Forgotten Coast Real Estate Market Report Week of August 10 – 16, 2026

Eleven Sales Again, and a Very Different Eleven

The count did not move. Eleven homes closed on the Forgotten Coast last week, the same number as the week before. Everything underneath it moved.

Mid-August has its own rhythm out here. The weekday beach thins down to walkers and a few surf casters, and the afternoon pop-up storms have gotten regular enough that you learn to run your errands before two. Weekends still fill up. Tuesdays belong to the locals again.

Under that quiet, the money shifted hard. Residential volume came in around $8.06 million on those 11 sales, up from roughly $7.5 million a week earlier on the identical count. The average sale climbed to $732,565 from $682,382. The reason sits out on the Cape, and it is a story about price rather than pace.

Inventory sat almost perfectly still. Active residential listings finished at 572 against 571 seven days earlier, a difference of one house across four markets and roughly sixty miles of coast. Land inventory drifted up to 400 parcels from 393.

The number that actually changed is the pipeline. Homes under contract went 25, then 19, now 14. Three consecutive weeks of decline, and it is the one figure in this report that tells you something about October instead of last Tuesday.

Cape San Blas and the South Gulf

Money came back to the Cape before the traffic did. 3 closings starting at $585,000 and topping out at $1,750,000, averaging $1,211,667. That top figure is the highest price paid anywhere on the coast last week, and the area average beat every other market by a wide margin. Set it against the $363,500 the Cape averaged on its lone sale a week earlier and you can see how much the mix changed.

Volume is a different conversation. Three sales beats last week's one, but the Cape closed 4 and then 5 homes across the last two weeks of July, so this is a market working its way back rather than breaking out. Active inventory went up rather than down, to 143 listings from 139, and only 2 homes sit under contract. Call it 11.0 months of supply on the week's pace, better than the 32 months the math spat out last week and well off the 6.4 it posted for the week ending August 2. Good prices, thin pipeline. Both true at once.

St. Joe Beach and Mexico Beach

The corridor kept doing what it does. 5 closings from $402,019 to $690,000, averaging $559,864. No outlier this time after last week's $2,250,000 sale, just a tight band of houses in the range where most of this coast actually trades.

Inventory came down again, to 223 listings from 230, marking a third straight weekly decline here. 7 homes are under contract, which is half the coast's entire pipeline sitting on one twelve-mile stretch of highway. At 10.3 months of supply this is the most functional market of the four, and it earns that spot on volume rather than price.

Port St. Joe

2 closings in town, at $249,900 and $299,000, averaging $274,450. Both under three hundred thousand, and a shade under the $282,600 town averaged for the week ending August 2.

That is a comment on what sold, not on what town is worth. Active listings edged up to 94 from 91, and the under-contract count dropped to a single home. That last figure is the one I would watch. 1 pending contract against 94 active listings is the thinnest pipeline on the coast right now, thinner even than the Cape. Two sales a week works out to roughly 10.9 months of supply, which lands town right alongside the corridor and the Cape after leading the coast on that measure a week ago. Nothing broke here. The affordable end of the inventory got its turn, and it was overdue.

St. George Island

1 home sold on the island, at $1,075,000, almost exactly matching the $1,060,000 it posted a week earlier. Active residential inventory sits at 112 listings, and the under-contract count doubled from 2 to 4, the only pipeline on the coast that grew. On a one-sale pace the island reads 25.9 months of supply, the softest residential market we track.

The island's real business happened on dirt. 3 lots closed here, more than the rest of the coast combined, running from $60,000 up to $525,000. Nobody pays half a million for a lot on St. George Island as a maybe. That buyer already knows what they are building and roughly what it will run them.

The Land Market

5 lots closed coast-wide, up from 4, averaging $261,800. St. George Island took three. Cape San Blas moved one at $159,000, its second lot sale in the last four weeks. The St. Joe Beach corridor moved a single parcel at $165,000.

Port St. Joe sold nothing again, and this is the figure to sit with: 40 active parcels in town with zero under contract. Not a slow week. An empty pipeline.

Coast-wide, active land inventory climbed to 400 parcels with 8 under contract. Five sales a week puts lot supply near 18.5 months, better than last week's 22.7 but still the slowest corner of this market by a wide margin. If you are buying a lot on the Forgotten Coast right now, you are the one setting the terms. That has been true all year and nothing last week changed it.

What the Pace Actually Means

Eleven sales a week projects to about 48 homes a month. Against 572 active listings that reads 12.0 months of supply, identical to last week for the simple reason that neither input moved.

Average the last three weeks and the coast has been closing roughly 15 homes a week, which puts real supply near 9.0 months. That is the number to plan around, and it is worth saying plainly that it moved the wrong way. This same three-week measure read 7.6 months a week ago. Two straight weeks of 11 closings pushed the late-July pace of 19 and 22 out of the window, and supply widened to match.

Something worth noting in the area breakdown. Three of the four markets landed between 10.3 and 11.0 months of supply. Cape San Blas, Port St. Joe, and the St. Joe Beach corridor are paced within seven-tenths of a month of each other, closer than these three usually run. Only St. George Island sits apart, at more than double the others.

Which side of the table you are on decides what to do with all this. Sellers, the pipeline has shrunk three weeks running and the calendar stops helping you around the middle of September, so the houses that close before Thanksgiving are the ones priced against this year's comps. Buyers, you have leverage nearly everywhere on this coast, and the most of it on St. George Island and on just about any vacant lot you care to walk.

There is a stretch in late August when the Cape empties out on a Wednesday and you can walk from the Salinas Park boardwalk toward the point without crossing another set of tracks. The water goes that flat green it saves for the back half of summer. Somebody paid $1,750,000 for a piece of that last week. Somebody else paid $249,900 to live ten minutes from it year-round. Both of them bought the same coast.

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 fall 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.