Summer Opens With a Quiet Week Across the Forgotten Coast
June arrived the way it usually does on the Forgotten Coast, with heat you can feel coming off the pavement and water so clear it almost doesn't look real. The crowds are building, the vacation rentals are turning over, and the real estate market is doing what it's been doing for several months now: moving at its own deliberate pace. Eight homes closed last week. The buyers who pulled the trigger found everything from a $292,000 entry-level in Port St. Joe to a $1.285 million estate on St. George Island. The spread tells the story.
Inventory held steady at 604 active residential listings coast-wide, and with only 8 homes closed during the week, supply remains elevated at 17.4 months. That number puts buyers firmly in the driver's seat. Sellers who price to the market are still moving property. Sellers who don't are watching their days-on-market climb.
For the week of June 1–7, 2026, the Forgotten Coast recorded 8 residential closings and 2 land sales across Port St. Joe, Cape San Blas, St. Joe Beach, Mexico Beach, and St. George Island. Active residential inventory stands at 604 listings with 17.4 months of supply, a deep buyer's market. Homes priced correctly are still closing; overpriced properties continue to accumulate time on the market.
Residential Market Snapshot
Eight closings across four markets in seven days is a modest week by any measure, but the data underneath that number is worth reading carefully. The $292,000 to $1,285,000 price range tells you just how wide this coast remains, and the weighted average sale price of $603,050 reflects the pull of St. George Island's premium closings alongside the more modest volume coming out of Port St. Joe and St. Joe Beach / Mexico Beach.
With 13 homes under contract coast-wide, the pipeline heading into mid-June is thin. There will be weeks ahead with more closings, but not dramatically more. Projected monthly sales pace sits at roughly 34.6 closings per month, and with 604 active listings on the board, that produces an absorption rate of 17.4 months. For perspective, a balanced market runs at 4 to 6 months. Buyers have time, leverage, and choices. Sellers need to price accordingly.
Port St. Joe
Port St. Joe was the most active market on the residential side last week, posting 3 closings. Prices ranged from $292,000 to $650,000, with an average of $460,667. There are 97 active listings and 3 under contract. That UC count is low, which suggests the current pipeline won't push volume much higher in the short term, but at roughly 14 months of supply, Port St. Joe still runs well into buyer's market territory. The $292K close is notable. Entry level inventory under $350K in Port St. Joe is scarce, so it tends to move.
Cape San Blas / South Gulf
Cape San Blas recorded 1 closing at $624,000 with 149 active listings and only 2 under contract. Supply here is substantial, and with a projected monthly pace that barely clears a few closings, buyers shopping Cape San Blas right now have plenty of options and real room to negotiate. The one home that did close tells you the mid-$600K range still has buyers. The question for sellers priced above that is whether they have the patience the current pace demands.
St. Joe Beach / Mexico Beach
St. Joe Beach and Mexico Beach combined for 2 closings at prices of $343,400 and $530,000, with an average of $436,700. At 236 active residential listings, this stretch of coast carries the heaviest inventory load of any area, and with 7 homes under contract, the under contract count is actually the strongest on the coast right now. That's a small positive signal. Still, 236 actives against a modest closing pace means supply won't tighten quickly. The $343K close offers a real data point for buyers looking for a more accessible price point in this corridor.
St. George Island
St. George Island delivered the headline numbers for the week. 2 closings at $660,000 and $1,285,000 pushed the area's average sale price to $972,500, the highest on the coast and well above any other market. With 122 active listings and only 1 under contract, the UC count is thin, but the island has consistently produced outsized closing values relative to its volume. It's a premium, patient market. Buyers need significant capital, and sellers need realistic price expectations. The $1.285M close is the kind of transaction that reminds everyone why St. George Island commands the premium it does.
Vacant Land Market
The land market produced 2 sales last week. A parcel in Port St. Joe closed at $130,000, and a lot in the St. Joe Beach / Mexico Beach corridor sold for $220,000. Combined land inventory sits at 388 active listings, with 3 under contract and no sales in Cape San Blas or St. George Island. Both of those markets are carrying significant lot inventory (137 active land listings in Cape San Blas and 79 on St. George Island) with very little movement to show for it in the near term.
For land buyers, the current environment is about as favorable as it gets. Lot prices have softened across most of the coast, the supply is deep, and sellers who have been sitting on parcels for extended periods are generally more motivated than they were a year ago. If you have a build plan and a timeline, the land math on the Forgotten Coast is worth a serious look right now.
What the Market Is Telling Us
This weekly report tracks residential and land activity across the full Forgotten Coast market including Port St. Joe, Cape San Blas, St. Joe Beach, Mexico Beach, and St. George Island. It is published every week to give buyers, sellers, and anyone watching this market a clear, data-grounded read on what is actually happening.
The headline this week is the same one it's been for several months: buyers have leverage that they have not had on this coast in years. 17.4 months of residential supply is a real number. It means that if not a single new listing hit the market, it would still take more than a year and a half to absorb what's already available at the current pace. That is not a market where sellers can be stubborn about price and expect results. It is a market where the well-priced property and the overpriced property experience completely different realities.
Port St. Joe continues to show the most transaction velocity of any market on the coast right now. If you are a seller in Port St. Joe and priced correctly, your home is moving. If you are in Cape San Blas or the Mexico Beach corridor, understand that you are competing against deep supply and a patient buyer pool. Price is the lever. St. George Island will always be its own world. A single closing can move the average by hundreds of thousands of dollars, and buyers there understand exactly what they are getting.
Key Metrics Summary
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By Area — Residential Data
| Area | Active | Under Contract | Sold | Low Price | High Price | Avg Price |
|---|---|---|---|---|---|---|
| Cape San Blas / South Gulf | 149 | 2 | 1 | $624,000 | $624,000 | $624,000 |
| Port St. Joe | 97 | 3 | 3 | $292,000 | $650,000 | $460,667 |
| St. Joe Beach / Mexico Beach | 236 | 7 | 2 | $343,400 | $530,000 | $436,700 |
| St. George Island | 122 | 1 | 2 | $660,000 | $1,285,000 | $972,500 |
| COAST-WIDE TOTAL | 604 | 13 | 8 | $292,000 | $1,285,000 | $603,050 |
By Area — Vacant Land Data
| Area | Active | Under Contract | Sold | Low Price | High Price | Avg Price |
|---|---|---|---|---|---|---|
| Cape San Blas / South Gulf | 137 | 2 | 0 | — | — | — |
| Port St. Joe | 26 | 0 | 1 | $130,000 | $130,000 | $130,000 |
| St. Joe Beach / Mexico Beach | 146 | 0 | 1 | $220,000 | $220,000 | $220,000 |
| St. George Island | 79 | 1 | 0 | — | — | — |
| COAST-WIDE TOTAL | 388 | 3 | 2 | $130,000 | $220,000 | $175,000 |
The Bottom Line for Summer Buyers and Sellers
The Forgotten Coast in early June is at that point in the year where the market and the season run on two completely different schedules. Vacation traffic is building, the restaurants are packed on weekends, and the water is as good as it gets anywhere in the country. The real estate market, meanwhile, is moving at its own methodical and patient pace, tilted toward buyers right now.
If you are thinking about buying this summer and want a straight read on what the data means for your situation, reach out. No pressure, just a real conversation about the market from someone who lives and works here.
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