A $3.4 Million Sale Steals the Spotlight While Summer Inventory Piles Up on the Forgotten Coast
July on the Forgotten Coast has that thick, salty heat to it, the kind that has boat ramps full by eight in the morning and porch fans running until well after dark. The beaches are packed with vacation-week families, the ice cream line at Shoobie's stretches around the block most evenings, and the real estate market is doing what it usually does this time of year: moving, but at its own unhurried pace.
Seven homes closed across the coast this past week, and one of them did some heavy lifting on the numbers before anybody even looked at the rest.
What is the Forgotten Coast real estate market doing this week?
For the week of July 6–12, 2026, the Forgotten Coast recorded 7 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 617 listings with roughly 20.4 months of supply, a market that still favors patient buyers. A standout $3,425,000 sale in the St. Joe Beach and Mexico Beach corridor pulled the coast-wide average sold price up well past what a typical week looks like.
Take that one sale out of the mix and this was a quiet, steady week. Leave it in, and the average sold price across all four areas comes out to roughly $1,070,429, a number that tells you almost nothing about what a buyer should actually expect to pay here this month. That's the thing about small sample sizes in a market like ours. One waterfront estate can bend the curve for everybody, so the smarter read is always area by area.
Inventory is where the real story lives right now. With 617 active residential listings and only 7 closings this week, the coast is sitting on close to 20.4 months of supply at the current pace. That is deep into buyer's market territory. Sellers who priced ahead of the market this spring are starting to feel it, and the ones getting offers are the ones who priced like they actually wanted to sell.
Cape San Blas and the South Gulf
Cape San Blas held steady with 146 active listings and 6 under contract, a healthy pipeline for a market that tends to move slower in the dead heat of summer than it does in the shoulder seasons. Just 1 home closed this week at $335,000, a reminder that inventory here still outpaces buyer urgency by a wide margin. Anyone who has driven down 30-E lately has seen the for sale signs stacking up along the way to the state park, and this week's numbers back up what the eye test suggests.
Port St. Joe
Port St. Joe posted 96 active listings with 4 under contract and 2 sales closing between $313,000 and $315,000, averaging $314,000. That tight range says something. This is where the coast's most consistent, working town market lives, the kind of pricing that doesn't swing wildly week to week because the buyer pool here is looking for a home to actually live in, not just a beach trophy. Downtown foot traffic has been steady all summer, and the housing numbers reflect that same even keel.
St. Joe Beach and Mexico Beach
This corridor carried the week. 256 active listings, 10 under contract, and 3 closings ranging from $330,000 up to that $3,425,000 standout, averaging $1,726,667 across the three sales. Mexico Beach continues its slow, steady rebuild, and the spread between that low sale and the high one shows a market with real range right now, from starter beach cottages to serious Gulf front money. It's also the deepest pool of inventory on the coast this week, which gives buyers here the most room to negotiate.
St. George Island
St. George Island stayed quiet but strong, with 119 active listings, 4 under contract, and a single closing at $1,350,000. One sale doesn't make a trend, but it does confirm what locals already know: the island commands a premium, and it holds it even in a slower week. Buyers out here aren't chasing a deal, they're chasing the view, and they're still willing to pay for it.
The Land Market
Vacant land told a similarly patient story. Across the coast, 400 lots sit active with just 5 under contract and 2 sales this week. Cape San Blas led with 143 active parcels and 1 sale at $218,000. St. Joe Beach and Mexico Beach had 144 active lots and closed 1 sale at $409,000. Port St. Joe carried 39 active parcels with no closings this week, and St. George Island held 74 active lots, also with no sales. Land continues to build inventory faster than it's selling, which tells buyers thinking about building their own place that there's no rush and plenty to choose from.
What the Pace Actually Means
Run the weekly numbers forward and the picture sharpens. At 7 residential closings this week, the projected monthly sales pace lands around 30 homes. Against 617 active listings, that puts the coast at roughly 20.4 months of supply, well beyond the six month mark that typically signals a balanced market. Land is even further out, with a projected monthly pace of under 9 lots against 400 active parcels. Both numbers point the same direction: this is a buyer's market, and it has been for a while now.
That doesn't mean sellers are stuck. It means pricing has to be honest. The homes that closed this week, in Port St. Joe especially, closed close to list because they were priced where the market actually is, not where the market was two summers ago.
This weekly report tracks residential and land activity across Port St. Joe, Cape San Blas, Mexico Beach, St. Joe Beach, and St. George Island, giving buyers and sellers a real-time read on where the Forgotten Coast real estate market stands each week.
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If you're thinking about buying or selling 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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