Forgotten Coast Real Estate Market Report Week of July 27 – August 2, 2026

St. George Island Finally Shows Up, and the Coast Closes Out July at Full Speed

August arrived the way it always does out here. Heavy, bright, and loud with cicadas by nine in the morning. Turtle nest markers still stake out the dunes past Cape Palms. The bay lies flat and glassy until the storms stack up over the mainland around four, and by supper the whole coast smells like rain on hot asphalt. It's officially the dog days of summer.

Underneath all that, the market turned in its cleanest week of the summer. 22 homes closed across the coast, and active inventory fell by 33 listings in seven days. Sales up and inventory down in the same week is not something that happens often out here so it's worth attention.

Three straight weeks of solid closings now, and this one was the strongest of the run. 582 active listings against 22 sales puts months of supply at 6.1, the tightest number we have posted in at least six weeks. A month ago the coast was sitting on double-digit supply and now the conversation has changed.

The average sale came in at $776,771, and the honest range runs from $210,000 to $4,310,000. What stands out is not the top of that range but the middle of it. Every closing in Port St. Joe and on Cape San Blas came in under $700,000, and the St. Joe Beach corridor averaged $598,167 across 9 sales. The coast is not just moving trophy property right now. It is moving houses people actually live in.

Another 25 homes sit under contract, up from 17 last week. That pipeline shows up as August and September closings.

Cape San Blas and the South Gulf

Complete flip from a week ago. The Cape averaged $2,323,750 in late July on the back of a $5.3 million sale. This week it closed 5 homes and every one of them came in under $700,000, running from $315,000 to $695,150 for an average of $496,030.

That is a healthier week than the headline number suggests. Big sales are fun to talk about. Five closings in the mid-market tell you more about who is actually shopping. Inventory eased to 139 active listings, and at this pace the Cape carries about 6.4 months of supply. Only 3 homes are under contract, so the pipeline thinned out. Watch that number next week.

Port St. Joe

Town posted 3 closings at $210,000, and on up to $347,900, averaging $282,600. Every sale in town this week was under $350,000. If you have been told there is nothing affordable left in Port St. Joe, this week's data says otherwise.

Active inventory dropped to 92 listings, down from 100 a week ago, and 5 homes went under contract. At roughly 7.1 months of supply, town is the loosest of the four areas right now, which is a strange thing to write given how consistently it turns over. The reason is simple. Volume was light this week, not demand.

St. Joe Beach and Mexico Beach

The corridor did what it has been doing all month. 9 closings for the second week running, from $390,500 to $885,000, averaging $598,167. Nothing flashy. Just steady, week after week, at price points that make sense for a family that wants to be near the water without a seven-figure conversation.

Inventory here is still the largest anywhere at 238 active listings, but it fell by 14 in a single week, the biggest drop on the coast. And 11 homes are under contract, the deepest pipeline of any area by a wide margin. At 6.1 months of supply, this stretch of highway is now moving at the same clip as the coast as a whole. Mexico Beach spent years rebuilding out of the public eye. The numbers are catching up to the work.

St. George Island

Here is the week's real headline. The island closed 5 homes after managing just 2 the week before, with sales from $687,500 to $4,310,000 and an average of $1,675,500. That $4.31 million sale is the highest price recorded anywhere on the coast this week.

More telling is what happened under the surface. Under-contract count jumped from 1 to 6. Active inventory came down to 113 listings. And at 5.2 months of supply, St. George Island went from the loosest market on the coast to the tightest in the span of one week. One week does not make a trend, so hold that loosely. But if you have been sitting on an island listing waiting for something to break, this is what it looks like when it does.

The Land Market

Land came back to life. After a single quiet week with just 2 sales, 7 lots closed across the coast, and the spread was wide. Port St. Joe moved a parcel at $141,000. Cape San Blas closed one at $185,000. St. George Island sold 2, at $160,000 and $520,000. The St. Joe Beach and Mexico Beach corridor took 3, including a $1,450,000 parcel that dragged the corridor average up to $637,333.

Coast-wide that leaves 390 active parcels, down from 396, with 6 under contract. The average land sale for the week was $416,857, though with only 7 transactions and one of them at seven figures, that average is doing more work than it should. The range from $141,000 to $1,450,000 is the more useful read.

What the Pace Actually Means

Run the week forward and the residential math is encouraging. 22 closings projects to roughly 95 homes per month. Against 582 active listings, that pencils out to 6.1 months of supply, down from 7.5 a week ago. Six months is the line most analysts draw between a buyer's market and a balanced one. The coast is sitting right on it.

Land tells a slower story. 7 sales projects to about 30 lots per month against 390 active parcels, which works out to roughly 12.9 months of supply. That is a dramatic improvement over the 45 months the same math produced last week, and it shows you exactly how much a low-volume market swings on a handful of transactions. Lot buyers still hold the leverage. They just hold a little less of it than they did seven days ago.

For sellers, three weeks of data now say the same thing. Priced right, your house sells. Priced on what your neighbor got in 2023, it sits. For buyers, the window where you could name your terms on anything anywhere is narrowing, particularly on St. George Island and in the Mexico Beach corridor, where inventory and buyer interest are finally meeting in the same place at the same time.

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.

Key Metrics Summary

Area Detail

Vacant Land Detail

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.