Discover tips and advice to help you prepare for selling your home.

Can I sell my Forgotten Coast home if it already has vacation rental bookings on the calendar?

Yes, and on this coast it happens constantly. Florida's standard purchase contract handles it directly in Paragraph 6(b), which covers a property that will still be subject to a lease or occupancy agreement after closing. The buyer reviews the booking schedule, deposits for post-closing stays are credited to the buyer at the table, and the guests keep their vacation. For an investor buyer, a full calendar is usually an asset rather than an obstacle, because they are purchasing income that begins the day they take title.

By Billy Joe Smiley | September 10, 2026

This question comes up almost every time an owner of a rental property on Cape San…

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What will I owe in capital gains when I sell my Forgotten Coast vacation home?

Federal long-term capital gains tax on the profit, at 0, 15, or 20 percent depending on your taxable income, with no Florida state capital gains tax on top of it. The $250,000 and $500,000 primary-residence exclusion does not apply to a home you have used only as a vacation property. The number that matters is your gain, not your sale price, and gain is the sale price minus your adjusted basis minus your selling costs. Every improvement you have made and every dollar of cost to sell reduces it, which is why the owners who plan ahead here consistently keep more of their money.

By Billy Joe Smiley | September 1, 2026

I want to say up front that I am a broker,…

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What Do You Have to Disclose When Selling a Home on Florida's Forgotten Coast?

Florida sellers must disclose known facts that materially affect a home's value and aren't obvious to a buyer, a rule from the 1985 case Johnson v. Davis. As of October 2024, you also have to complete a separate written Flood Disclosure before the contract is signed, and as of October 2025 that requirement expanded to cover any flooding you know about, even without an insurance claim. Selling as-is doesn't change any of this. The good news is that this process is straightforward once you know the two pieces, and getting it right upfront protects both you and the buyer.

By Billy Joe Smiley | August 25, 2026

I sit down with almost every seller on this coast for…

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How Does a 1031 Exchange Work When You Sell Investment Property on the Forgotten Coast?

A 1031 exchange lets you sell a qualifying investment or rental property and roll the proceeds into your next one without paying federal capital gains tax right now. You defer the gain instead of losing a chunk of it, as long as you use a qualified intermediary, identify a replacement property within 45 days, and close within 180. Florida has no state capital gains tax to worry about, but documentary stamp tax still applies on both sides of the exchange. Get the timeline and the paperwork right, and this is one of the most valuable tools an investor on this coast has for building real wealth over time.

By Billy Joe Smiley | August 13, 2026

If you own…

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How Much Does It Cost to Sell a Home on Florida's Forgotten Coast?

Selling a home on Florida's Forgotten Coast typically costs between 7% and 9% of the sale price in total closing expenses, not counting what you still owe on your mortgage. On a $900,000 sale, that's roughly $63,000 to $81,000 in costs before you net a dollar. The largest line items are real estate commission, Florida documentary stamp taxes paid by the seller at $0.70 per $100 of the sale price, owner's title insurance, and title company fees. Running a seller net sheet before you list is the only way to know what you'll actually walk away with.


By Billy Joe Smiley | June 10, 2026

The first question almost every seller asks me isn't "what should we list at?" It's "how…

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How Long Does It Take to Sell a Home on St. George Island? Billy Joe Smiley Breaks It Down

On average, St. George Island homes sell within 30 to 60 days, depending on pricing, location, and seasonal demand. Billy Joe Smiley explains what affects timelines and how to speed up your sale.

Average Selling Times on St. George Island

The St. George Island real estate market is unique due to its mix of vacation properties, luxury homes, and investment rentals.

- Well-priced homes in Gulf Beaches and Plantation neighborhoods typically sell in **30-45 days**.

- Waterfront properties may move even faster, especially during spring and early summer.

- Homes priced above market value can sit unsold for **90 days or more**.

Factors That…

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Where to Sell Home Items Before Moving Out of Your Mexico Beach Home

You can sell home items before moving out of your Mexico Beach home by using online marketplaces, consignment shops, and local yard sales. Billy Joe Smiley shares practical tips for decluttering, earning extra cash, and making your home more appealing to buyers before listing.

Why Sell Items Before Moving?

Decluttering not only lightens your load but also makes your Mexico Beach home more attractive to buyers. A clean, neutral space helps potential buyers imagine themselves living there, something Billy Joe Smiley always emphasizes to sellers.

Top Options for Selling Home Items

1. Facebook Marketplace & Local Buy/Sell Groups: Great for quick sales of furniture,…

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Should I sell my home in the Oak Grove community of Port St. Joe?

The decision to sell your Oak Grove home depends on your goals, the market, and timing. Billy Joe Smiley shares what’s happening locally and helps you decide whether now is the right time or if waiting makes sense.

The Oak Grove Market Today

Oak Grove is one of Port St. Joe’s most established neighborhoods, known for its proximity to town and affordability. Homes here are in steady demand thanks to their charm and location near schools, shops, and Reid Avenue.


Reasons to Sell Now

- Rising home values in Gulf County over the past few years.

- Buyers looking for more affordable options compared to downtown or Windmark Beach.

- Low inventory in Port St. Joe makes Oak…

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How Do Seasonal Trends Affect Selling a Home on St. George Island? Billy Joe Smiley Explains

Seasonal trends play a significant role in selling St. George Island real estate. Billy Joe Smiley explains when demand peaks, how buyer behavior changes, and how to time your listing for the best results.

Understanding the Impact of Seasonality

The St. George Island real estate market is heavily influenced by seasonal demand due to its popularity as a vacation destination.

Knowing when buyers are most active helps you time your listing for a faster sale and better offers.

Peak Selling Seasons on St. George Island

- **Spring (March-May):** The busiest time for buyers planning summer vacations and investments.

- **Early Summer…

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Billy Joe Smiley’s FSBO Tips for Homeowners on Cape San Blas

What FSBO tips actually help you sell your home on Cape San Blas? 

If you’re searching “Sell Home” tips for a do-it-yourself sale on Cape San Blas, focus on three levers you control: pricing, presentation, and precision. These practical steps from Billy Joe Smiley help you move from ‘for sale’ to ‘sold’ without wasting time or money. 

Price With Precision (and Purpose) 

Start with a hyper-local CMA. Segment comps by view tier, micro-neighborhood, and rental potential. Price in a narrow band that attracts your best buyer. Investors care about cap rate and seasonality; second-home buyers care about view corridors and maintenance. If your home will be shown during…

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