential listings and a projected monthly sales pace of roughly 65 homes, the region currently sits at approximately 9.0 months of inventory. That puts buyers in a favorable negotiating position across most of the coast, though as always, the specifics vary considerably by area and price point. A well-priced listing in the right spot will still move. Overpriced homes are sitting.

Homes closed by area during the week of March 23–29, 2026.

Cape San Blas and South Gulf

Cape San Blas had three closings this week, with prices ranging from $629,900 to $1,525,000 and an average sale price of $1,027,967. That average is the highest of any area on the coast this week by a meaningful margin, and it reflects what the Cape has always been: a peninsula with limited land, consistent Gulf access, and buyers who know exactly what they want. You are not finding a bargain here. You are buying into a finite geography with long-term value and a way of life that does not change much regardless of what the broader market is doing.

With 127 active listings and 5 homes under contract, inventory is available, but the pipeline is thin relative to the price point. Buyers who have been watching Cape San Blas know that the right property does not always stay available long. Three closings in a single week at this price range is a healthy signal for sellers who have set realistic prices.

Port St. Joe

Port St. Joe was the second busiest area this week with five closings, ranging from $299,900 to $1,000,000 and averaging $615,780. That kind of range reflects the layered nature of the PSJ market, which includes Gulf-front and bay-front properties alongside more accessible in-town and neighborhood homes that draw both permanent residents and second-home buyers alike. Five sales in one week is solid activity for this market, and it suggests that buyers are finding value here and moving on it.

Active inventory stands at 107 homes with 2 under contract. The under-contract count is modest relative to activity, which could mean more closings are on the way as spring picks up steam. Port St. Joe remains one of the more accessible points of entry on the coast, and that accessibility tends to keep transaction volume more consistent than some of the higher-priced corridors.

St. Joe Beach and Mexico Beach

This corridor led the coast in closed sales this week with six transactions, at prices spanning from $222,000 to $1,420,000 and averaging $516,150. Six closings in a single week from a single market area is notable. It tells you demand is real, the pricing is resonating, and buyers in this stretch are not waiting around. The low end of that range is particularly worth noting because a $222,000 residential sale is increasingly rare on the Forgotten Coast. For buyers who have been priced out of other areas, the St. Joe Beach and Mexico Beach corridor deserves a serious look.

Active inventory here is the highest on the coast at 228 listings, with 4 under contract. The combination of high inventory and strong weekly volume creates a genuine buyer's market dynamic in this corridor. There is selection, there is movement, and the price range is wide enough to accommodate different kinds of buyers. This is the most active stretch of the coast right now, and by most measures, it is also the most accessible.

Average residential sale price by area for closings recorded during the week of March 23–29, 2026.

St. George Island

St. George Island recorded one closing this week at $758,000, but the more interesting number is the 6 homes currently under contract. Six under contracts from an inventory of 121 active listings suggests momentum building beneath the surface. The island operates on its own rhythm. Sales come in bursts, inventory turns slowly at the higher price points, and buyers who fall in love with St. George tend to wait for the right property rather than compromise. The pipeline of 6 pending closings is worth watching in the weeks ahead.

St. George Island is consistently the most singular address on the Forgotten Coast. The barrier island setting, the state park that preserves the undeveloped eastern half, the relative distance from major population centers. All of it adds up to a place that holds its value and its character at the same time. One closing this week does not tell the whole story. The under-contract count does.

Market position by area: active inventory vs. average sale price. Bubble size reflects homes closed this week.

The Land Market

Four vacant land parcels closed this week across three areas. Cape San Blas recorded one land sale at $158,000, Port St. Joe had two closings averaging $85,000, and St. George Island added one at $125,000. St. Joe Beach and Mexico Beach had no land closings recorded this week despite holding 136 active land listings, which is the second highest land inventory count on the coast.

Total active land inventory across the region stands at 382 parcels, and the land market remains patient. Port St. Joe's two closings this week at accessible price points reflect the strength of that area's land market at the lower end. Buyers who want to build something of their own on the Forgotten Coast will find more options right now than at most points in recent memory. Between Port St. Joe and St. George Island, there are builders actively placing contracts, which is a healthy sign for the land side of the market heading into spring.

Vacant land active inventory versus weekly closings by area.

Reading the Market Right Now

Nine months of inventory is not a seller's market. It is not a panic either. What it is, at this moment, is a window for buyers who have been waiting for the right combination of selection and negotiating room. That window is open. The coast has inventory across every area, across every price point, and across both residential and land. Sellers who have priced their properties to the current market are still closing. Overpriced listings are collecting days on market while the well-priced ones move.

The 17 homes currently under contract suggest that serious buyers are active right now. Spring is the natural season for that on the Forgotten Coast, when the weather clarifies and people who have been thinking about a move stop thinking and start writing offers. If the under-contract pace holds or increases over the next few weeks, the monthly sales projection will rise, and inventory pressure will ease somewhat. Watch that under-contract number. It tends to be the most honest early indicator of where the market is heading.

Closing Thought

Late March on the Forgotten Coast has a specific kind of promise to it. The crowds are not here yet. The water is almost warm enough. The listings are out there, the prices are honest, and the pace of life is still quiet enough that you can actually hear yourself think about what you want. Whether you are buying a piece of ground to build something of your own or looking for a home that already has a Gulf view and a screen porch, the coast is ready. The question is whether you are.

Come see what is available. There is more to choose from right now than there has been in a while.

Key Metrics Summary — Week of March 23–29, 2026

Area-by-Area Breakdown