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        <title>BJ Smiley's Blog</title>
        <link>https://www.portrealtygroup.com/blog/</link>
        <description>Port Realty Group, BJ Smiley's Blog</description>
<item>
    <guid>https://www.portrealtygroup.com/blog/254-water-plant-rd-move-in-ready-commercial-building-for-sale-in-port-st-joe-fl.html</guid>
    <link>https://www.portrealtygroup.com/blog/254-water-plant-rd-move-in-ready-commercial-building-for-sale-in-port-st-joe-fl.html</link>
        <author>bj@portrealtygroup.com (Billy Joe Smiley)</author>
        <title>254 Water Plant Rd: Move-In-Ready Commercial Building For Sale in Port St Joe, FL</title>
    <description> <![CDATA[ 
254 Water Plant Rd: Move-In-Ready Commercial Building For Sale in Port St Joe, FL





There's a particular kind of relief that comes from finding a commercial building that's already done. No permitting marathon, no guessing what the last contractor buried in the walls, no wondering if the roof will hold up through the next season on the Forgotten Coast. 254 Water Plant Rd in Port St Joe is that building, and it's on the market now at $699,000.


The Location





The property sits near the Hwy 98 corridor, in that stretch of road between Port St Joe and Mexico Beach where a lot of contractors, service businesses, and storage operations have quietly set up shop over the last few years. You're close enough to both towns to serve either one without committing to a side, which matters more than people expect once they're running deliveries or meeting clients on a schedule. St Joseph Bay and Cape San Blas are a short drive north, which keeps this corridor busy with the kind of steady, working traffic that a business actually wants, not just seasonal overflow.


What You're Actually Getting


Built in 2021, the building runs 6,000 square feet total, and it's split in a way that makes sense for how people actually use commercial space. There's 3,000 square feet of conditioned warehouse, fully insulated with spray foam and already fitted with heavy-duty pallet racking, so if you're storing inventory, tools, or anything temperature-sensitive, that work is done. Another 2,000 square feet is unconditioned warehouse, the kind of open, durable floor space that's built for a forklift and doesn't ask questions about what you're rolling across it.





Then there's the part that a lot of steel buildings skip entirely: a finished, roughly 1,000 square foot office suite. It's not a folding table in the corner of a warehouse. There's a real conference room with a glass table and seating for eight, a wall-mounted TV, and enough polish that you could bring a client in without apologizing for the surroundings. Off to the side is a kitchenette with quartz counters, a stainless refrigerator, and cabinetry that looks like it belongs in a house, not a shop. There's also a private office nook and a full bathroom with a walk-in shower, which matters more than people admit when they're spending ten hours a day on-site.











Outside, you've got two roll-up bay doors, a covered entry porch, and enough gravel and grass around the building to stage equipment or park a small fleet without feeling cramped.





Who Is This Building For


This is a fit for contractors who need a shop and an office under one roof, storage operators who want conditioned and unconditioned space in the same building, retail or service businesses that need a presentable front office with warehouse capacity behind it, or an investor who wants a tenant-ready asset in a growth corridor without sinking capital into buildout. If you've been priced out of similar space closer to the coast, or you've outgrown a smaller unit and don't want to compromise on finish quality, this building was built with exactly that gap in mind.


Next Step


Buildings like this don't sit long in this corridor, mostly because there isn't much competing inventory that's already finished to this standard. If the numbers work for you, the next move is simple: call and walk it.


Billy Joe Smiley, Broker850-340-1213 or 850-227-7979
 ]]> </description>
    <pubDate>Tue, 14 Jul 2026 11:00:00 -0400</pubDate>
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    <guid>https://www.portrealtygroup.com/blog/market-report-week-ending-2026-07-12.html</guid>
    <link>https://www.portrealtygroup.com/blog/market-report-week-ending-2026-07-12.html</link>
        <author>bj@portrealtygroup.com (Billy Joe Smiley)</author>
        <title>Forgotten Coast Real Estate Market Report | July 6–12, 2026 | Port Realty Group</title>
    <description> <![CDATA[ 
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.


Key Metrics Summary












Residential




617Active Listings




7Homes Sold This Week




$313,000 – $3,425,000Sold Price Range




$1,070,429Average Sold Price




20.4Months of Supply














Vacant Land




400Active Listings




2Lots Sold This Week




$218,000 – $409,000Sold Price Range




$313,500Average Sold Price




46.2Months of Supply












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.
 ]]> </description>
    <pubDate>Mon, 13 Jul 2026 19:00:00 -0400</pubDate>
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    <guid>https://www.portrealtygroup.com/blog/cape-san-blas-beach-nourishment-breakwater-buyers.html</guid>
    <link>https://www.portrealtygroup.com/blog/cape-san-blas-beach-nourishment-breakwater-buyers.html</link>
        <author>bj@portrealtygroup.com (Billy Joe Smiley)</author>
        <title>What the St. Joseph Peninsula Beach Nourishment and Breakwater Project Means for Buyers</title>
    <description> <![CDATA[ 


What does the St. Joseph Peninsula beach nourishment and breakwater project mean for buyers?




It's great news. A roughly $34.5 million investment just placed about 830,000 cubic yards of sand along 1.1 miles of southern Cape San Blas shoreline near the Stumphole revetment and added eight submerged breakwaters built to hold that sand in place. For buyers, that means a wider protective beach, a rebuilt dune, and a shoreline engineered to erode more slowly in the project area. It's a real vote of confidence in the peninsula. Smart buyers still confirm a parcel's flood zone, CBRA status, and insurance separately, and that's easy to do. Because the benefit is strongest in the southern project limits, where a parcel sits is worth checking, and that's exactly the kind of thing I'll walk through with you on the ground.




By Billy Joe Smiley


If you've been watching property on Cape San Blas this spring, you've probably heard the dredges working, and that sound is good news. That's the St. Joseph Peninsula Beach Nourishment and Coastal Structures Project, the largest single coastal project Gulf County has ever taken on. The beach fill portion wrapped up in early May 2026, and the breakwater work is finishing through the summer. When a county and its state and federal partners commit this kind of money to a stretch of coastline, that's a real vote of confidence in the southern Cape, and buyers keep asking me what it means for them.


Here's the encouraging version, the way I'd walk you through it standing on the sand.


What the project actually is


Two good things are happening at once. First, beach nourishment: a dredge pulled sand from an offshore borrow area and pumped it onto the beach to rebuild the dune and widen the shoreline. Second, coastal structures: a series of low rock breakwaters built just offshore, sitting under the water, designed to slow the waves and keep the new sand on the beach longer. Together they give this stretch of the peninsula more beach and a better chance of holding it.


The numbers, confirmed through the official Gulf County and MRD Associates project updates, tell a strong story:





Element

Detail



Total project cost


Approximately $34.5 million, funded through county, state, and federal sources




Sand placed


About 830,000 cubic yards along roughly 1.1 miles of shoreline




Location


Southern peninsula, just north of the Stumphole revetment (roughly reference monuments R-100 to R-105.5)




Breakwaters


Eight submerged rock breakwaters built offshore




Timing


Beach fill completed May 3, 2026; breakwater construction finishing through summer 2026






For context, the southern peninsula lost more than 1.3 million cubic yards of sand between 2019 and 2023, which made it the most erosion-prone part of the Cape for years. That's exactly why this project matters so much. It's the county's direct answer to that history, and the eight breakwaters are the powerful new piece that wasn't part of the last nourishment back in 2019. Buyers are right to read this as the area investing in its own future.


 





What it means for a buyer, in plain terms


For buyers looking at the southern project area, the upside is real: a wider beach, a rebuilt dune in front of the homes, and a shoreline designed to hold its sand longer than a nourishment alone would. The engineers behind the project predict the breakwaters can retain sand on the beach as much as 50 percent longer over a six-year period compared with a stand-alone fill, and the original feasibility work estimated background erosion rates could drop by as much as 40 percent with structures in place. Those are design projections rather than guarantees, and a strong storm can still reshape any beach in a single season, so it's fair to treat them as the engineers' best estimate. Even read conservatively, the direction is encouraging.




More buffer between the Gulf and the structure. A deeper dune and beach give a home more room before waves reach the foundation in a storm. That's genuine peace of mind on a coastline that takes direct weather.


A longer runway between nourishment cycles. Periodic re-nourishment is part of life on this coast, and the breakwaters are built to stretch the time between those projects, which is a positive for the long-term cost picture in the area.


A more stable shoreline to plan around. If you're buying to hold for years or to build, a shoreline engineered for slower erosion is far easier to plan a long-term investment around, and that stability is worth a lot.




One helpful thing to expect, so it reads as reassuring rather than surprising: the freshly pumped beach looks dramatically wide right after construction, then narrows over the following months. That's by design and a sign the project is working exactly as planned. The sand shifts out to a nearshore sandbar and the profile settles into its long-term shape, building the underwater foundation that protects the beach. A narrower dry beach a few months out is normal and healthy, not a sign anything went wrong.


What to confirm separately, and how easy it is




Flood zone is set by FEMA, not by beach width, so we confirm it directly. A home in a VE or AE zone stays in that zone after the project, because flood zone designations come from FEMA's mapping. The good news is that this is a known, lookup-able fact, and smart buyers simply pull it on the address so there are no surprises.


CBRA status is a separate designation, so we check it on the parcel. Parts of the peninsula and Indian Pass sit in a Coastal Barrier Resources Act zone where federal NFIP flood insurance isn't available and a private policy fills the gap. Beach work doesn't touch that boundary, and confirming it early is quick and keeps your numbers clean.


Wind, flood, and homeowners are three policies, so we get real quotes. On a beach home here those are three separate policies, and the total runs into the thousands. The smart move is simply to get firm quotes on the specific address during your due diligence window, because underwriters price wind and flood off elevation, construction, and zone. You build that into the plan and move forward with eyes open.


The benefit is strongest in the southern stretch, so location is worth confirming. The protection is concentrated in the roughly 1.1 mile southern project area near the Stumphole revetment, so it's worth knowing exactly where a parcel sits relative to those limits. That's a quick check, and it tells you how much direct benefit a specific home is getting.




If you want the full picture on coverage, my breakdown of wind insurance on a Forgotten Coast beach home walks through what those three policies actually cost and how to plan for them with confidence.


How to buy with confidence after the project




Confirm the parcel sits inside the project limits. The strongest benefit lives in the southern stretch near the Stumphole revetment, so we check the home's location against the project footprint together.


Pull the flood zone and elevation certificate. A VE zone carries the strictest requirements and the highest premiums, while an X zone may carry no mandatory flood insurance, so knowing the zone is pure clarity.


Check the CBRA status. If the parcel is in a CBRA zone, you simply plan on a private flood policy instead of NFIP. Knowing this early sharpens your numbers and can even strengthen your offer.


Get firm insurance quotes on the address. Wind, flood, and homeowners, quoted on the specific property during your due diligence window. Real quotes give you a real budget and full confidence going in.


Look at the survey and the home's distance to the Gulf. Where the structure sits relative to the dune line and the Coastal Construction Control Line shapes both your protection and what you can do with the lot later.




This is the same confident groundwork I cover when buyers ask how close to the Gulf you can buy on Cape San Blas and what to know before you commit to waterfront property on the Cape. With the leverage buyers have in the 2026 Forgotten Coast market, a clear, confident read on coastal protection is one more thing working in your favor at the negotiating table.


Frequently Asked Questions


Does the beach nourishment project lower flood insurance on Cape San Blas?


The project is a real plus for shoreline protection, and flood insurance simply runs on a separate track. It's priced off your flood zone, elevation, and construction, which the project doesn't change, so you confirm those directly on the address. The wider beach and rebuilt dune lower real-world erosion risk, and the smart move is to get firm quotes during due diligence so your budget is solid going in.


Which part of the peninsula benefits most from the project?


The work is concentrated along roughly 1.1 miles of the southern shoreline, just north of the Stumphole revetment near reference monuments R-100 to R-105.5. Homes inside that stretch get the strongest direct benefit from the new sand and the eight submerged breakwaters, and properties farther north still sit on the same peninsula.


Will the new beach stay as wide as it looks right now?


It will settle, and that's a sign of success. A nourished beach is built wider than its long-term shape, then narrows over the following months as sand shifts to the nearshore sandbar in a process called profile equilibration, building the protective underwater foundation. The eight submerged breakwaters are designed to slow that loss and hold sand on the beach longer than a fill alone would.


Is the southern end of Cape San Blas a good place to buy now?


Yes, and this project strengthens the case. It improves shoreline protection in the southern area and is designed to slow erosion there. To buy with full confidence, you simply confirm the parcel's flood zone, elevation, CBRA status, and real insurance quotes before you make an offer, and that's exactly the kind of homework I handle alongside you.


Will the peninsula need more beach nourishment after this?


Likely yes over time, and the breakwaters are built to make that less frequent. The eight structures are meant to retain sand longer and stretch the time between projects, which is good news for the long-term cost picture in the area.


Where this leaves you


The St. Joseph Peninsula project is genuinely good news for the southern Cape. A wider beach, a rebuilt dune, and eight breakwaters built to hold the sand give that stretch more buffer and a more stable shoreline to plan around, and a $34.5 million investment is a strong vote of confidence in the area.


If you're weighing a property near the project area, give me a call or shoot me a text. I'll walk the parcel with you, show you where the project limits fall, pull the flood zone and elevation, and help you price the real cost of owning there so you can move forward feeling great about it. After 27 years on this coast, helping a buyer read what a project like this means for one specific home is exactly the part I enjoy most.


About Billy Joe Smiley


Billy Joe Smiley is one of Florida's most accomplished real estate professionals, with over 27 years of experience and more than 1,000 properties sold. As a top 1 REALTOR® based at Port Realty Group, Billy Joe serves the Forgotten Coast with unmatched insight, professionalism, and care. He works with buyers and sellers across Port St. Joe, Cape San Blas, Mexico Beach, and St. George Island, specializing in luxury and waterfront homes, investment properties and 1031 exchanges, beachfront and bayfront land, vacation homes and income-producing real estate, and real estate development and architectural planning. A Gulf County native, Billy Joe pairs deep local knowledge with decades of experience in brokerage, land development, custom home building, and architectural consulting. Recognized as The Forgotten Coast's Most Trusted Realtor, Billy Joe has earned 90+ public reviews across Zillow, Google, and Realtor.com.


 ]]> </description>
    <pubDate>Thu, 09 Jul 2026 11:36:00 -0400</pubDate>
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    <guid>https://www.portrealtygroup.com/blog/139-lantana-st.html</guid>
    <link>https://www.portrealtygroup.com/blog/139-lantana-st.html</link>
        <author>bj@portrealtygroup.com (Billy Joe Smiley)</author>
        <title>139 Lantana St</title>
    <description> <![CDATA[ 
1st Tier Coastal Living with Gulf and Bay Views





There are certain places on Cape San Blas where the rhythm just feels right. The Gulf is out front, St. Joseph Bay rests behind you, and the beach routine becomes beautifully simple. That is exactly what you’ll find at 139 Lantana St, a 1st-tier 2025 coastal home positioned for both Gulf &amp; Bay views and deeded boardwalk beach access.


Located on the beach side of Cape San Blas, this furnished coastal retreat offers the rare advantage of water vistas in both directions. From the front porches, enjoy views toward the Gulf of America. From the rear bedrooms, look back toward the calm waters of St. Joseph Bay. It is a special Cape San Blas setting—easy, scenic, and unmistakably coastal.





A 2025 Coastal Home Designed for Cape Living


This elevated home features 3 bedrooms, 2.5 baths, and 1,576 square feet, with a layout that feels bright, polished, and practical for beach living. Whether you’re looking for a personal getaway, a full-time coastal residence, or a property with vacation-rental potential, this home offers a strong start.


Interior highlights include:




Stainless steel appliances


Gas range


Tankless water heater


Pantry storage


Recessed lighting


Custom tiled baths


Clean coastal finishes


Furnished offering




The kitchen brings in a crisp coastal feel with white cabinetry, stainless appliances, and a soft blue tile backsplash that nods to the Gulf just beyond the dunes. The finishes are fresh without feeling overdone. Comfortable. Polished. Ready for the Cape.





Gulf Views, Bay Views, and Two Covered Porches


Outdoor living is part of the story here. With two covered porches, the home gives you space to enjoy the breeze, the views, and the laid-back pace of Cape San Blas.


Morning coffee on the porch? Easy. A quiet evening after the beach? Even better. Front-facing Gulf views and rear-facing Bay views? That’s where this home really shines.


The deeded boardwalk beach access keeps beach days simple. No overthinking it. Grab your towel, your chair, and your flip-flops—the sand is close.





Short-Term Rentals Allowed + No HOA


For buyers looking at Cape San Blas real estate with rental potential, 139 Lantana St checks important boxes. The property allows short-term rentals and has no HOA, offering flexibility for personal use, vacation-rental planning, or a combination of both.


As always, buyers should verify rental guidelines, permitting, and use requirements during due diligence.


Close to Cape San Blas Favorites


Part of what makes this location so appealing is its access to some of the Cape’s best-known local anchors. From beach access and bike rides to casual dining and outdoor recreation, 139 Lantana St places you close to the experiences buyers search for when they picture life on Cape San Blas.


Nearby highlights include:


Scallop Republic — a local favorite for Gulf views and laid-back Cape evenings. Salinas Park — beach access, bay access, recreation areas, and outdoor space. Loggerhead Run Bike Trail — a favorite route along Cape San Blas Road. Scallop Cove — convenient stop for beach supplies, fuel, and Cape essentials. Indian Pass Raw Bar — one of the area’s most recognized local dining spots. Port St. Joe dining and shopping — just a drive away for restaurants, boutiques, and everyday needs. St. Joseph Peninsula State Park — one of the Cape’s signature outdoor destinations.


This is the kind of location that gives you beach, bay, parks, dining, and recreation all within reach.





Why 139 Lantana St Stands Out


Cape San Blas buyers often search for a few key things: beach access, water views, outdoor living, rental flexibility, and a home that doesn’t require a long project list. This property brings those pieces together in one polished 2025 package.


At a glance:


139 Lantana St | Cape San Blas, FL 3 Bedrooms | 2.5 Baths | 1,576 Sq Ft 1st-Tier Coastal Home Gulf &amp; Bay Views Deeded Boardwalk Beach Access Two Covered Porches Covered Parking Furnished Short-Term Rentals Allowed No HOA


Simple coastal living. Strong search-friendly features. A setting that speaks for itself.


Ready to See 139 Lantana St?


Opportunities like this on Cape San Blas do not come along every day—especially with Gulf &amp; Bay views, deeded beach access, rental flexibility, and no HOA.


For details or a private showing, contact Port Realty Group.


Call 850-227-7979 or 850-340-1213 Visit www.PortRealtyGroup.com

 ]]> </description>
    <pubDate>Wed, 08 Jul 2026 17:00:00 -0400</pubDate>
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    <guid>https://www.portrealtygroup.com/blog/buying-during-hurricane-season-forgotten-coast.html</guid>
    <link>https://www.portrealtygroup.com/blog/buying-during-hurricane-season-forgotten-coast.html</link>
        <author>bj@portrealtygroup.com (Billy Joe Smiley)</author>
        <title>Buying a Forgotten Coast Home During Hurricane Season</title>
    <description> <![CDATA[ 


Can a hurricane delay your home closing on Florida's Forgotten Coast?




It can, but it almost never has to. Once a tropical storm or hurricane is named and a watch or warning is issued for any part of Florida, most insurers pause binding new policies until the threat passes, usually 24 to 78 hours later. Because your lender will not fund the loan until the home is insured, an unbound policy is the one thing that can push your closing date. Line up your homeowners, wind, and flood coverage early in your due diligence period and a storm out in the Gulf rarely touches your closing.




By Billy Joe Smiley 


Summer and fall are some of my favorite times to put buyers under contract on this coast. Inventory is up, sellers are motivated, and you have more room to negotiate than you have had in years. The one piece of timing worth planning for is insurance, because we buy here during Atlantic hurricane season, which runs June 1 to November 30. Handle that piece early and the season works in your favor.


After 27 years on the Cape San Blas and Port St. Joe market, here is what I tell every buyer who is closing between June and November: a storm in the Gulf does not have to derail your deal. It just means we get your insurance locked in sooner rather than later.


How the insurance binding pause works


When the National Hurricane Center names a tropical storm or hurricane, and a tropical storm or hurricane watch or warning is issued for any part of Florida, insurers stop writing new coverage for a short window. The industry calls it a binding moratorium, or the &quot;no-bind box.&quot; It applies to Citizens, Florida's insurer of last resort, and to most private carriers.


During that pause, a carrier will not bind a brand new policy or increase coverage on an existing one, regardless of the effective date you ask for. The restriction usually lifts 24 to 78 hours after the threat clears, and the exact timing varies by carrier.


Here is why it matters for a closing. Your mortgage lender will not fund the loan until the home is insured. No bound policy means no proof of coverage, which means the lender holds the file. If you waited until the last few days before closing to shop for insurance and a storm gets named in that window, your closing can slip until binding reopens. That is the scenario worth getting ahead of, and it is very preventable.


How to keep a storm from touching your closing


The whole game is to bind early. Insurance shopping and binding belong in your due diligence period, the same window where you handle the inspection, the survey, and the title work. Once you are under contract, treat the insurance as something to finish in the first week or two, not the last. Here is the order I walk buyers through:




Start your insurance quotes the week you go under contract. The earlier you start, the more time your agent has to work through anything the underwriter flags, like roof age or elevation.


Get a wind mitigation inspection and your elevation certificate moving. Both help your insurance agent price the policy accurately and can lower your premium.


Submit your application and first premium ahead of your closing date. If your paperwork and payment are in before any suspension begins, the carrier puts coverage in place on the effective date you requested, even if the closing itself lands during a binding pause.


Ask your agent for the insurance binder in writing. The binder is temporary proof of coverage that satisfies your lender while the full policy is finalized. Carriers can often issue one within about 24 hours.


Watch the tropics together. If a system looks like it may develop within a few days, that is the cue to finish binding now rather than wait.




Flood insurance runs on its own clock


Flood is a separate policy from wind and homeowners, and it has its own timing rule. A standard National Flood Insurance Program policy normally carries a 30 day waiting period before it takes effect. But when you buy flood insurance in connection with a mortgage, the 30 day wait does not apply. The coverage becomes effective at closing, as long as the application and premium are presented at or before the loan closes. A cash buyer does not get that loan exception, which is one more reason to start the flood policy early if you are paying cash.


In the CBRA zones on Cape San Blas and Indian Pass, federal flood insurance is not available, so buyers there use private flood coverage instead. Private flood carriers follow the same hurricane discipline as wind carriers, which means they also pause binding during named storms. The takeaway is the same: get the flood policy lined up early in due diligence. My guide on wind insurance on a Forgotten Coast beach home breaks down the three policies and what drives the premium, and my flood zone primer explains the AE, VE, and X designations that decide what you need.


Buying during hurricane season is not the risk people imagine. It is simply a transaction that rewards good timing, and the 2026 buyer's market gives you the leverage to take it slow and do it right. I covered that in my piece on whether now is a good time to buy on the Forgotten Coast. Pair that opportunity with early insurance, and a storm spinning up offshore becomes a headline you watch, not a problem you fight.




Frequently Asked Questions


Can I still close on a Florida home while a hurricane is in the Gulf?


Usually yes, as long as your insurance was already bound before the binding pause started. If your homeowners, wind, and flood coverage are in place and your lender has proof, a named storm offshore does not automatically stop your closing.


How early should I buy insurance before closing on Cape San Blas?


Start during your due diligence period, ideally within a week or two of going under contract. During hurricane season I push buyers to finish much earlier so an approaching system never becomes a factor.


What is a binding moratorium or &quot;no-bind box&quot;?


It is the temporary period when insurers stop writing new coverage because a tropical storm or hurricane watch or warning has been issued for part of Florida. Citizens and most private carriers honor it. It generally lifts 24 to 78 hours after the threat passes, and it applies regardless of the effective date you request.


Does the 30 day flood insurance waiting period apply when I am buying?


Not in most purchases. When you buy National Flood Insurance Program coverage in connection with a mortgage, the 30 day wait is waived and coverage starts at closing, provided the application and premium are submitted at or before the loan closes. Cash buyers do not get that exception, and CBRA properties on Cape San Blas and Indian Pass use private flood insurance, which has its own binding rules.


Is it a mistake to buy on the Forgotten Coast during hurricane season?


Not at all. Summer and fall often bring more inventory and more flexible sellers, which is good for buyers. The season simply asks you to handle insurance early in the process. Do that, and you get the negotiating advantages without the timing stress.




The short version is this: buying here during storm season is a timing exercise, not a gamble. Bind your insurance early, keep an eye on the tropics, and let the buyer's market work for you. If you are under contract or about to be on a home in Cape San Blas, Port St. Joe, Mexico Beach, or St. George Island, call or text me and we will get your insurance timeline mapped out before it ever becomes a question.


About Billy Joe Smiley

Billy Joe Smiley is one of Florida's most accomplished real estate professionals, with over 27 years of experience and more than 1,000 properties sold. As a top 1 REALTOR® based at Port Realty Group, Billy Joe serves the Forgotten Coast with unmatched insight, professionalism, and care. He works with buyers and sellers across Port St. Joe, Cape San Blas, Mexico Beach, and St. George Island, specializing in luxury and waterfront homes, investment properties and 1031 exchanges, beachfront and bayfront land, vacation homes and income-producing real estate, and real estate development and architectural planning. A Gulf County native, Billy Joe pairs deep local knowledge with decades of experience in brokerage, land development, custom home building, and architectural consulting. Recognized as The Forgotten Coast's Most Trusted Realtor, Billy Joe has earned 90+ public reviews across Zillow, Google, and Realtor.com.




 ]]> </description>
    <pubDate>Tue, 07 Jul 2026 08:47:00 -0400</pubDate>
</item>
<item>
    <guid>https://www.portrealtygroup.com/blog/builderdeveloper-opportunity-in-sunset-village-two-contiguous-coastal-homesites-near-windmark-beach.html</guid>
    <link>https://www.portrealtygroup.com/blog/builderdeveloper-opportunity-in-sunset-village-two-contiguous-coastal-homesites-near-windmark-beach.html</link>
        <author>bj@portrealtygroup.com (Billy Joe Smiley)</author>
        <title>Builder/Developer Opportunity in Sunset Village: Two Contiguous Coastal Homesites Near WindMark Beach</title>
    <description> <![CDATA[ 



In coastal Sunset Village, opportunities like this do not come along often.


This two-lot package includes 205 S Brooks Ave and 207 S Brooks Ave in Port St. Joe, Florida, totaling approximately 0.67 acres in an X Flood Zone near the Hwy 98 coastal corridor, St. Joseph Bay, and WindMark Beach. For buyers, builders, and developers looking for land near the Gulf of America and St. Joseph Bay, this is the kind of site that deserves a closer look.





The package includes 205 S Brooks Ave at approximately 0.31 acres and 207 S Brooks Ave at approximately 0.36 acres. Together, these contiguous homesites create added room for future planning, thoughtful site design, outdoor living, garage space, or a custom coastal residence. Buy both for a larger footprint, explore a builder/developer package, or evaluate the flexibility of two side-by-side homesites in one of the area’s established coastal communities.


This is where it gets good.


Sunset Village offers paved roads, underground utilities, and available public water, sewer, electric, and natural gas. The community is designed for site-built homes only, with architectural review guidelines in place to help maintain a consistent coastal feel throughout the neighborhood. HOA dues are $800 annually, and short-term rentals are not permitted.





Nearby, the WindMark Beach coastal corridor opens up to Gulf County’s shoreline scenery, public beach access points, and undeveloped coastal acreage along the beach side of Hwy 98. From the aerial views, you can clearly see how close these homesites sit to St. Joseph Bay, the Gulf of America, the community pool, and the public beach access area. The location gives future owners a coastal setting without sacrificing access to everyday conveniences.


Downtown Port St. Joe, Reid Avenue shops and dining, Point South Marina, Mexico Beach, Cape San Blas, and the Panama City/Tyndall Air Force Base route are all within convenient reach. For anyone searching for land for sale near WindMark Beach, Port St. Joe building lots, X Flood Zone homesites, or a builder opportunity near Mexico Beach, these two contiguous Sunset Village lots check important boxes.


Single-level home designs and possible water-view orientation may be possible, subject to buyer verification, site planning, HOA approval, architectural review, and applicable building requirements. Buyer should verify all lot dimensions, utilities, HOA requirements, buildability, future use, flood zone details, and any development plans.


Seller may consider owner financing with acceptable terms.


No fluff. Just a smart coastal land opportunity near WindMark Beach, St. Joseph Bay, and the Gulf County beach corridor.
 ]]> </description>
    <pubDate>Mon, 06 Jul 2026 17:00:00 -0400</pubDate>
</item>
<item>
    <guid>https://www.portrealtygroup.com/blog/market-report-week-ending-2026-07-05.html</guid>
    <link>https://www.portrealtygroup.com/blog/market-report-week-ending-2026-07-05.html</link>
        <author>bj@portrealtygroup.com (Billy Joe Smiley)</author>
        <title>Forgotten Coast Real Estate Market Report | June 29–July 5, 2026 | Port Realty Group</title>
    <description> <![CDATA[ 
St. George Island Lights Up the Fourth of July Week with the Coast's Priciest Closing


Somewhere between the boiled peanuts stand on Highway 98 and the fireworks over the bay, this stretch of the Port St. Joe to St. George Island run does its own kind of celebrating every July. Boats stack up at the ramps. Porches fill with families who've been coming back for thirty summers.  This year, the market threw its own small fireworks show: a $1,712,000 closing on Cape San Blas and a $1,574,120 sale on St. George Island reminded everyone that the high end of this coast is still very much alive, holiday week or not.


For the week of June 29 through July 5, 2026, 18 homes closed across the five communities we track, with vacant land adding 6 more sales to the tally. Inventory stayed heavy, which continues to hand buyers the upper hand almost everywhere except the very top of the market, where good product still moves fast.


What is the Forgotten Coast real estate market doing this week? For the week of June 29–July 5, 2026, the Forgotten Coast recorded 18 residential closings and 6 land sales across Port St. Joe, Cape San Blas, St. Joe Beach, Mexico Beach, and St. George Island. Active residential inventory stands at 622 listings with roughly 8.0 months of supply, keeping this a buyer's market overall. Well-priced homes, especially on St. George Island, are still closing at strong numbers; everything else is taking patience.








This weekly report tracks residential and vacant land activity across Port St. Joe, Cape San Blas, Mexico Beach, St. Joe Beach, and St. George Island, giving buyers and sellers a real, current read on where the Forgotten Coast real estate market actually stands, not a stale seasonal average.


Cape San Blas &amp; South Gulf


Cape San Blas only closed one home this week, but what a home it was. That single sale went for $1,712,000, the top residential price on the entire coast for the week. Active inventory here sits at 145 listings with 5 under contract, so buyers have plenty to choose from while sellers at the top of the market are still finding their number. This is the neighborhood where patience and a great view still pay off.


Port St. Joe


Port St. Joe carried the volume this week with 6 closings, more than any other area, ranging from $309,900 to $614,000 and averaging $382,117. With 95 active listings and 5 under contract, Port St. Joe remains the coast's most approachable entry point, the place where working families and first-time coastal buyers are actually finding something they can afford.


St. Joe Beach &amp; Mexico Beach


The St. Joe Beach and Mexico Beach corridor matched Port St. Joe's pace with 6 homes sold, priced between $420,000 and $615,000 for an average of $509,697. This stretch also carries the deepest bench of active inventory on the coast at 261 listings, with 10 currently under contract. Locals know the drill here: rebuilding, remodeling, and a slow steady march of new buyers who fell for Mexico Beach years ago and finally made the move.






St. George Island


St. George Island is where the money moved this week. 5 homes closed, ranging from $718,000 up to that $1,574,120 showstopper, for an average sold price of $1,103,424, the highest average of any area on the coast. Active inventory sits at 121 listings with 3 under contract. If you've been waiting for proof that the island still commands top dollar, this is it.






The Land Market


Vacant land moved slower this week, which tracks with a holiday stretch when most people are thinking about the beach, not the buildable lot next to it. 6 parcels sold coast-wide: 2 on Cape San Blas averaging $482,500, 1 in Port St. Joe at $192,500, 1 in the St. Joe Beach/Mexico Beach area at $145,000, and 2 on St. George Island averaging $407,500. Land sold prices ranged from $145,000 to $800,000 coast-wide, with an overall average near $352,917. Active land inventory remains substantial at 398 total lots, a reminder that this coast still has room to build for buyers willing to plan ahead rather than move in tomorrow.






What the Numbers Mean


Run the math and the picture gets clearer. Residential sales this week project out to roughly 78 closings a month coast-wide, which against 622 active listings works out to about 8.0 months of supply. That's a buyer's market by any standard measure, and it means sellers who price honestly and present well are the ones getting calls, while everyone else is watching showings slow down. On the land side, 6 weekly sales project to roughly 26 closings a month, which against 398 active lots stretches to about 15.3 months of supply, a longer runway that favors patient buyers hunting for the right piece of ground.


Break it down by area and the leverage shifts. St. Joe Beach and Mexico Beach hold the deepest inventory on the coast, which gives buyers the most negotiating room. Port St. Joe is turning listings into closings at a healthy clip and staying the most affordable option. St. George Island is proving that strong pricing and a good location still draw buyers willing to pay a premium, holiday week or otherwise. Cape San Blas sits quieter in volume but not in value, one sale this week carried more weight in dollars than most areas managed with six.






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.












Residential Snapshot






622


Active Listings






18


Homes Sold








$309,900 to $1,712,000


Sold Price Range






$698,889


Average Sold Price








~78/mo


Projected Monthly Sales






8.0 mo.


Months of Inventory
















Vacant Land Snapshot






398


Active Listings






6


Lots Sold








$145,000 to $800,000


Sold Price Range






$352,917


Average Sold Price








~26/mo


Projected Monthly Sales






15.3 mo.


Months of Inventory












 ]]> </description>
    <pubDate>Mon, 06 Jul 2026 16:55:00 -0400</pubDate>
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<item>
    <guid>https://www.portrealtygroup.com/blog/financing-second-home-forgotten-coast.html</guid>
    <link>https://www.portrealtygroup.com/blog/financing-second-home-forgotten-coast.html</link>
        <author>bj@portrealtygroup.com (Billy Joe Smiley)</author>
        <title>Financing a Second Home on Florida's Forgotten Coast: Down Payment, Rates, and the Jumbo Line</title>
    <description> <![CDATA[ 


How do you finance a second home on Florida's Forgotten Coast?




A second home on this coast is more within reach than most buyers expect. For a place you'll use yourself, you can start with as little as 10 percent down, and 30-year fixed rates have eased back into the high 6 percent range as of mid-June 2026, just a touch above a primary residence. Larger homes above the 2026 conforming limit of $832,750 in Gulf County open the jumbo path, and if you'd like to rent the place when you're not there, the investment-property route is a flexible option too. Rates move daily, so the best first step is a quick, live quote on your own scenario. Let's get you started.




By Billy Joe Smiley


Most of the buyers I work with on this coast aren't buying a first home. They're buying a second one. A place on the water they'll use a few weeks or a few months a year, maybe rent when they're not here, and hand down someday. The good news is that the financing has more paths than people expect, and once you see how each one works, the whole thing gets a lot simpler.


Down payment: you can start at 10 percent


On a conventional second-home loan, you can get in with a minimum of 10 percent down. That's the entry point for a home you'll occupy part of the year and not rent out full-time. In Gulf County, the 2026 conforming loan limit for a one-unit home is $832,750. Borrow above it and you step into a jumbo loan, which typically requires 20 percent or more down, plus cash reserves.





Purchase price

Loan type

Typical down payment



$650,000


Conforming (under $832,750)


10 to 20 ($65K to $130K)




$900,000


Jumbo (over $832,750)


20+ ($180K and up)




$1,500,000


Jumbo


20 to 30 ($300K to $450K)






Here's how that plays out across the price points I see most on Cape San Blas, Port St. Joe, and the rest of the Forgotten Coast. If your goal is to get in with the least cash possible, I cover low-down options for primary homes in my guide on whether you can buy a home on Cape San Blas with no down payment, though those programs are built for primary homes rather than a second or rental.


Rates: they've eased back into the high 6 percent range


As of June 16, 2026, a 30-year fixed on a primary residence sits around 6.5 percent. A second-home loan runs a little higher, typically a quarter to a half point above primary, putting it in the high 6 percent range. Bankrate had the second-home 30-year near 6.66 percent on that date, which is a workable number for plenty of the buyers I talk with. Rates move every day, so the smartest move is a live quote from a lender who understands coastal property.


Second home or income-producing rental: you have options


If you want second-home financing, you generally keep the property available for your own use and occupy it part of the year. That's the loan with the 10 percent entry point and the better rate.


If you'd like the home to earn its keep as a vacation rental, the investment-property path is a great option:




15 to 25 percent down, with rental income helping offset the carrying cost.


A rate set for income property, which many buyers happily absorb because the home is paying for itself.


Or a DSCR loan, underwritten on the property's projected rental income instead of your personal income.




If you're leaning toward a property mainly for income, my breakdown of whether buying a home on Indian Pass is a smart investment walks through how the rental math works on this coast.


Reserves, DTI, and insurance: plan for these early


Two pieces tend to be new to second-home buyers. First: cash reserves. Lenders like to see a few months of mortgage payments in the bank after closing, on top of your down payment and closing costs. Second: how your debt-to-income ratio gets calculated. Your lender adds the new home's full carrying cost, including taxes and insurance, to your monthly obligations.


On the Forgotten Coast, insurance is a real line item. Wind, flood, and homeowners are three separate policies on a beach home, and the total can run into the thousands a year. That's why I encourage buyers to pull a real insurance quote early. Start with my guide on wind insurance on a Forgotten Coast beach home and my post on property taxes on a vacation home. Buyers who line up their lender, insurance quote, and tax estimate ahead of time write the strongest offers in today's Forgotten Coast buyer's market.


Frequently Asked Questions


How much do I need to put down on a second home on the Forgotten Coast?


Good news: you can start at just 10 percent down on a conventional second-home loan. Once the loan goes above the 2026 conforming limit of $832,750 in Gulf County, you're on the jumbo path, where lenders typically look for 20 percent or more down plus cash reserves.


What is a jumbo loan, and when does it kick in here?


A jumbo loan is simply a mortgage above the conforming loan limit, which for a one-unit home in Gulf County is $832,750 in 2026. Many beautiful Forgotten Coast homes in the $900,000 and up range use this route, and it's a smooth process with the right lender.


Are second-home mortgage rates higher than primary home rates?


Just a little, usually by a quarter to a half a percentage point. As of June 16, 2026, a primary 30-year fixed sits around 6.5 percent, and a second-home loan runs in the high 6 percent range. Rates change daily and a good lender can often beat the average, so the number that really counts is the live quote for your specific scenario.


Can I rent out my second home to help cover the payment?


Absolutely, and you have options. Renting occasionally when you're not using the home is common and usually allowed. If you'd like the place to earn most of the year, the investment-property path is a great fit, typically with 15 to 25 percent down and the rental income helping carry it, or a DSCR loan underwritten on that income.


Does coastal insurance affect whether I qualify for the loan?


It's a factor worth planning for. Your lender folds taxes and insurance into your monthly housing cost when calculating your debt-to-income ratio, and on a beach home wind, flood, and homeowners coverage can run into the thousands a year. Pulling a real insurance quote early gives you a clear read on your borrowing power.


Where this leaves you


Financing a second home on this coast comes down to a few friendly moving parts: as little as 10 percent down, a rate in the high 6 percent range, a clear jumbo path above $832,750, and a flexible choice between personal use and renting. From Mexico Beach to St. George Island to St. Joe Beach, that's the playbook, and it works.


When you're ready, give me a call or shoot me a text. I'll help you figure out which loan fits your plan, connect you with lenders who understand coastal financing, and run the real carrying costs so you know your numbers before you make a move. This is general information rather than personalized financial advice, and your final loan terms come down to you and your lender, but I'll make sure you walk in knowing exactly the right questions to ask. After 27 years on this coast, that's the part my buyers tell me saves them the most headaches, and the most money.


About Billy Joe Smiley


Billy Joe Smiley is one of Florida's most accomplished real estate professionals, with over 27 years of experience and more than 1,000 properties sold. As a top 1 REALTOR® based at Port Realty Group, Billy Joe serves the Forgotten Coast with unmatched insight, professionalism, and care. He works with buyers and sellers across Port St. Joe, Cape San Blas, Mexico Beach, and St. George Island, specializing in luxury and waterfront homes, investment properties and 1031 exchanges, beachfront and bayfront land, vacation homes and income-producing real estate, and real estate development and architectural planning. A Gulf County native, Billy Joe pairs deep local knowledge with decades of experience in brokerage, land development, custom home building, and architectural consulting. Recognized as The Forgotten Coast's Most Trusted Realtor, Billy Joe has earned 90+ public reviews across Zillow, Google, and Realtor.com.


 ]]> </description>
    <pubDate>Thu, 02 Jul 2026 14:41:00 -0400</pubDate>
</item>
<item>
    <guid>https://www.portrealtygroup.com/blog/2026-4th-of-july-events-on-floridas-forgotten-coast.html</guid>
    <link>https://www.portrealtygroup.com/blog/2026-4th-of-july-events-on-floridas-forgotten-coast.html</link>
        <author>bj@portrealtygroup.com (Billy Joe Smiley)</author>
        <title>2026 4th of July Events on Florida’s Forgotten Coast</title>
    <description> <![CDATA[ 



2026 4th of July Events on Florida’s Forgotten Coast


America is turning 250, and there is no better place to celebrate than along Florida’s Forgotten Coast. From waterfront fireworks and golf cart parades to live music, local shopping, farmers markets, family fun, and beach-town traditions, the 2026 Fourth of July weekend is packed with patriotic events across Gulf County and Franklin County.


Whether you are staying in Port St. Joe, Mexico Beach, WindMark Beach, Wewahitchka, Apalachicola, Carrabelle, Eastpoint, or St. George Island, here is your timeline of local 4th of July celebrations.


Wednesday, July 1 — Eastpoint Freedom Festival


Kick off the holiday week bayside at the Eastpoint Freedom Festival. The celebration begins at the Eastpoint Boat Ramp around 4:00 PM ET with food, entertainment, live music, and a laid-back community atmosphere. The evening ends with fireworks over the bay from approximately 9:00–9:30 PM ET. The Apalachicola Bay Chamber lists the 4th Annual Eastpoint Freedom Festival for July 1 from 4:00–9:30 PM. 


Thursday, July 2 — Carrabelle Celebration of Independence


Carrabelle keeps the celebration going along the waterfront with its annual Independence Day festivities. The evening includes a golf cart, scooter, and bike parade, with lineup beginning around 5:00 PM ET, parade festivities around 6:00 PM ET, and fireworks at dark-thirty. Carrabelle’s event listing highlights the Independence Day festivities and fireworks along the Carrabelle River on July 2. 


Friday, July 3 — First Friday Sip &amp; Shop on Reid Avenue


Spend Friday evening in Downtown Port St. Joe for First Friday Sip &amp; Shop on Reid Avenue from 5:00–7:00 PM ET. Stroll local boutiques, enjoy refreshments and light hors d’oeuvres at participating businesses, discover local art, listen to live music, and support small businesses before the holiday weekend. Visit Gulf describes First Friday Sip &amp; Shop as a free event featuring local shops, refreshments, art, and live music along Reid Avenue. 


Friday, July 3 — Apalachicola Waterfront July 3rd Celebration


Head over to Riverfront Park in Apalachicola for an evening full of music, food vendors, family-friendly fun, and patriotic waterfront views. Festivities begin at 5:00 PM ET, followed by the beloved Red, White &amp; Blue Golf Cart Parade and fireworks over the river at dark-thirty. The Apalachicola Bay Chamber notes that the event begins at Riverfront Park at 5:00 PM and builds to a fireworks display over the river. 


Saturday, July 4 — Mexico Beach Sandy Shoes 5K


Start Independence Day with the Mexico Beach Sandy Shoes 5K Fun Run at Under the Palms Park. The race begins at 7:00 AM CT and offers a fun, family-friendly way to begin the holiday before a full day of beach celebrations. Mexico Beach lists the Sandy Shoes 5K Fun Run for July 4 at 7:00 AM at Under the Palms Park. 


Saturday, July 4 — Salt Air Farmers’ Market in Port St. Joe


Before the afternoon festivities, stop by the Salt Air Farmers’ Market in Port St. Joe from 9:00 AM–1:00 PM ET. Browse local produce, handmade goods, plants, artisan finds, and small-batch products while supporting local farmers and vendors. Visit Gulf lists the Salt Air Farmers’ Market on the first and third Saturdays from 9:00 AM–1:00 PM ET in Port St. Joe. 


Saturday, July 4 — WindMark Beach Golf Cart Parade


Celebrate the morning in WindMark Beach with the festive WindMark Beach Golf Cart Parade. Decorated carts, patriotic colors, and community fun make this one of the most charming local traditions of the weekend. Event details shared locally list registration at The Green at WindMark Beach beginning around 9:00 AM ET, with parade festivities following in the morning. 


Saturday, July 4 — St. George Island Wet &amp; Wild Golf Cart Parade


Over in Franklin County, St. George Island hosts the Wet &amp; Wild Golf Cart Parade, a beloved island tradition featuring decorated golf carts, patriotic spirit, and plenty of water-filled fun. The event is listed for July 4 with lineup around 10:30 AM ET and parade activities following on St. George Island. 


Saturday, July 4 — Port St. Joe Freedom Fest Fun Zone


Families can enjoy bounce houses, inflatables, concessions, and all-day fun at the Port St. Joe Freedom Fest Fun Zone at The Port Inn from 11:00 AM–5:00 PM ET. Visit Gulf lists the Freedom Fest Fun Zone at The Port Inn as part of the Port St. Joe Freedom Fest schedule. 


Saturday, July 4 — Wewahitchka 4th of July Celebration


In Wewahitchka, the celebration continues at Lake Alice Park with live music starting at 6:00 PM and fireworks at dark. Bring your chairs, blankets, and family for a small-town celebration filled with music, community, and patriotic fun. Visit Gulf’s events calendar lists the Wewahitchka Fourth of July fireworks celebration at Lake Alice Park. 


Saturday, July 4 — Mexico Beach Fireworks Show


Mexico Beach wraps up the day with its Best Blast on the Beach Firework Show at 8:30 PM CT. Fireworks are visible from the beach, making this a classic coastal way to celebrate Independence Day by the water. Mexico Beach notes that the Best Blast on the Beach begins at 8:30 PM and can be viewed from the beach. 


Saturday, July 4 — St. George Island Fireworks Presented by The Blue Parrot


St. George Island will close out the evening with fireworks presented by The Blue Parrot. The show is listed from 9:00–10:00 PM ET at The Blue Parrot, 68 West Gorrie Drive, St. George Island, offering fireworks over the Gulf and a memorable island atmosphere. 


Saturday, July 4 — Port St. Joe Fireworks at Frank Pate Park


End the holiday with the Port St. Joe fireworks celebration at 10:00 PM ET. The show is viewable from the Downtown Port St. Joe area and George Core Park, with fireworks lighting up the waterfront over St. Joseph Bay. Visit Gulf lists the Port St. Joe fireworks celebration for July 4 at 10:00 PM ET, viewable from downtown and George Core Park. 


Celebrate, Shop Local, and Enjoy the Coast





The 2026 Fourth of July weekend is the perfect time to experience everything that makes Florida’s Forgotten Coast special: waterfront views, small-town traditions, family-friendly events, local businesses, golf cart parades, and fireworks over the Gulf of America.


From all of us at Port Realty Group, we wish you a safe, joyful, and memorable Independence Day weekend.


Happy 250th Birthday, America Port Realty Group850-227-7979www.PortRealtyGroup.com


Times and details are subject to change. Please confirm event information with the event organizer before attending.
 ]]> </description>
    <pubDate>Wed, 01 Jul 2026 16:05:00 -0400</pubDate>
</item>
<item>
    <guid>https://www.portrealtygroup.com/blog/buyer-closing-costs-forgotten-coast.html</guid>
    <link>https://www.portrealtygroup.com/blog/buyer-closing-costs-forgotten-coast.html</link>
        <author>bj@portrealtygroup.com (Billy Joe Smiley)</author>
        <title>Buyer Closing Costs on Florida's Forgotten Coast: What You'll Actually Pay at Closing</title>
    <description> <![CDATA[ 



What will a buyer actually pay in closing costs on Florida's Forgotten Coast?




When you finance a home here, you can plan on buyer closing costs of roughly 2 to 5 percent of the purchase price, and every piece of that is easy to budget for once you know it. It covers Florida's documentary stamp tax on your mortgage note at $0.35 per $100 financed, the intangible tax at $2.00 per $1,000 financed, your lender's fees and lender's title policy, recording and inspection costs, and prepaids. The biggest line item on this coast is usually your insurance, since wind, flood, and homeowners are often paid a full year up front at closing, which is a normal part of owning a coastal home. A cash buyer skips the note stamps, intangible tax, and lender fees, so cash closing costs are even lower. Know these numbers up front and you walk into closing calm and confident.




By Billy Joe Smiley


Here is the good news I share with every buyer: closing costs on this coast are completely knowable, and when you have your number in hand before you write an offer, the closing table holds zero surprises. A beach property has a few line items you would not see inland, but each one is predictable, budgetable, and easy to plan for with the right local team beside you. Better still, in Gulf County the seller customarily carries some of the costs that fall on the buyer in other parts of the country, so you start ahead.


Here is exactly how I walk buyers through their number, so you finish prepared and confident rather than guessing.


Who pays what in Gulf County


Start with the part that works in your favor. In Gulf County and across Northwest Florida, custom puts several of the larger transfer costs on the seller. The seller customarily pays the deed documentary stamps at $0.70 per $100 of the sale price, and the seller customarily pays for the owner's title insurance policy that protects your ownership. Those are the seller's costs here, not yours, which is money you keep in your pocket on day one.


Good to know: title-cost custom is regional and fully negotiable, and that flexibility can work for you. What is customary in Gulf County can be written differently in your contract, and a Cape San Blas seller and a Mexico Beach seller might handle it differently. Your purchase contract controls who pays, so we confirm it line by line before you sign and make sure it is set up in your favor.


As the buyer, you can plan on covering your lender's fees, your lender's title policy if you are financing, the state taxes on your mortgage, your inspections, recording fees, and your prepaids. Here is what each piece looks like, so you can budget every one of them with confidence.


The two Florida taxes a financed buyer pays at closing


When you take out a mortgage in Florida, the state charges two taxes on your loan, and the buyer pays both. They are easy to calculate to the dollar in advance, so let's put real numbers on them and take the mystery out of it.




Documentary stamp tax on the note: $0.35 per $100 of the loan amount. On a $600,000 loan, that's $2,100.


Intangible tax on the mortgage: $2.00 per $1,000 financed, which is two mills. On that same $600,000 loan, that's $1,200.




Both taxes are based on the loan amount, not the purchase price, so a larger down payment lowers them, and that is a lever you control. A cash buyer pays neither, because there's no note and no mortgage to tax. Either way, you can pencil these in exactly the moment you know your loan amount.


Your lender, inspection, and recording costs


These are the everyday working line items of a financed purchase, and they are well within reach to plan for. Ranges vary by lender and by property, and your Loan Estimate spells out the exact numbers within three business days of your application, so you get firm figures early.





Buyer line item

Typical range



Lender / origination fees


Varies by lender, often 0.5 to 1 of the loan




Appraisal


$500 to $700




Credit report


$50 to $100




Lender's title policy and closing fees


Varies with loan size; buyer typically pays the lender's policy when financed




Recording fees


A few hundred dollars




Survey


$400 to $900




Home inspection


$400 to $600 and up




Wind mitigation inspection (optional, recommended)


$100 to $150




Elevation certificate (often needed in flood zones)


$400 to $900






That wind mitigation inspection is one of the smartest small dollars you'll spend on this coast. It costs $100 to $150 and can earn you meaningful credits on your wind premium for things like roof straps and a hip roof, so it often pays for itself many times over. I cover that in detail in my guide to wind insurance on a Forgotten Coast beach home, and it's worth scheduling during your inspection period.


The prepaids, a normal part of owning a coastal home


Prepaids are simply the amounts you fund at closing to set up your ongoing costs, and they are easy to anticipate. On most homes these are modest. On a beach home, the insurance prepaids are usually the largest single thing on your buyer statement, because wind, flood, and homeowners are three separate policies and lenders often want a full year paid up front. That is a normal and expected part of owning on the coast, and once you know the figure, it slots right into your budget.


Your prepaids at closing usually include:




Prepaid interest: the daily interest from your closing date to the end of the month.


A full year of insurance, paid up front: homeowners, plus windstorm, plus flood where it applies. On a coastal property this is one of your larger line items, and getting a quote early means it is a known number, not a surprise.


A property tax escrow cushion: a few months of taxes set aside so your escrow account starts with a healthy balance.




Because the insurance piece is the big one here, the winning move is simple: get firm quotes on the exact address during your due diligence window, while you still have room to plan. If you want to understand the wind, flood, and homeowners split before you budget, that wind insurance guide breaks down the three policies. For the tax side of the escrow, my post on property taxes on a vacation home here walks through Gulf County millage and how non-homestead taxes are calculated.


A worked example: what this looks like in dollars


Numbers land better than percentages, so here are two realistic financed scenarios, each with 20 percent down. These show the state taxes precisely and give a realistic all-in range for the rest. Your actual total depends on your lender, your insurance, and your closing date, and we lock those in together as you go.





Buyer cost

$750,000 purchase ($600,000 loan)

$1,000,000 purchase ($800,000 loan)



Doc stamps on the note ($0.35/$100 of loan)


$2,100


$2,800




Intangible tax ($2.00/$1,000 of loan)


$1,200


$1,600




Lender fees, lender's title, appraisal, recording, inspections, survey


Roughly $5,000 to $9,000


Roughly $6,000 to $11,000




Prepaids (interest, a year of insurance, tax escrow)


Varies widely; insurance-driven


Varies widely; insurance-driven




Realistic all-in buyer closing costs (financed, ~2 to 5)


About $15,000 to $37,500


About $20,000 to $50,000






A few things move you within that range, and most of them are in your control. A bigger down payment shrinks the note stamps and intangible tax. A property in an X flood zone with a newer roof and strong wind mitigation features carries lower insurance prepaids than a VE-zone home with an older roof, so the home you choose shapes the number. And a cash purchase drops out the note stamps, the intangible tax, and the lender fees entirely, which is why cash buyers often see closing costs closer to 1 to 2 percent instead of 2 to 5 percent.


This is the same homework I run with buyers across Port St. Joe, Cape San Blas, Mexico Beach, St. George Island, and St. Joe Beach before they write an offer. Here is the opportunity in today's buyer-friendly market: your closing costs are exactly the kind of thing a seller is often willing to help cover. I get into seller concessions in my post on the 2026 buyer's market and how to make a smart offer, and a concession toward your closing costs can be worth real money right now.


Frequently Asked Questions


How much are buyer closing costs on Florida's Forgotten Coast?


For a financed buyer, plan on roughly 2 to 5 percent of the purchase price, and it is all easy to budget once you map it out. On a $750,000 home that's about $15,000 to $37,500, and on a $1,000,000 home it's about $20,000 to $50,000. Insurance prepaids are the biggest variable on a beach home, so getting firm quotes on the specific address early gives you a confident, locked-in number before you finalize your budget.


Does the buyer or the seller pay documentary stamp taxes in Florida?


Both, but on different documents, and the split works in your favor here. In Gulf County the seller customarily pays the deed doc stamps at $0.70 per $100 of the sale price. The financed buyer pays the doc stamps on the mortgage note at $0.35 per $100 of the loan, plus the intangible tax at $2.00 per $1,000 financed. A cash buyer pays neither of the note taxes.


Do buyers pay for title insurance in Gulf County?


Good news for buyers here: by local custom in Gulf County and Northwest Florida, the seller typically pays for the owner's title policy, and the financed buyer pays for the lender's title policy. That custom is regional and negotiable, so your purchase contract is what ultimately decides who pays. We confirm it in writing before you sign so it is set up the way you want.


How much lower are closing costs if I pay cash?


Nicely lower. A cash buyer skips the note doc stamps, the intangible tax, the lender and origination fees, and the lender's title policy. That commonly brings closing costs down to around 1 to 2 percent of the price, mostly inspections, survey, recording, and your insurance prepaids.


When will I know my exact closing costs?


Earlier than most buyers expect, which is the reassuring part. Your lender sends a Loan Estimate within three business days of your application, which lists the fees and taxes. You'll then receive a Closing Disclosure at least three business days before closing with the final numbers. The insurance prepaids firm up once you have bound quotes on the property, which is why we line those up during your due diligence window so everything is settled well ahead of time.


Where this leaves you


Buyer closing costs on this coast are completely manageable once you break them into the pieces: the two Florida taxes on your loan, your lender and inspection costs, and the prepaids, where coastal insurance is the largest planned-for item. Know your number before you write, and you walk into closing calm, confident, and fully prepared.


If you're looking at a specific property, give me a call or shoot me a text. I'll help you build a clear, realistic closing-cost estimate for that exact address, factor in the flood zone and insurance, and look at whether a seller concession toward your costs makes sense in this buyer-friendly market. After 27 years on this coast, getting buyers a clear picture before they commit is the part that makes the whole purchase feel easy.


About Billy Joe Smiley


Billy Joe Smiley is one of Florida's most accomplished real estate professionals, with over 27 years of experience and more than 1,000 properties sold. As a top 1 REALTOR® based at Port Realty Group, Billy Joe serves the Forgotten Coast with unmatched insight, professionalism, and care. He works with buyers and sellers across Port St. Joe, Cape San Blas, Mexico Beach, and St. George Island, specializing in luxury and waterfront homes, investment properties and 1031 exchanges, beachfront and bayfront land, vacation homes and income-producing real estate, and real estate development and architectural planning. A Gulf County native, Billy Joe pairs deep local knowledge with decades of experience in brokerage, land development, custom home building, and architectural consulting. Recognized as The Forgotten Coast's Most Trusted Realtor, Billy Joe has earned 90+ public reviews across Zillow, Google, and Realtor.com.


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