Found 46 blog entries tagged as Bay County.

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 …

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What tips does Billy Joe Smiley have for moving to Mexico Beach, FL?

Billy Joe Smiley’s top tips for moving to Mexico Beach, FL include understanding the coastal lifestyle, budgeting for insurance, and choosing the right neighborhood. With his local expertise, you’ll transition smoothly into your new Gulf Coast home.

Get to Know the Mexico Beach Lifestyle

Mexico Beach is a tight-knit, small coastal town where neighbors wave, sunsets are daily rituals, and golf carts share the road. It’s a slower pace compared to Panama City Beach or Destin, which is exactly why people love it. Billy Joe Smiley encourages buyers to visit at different times of year to experience both the peak season buzz and the quiet off-season calm.

Budget for Coastal…

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Canal-Front Condo with Boat Slip & Gulf Access in Mexico Beach, FL | 3706 Hwy 98 Unit 304

Luxury Canal-Front Living in Mexico Beach, Florida

Welcome to 3706 Hwy 98, Unit 304 in Mexico Beach, Florida—a 3-bedroom, 3-bathroom canal-front residence offering direct boat access to the Gulf, a private boat slip, and sunset-facing balcony views. Located in The Villas of Mexico Beach, this low-rise waterfront community is positioned along a canal system that connects directly to open Gulf waters, making it a standout opportunity for boating enthusiasts and coastal property buyers.

This furnished, turnkey, and rental-ready residence combines functionality, comfort, and location—delivering strong appeal for both personal use and investment along…

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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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What Every Buyer Needs to Know About Mexico Beach Real Estate


What does every buyer need to know about Mexico Beach real estate?

Every buyer needs to know that Mexico Beach real estate comes with unique coastal considerations like flood zones, insurance costs, and neighborhood character. With Billy Joe Smiley’s guidance, you’ll understand both the opportunities and challenges before you buy.

Mexico Beach Market Overview

Mexico Beach is a small but resilient coastal community that has seen steady rebuilding since Hurricane Michael in 2018. Today, the market is defined by a mix of new construction and updated older homes. Demand is strong for both permanent residences and vacation rentals, which keeps competition steady.

Flood Zones…

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Selling Without an Agent? What You Must Disclose in Mexico Beach, FL


If I list my Mexico Beach home for sale without an agent, what must I disclose?


If you sell your home without an agent in Mexico Beach, FL, you must disclose known property defects, flood risks, HOA obligations, and other material facts required by Florida law. Billy Joe Smiley explains what FSBO sellers need to disclose to stay compliant and avoid legal issues.

Why Disclosures Matter

Florida law requires sellers to disclose all known material defects. This protects buyers from hidden issues and protects sellers from lawsuits after closing. Whether you use an agent or sell FSBO, disclosures are non-negotiable.

Key Required Disclosures in Florida

As a FSBO seller…

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What Every Buyer Needs to Know About Mexico Beach Real Estate

Every buyer needs to know that Mexico Beach real estate comes with unique coastal considerations like flood zones, insurance costs, and neighborhood character. With Billy Joe Smiley’s guidance, you’ll understand both the opportunities and challenges before you buy.

Mexico Beach Market Overview

Mexico Beach is a small but resilient coastal community that has seen steady rebuilding since Hurricane Michael in 2018. Today, the market is defined by a mix of new construction and updated older homes. Demand is strong for both permanent residences and vacation rentals, which keeps competition steady.

Flood Zones and FEMA Rules

Flood zones are a fact of life in Mexico Beach.…

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Prime Gulf-View Building Lot South of Highway 98 | Mexico Beach FL

South of Highway 98 • Approximately 330 Feet to Beach Access

Mexico Beach continues to attract buyers seeking a relaxed coastal lifestyle paired with long-term real estate value. Opportunities for well-positioned building lots — particularly those south of Highway 98 — remain increasingly limited. 104 31st St, Mexico Beach, FL represents one of those rare chances to secure a Gulf-view homesite in a highly desirable location.


Whether you're planning a full-time residence, a second home, or an investment build, this property offers a combination of positioning, convenience, and construction advantages that are difficult to replicate.

A Location That Defines Coastal Living

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What should I know about FSBO home sales in Mexico Beach, FL?

FSBO (For Sale by Owner) sales in Mexico Beach, FL, can save you commission but often cost you more in pricing mistakes, limited marketing, and compliance risks. Billy Joe Smiley explains the realities of FSBO sales and what sellers need to know before going it alone.

Why FSBO Appeals to Sellers

The main reason sellers choose FSBO is to avoid paying real estate commissions. For a $500,000 home in Mexico Beach, that could mean saving $25,000–$30,000. But those savings may be offset if the home sells for less than its potential value.

The Reality of FSBO Pricing

FSBO sellers often rely on Zillow estimates or guesswork. In Mexico Beach, where home values can shift by $100K or…

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What should you look for in a beachfront property in Mexico Beach, FL?


When buying a beachfront property in Mexico Beach, FL, you should look for storm-ready construction, FEMA compliance, and features that maximize Gulf-front living. With Billy Joe Smiley’s expertise, you’ll learn how to balance beauty with practicality.

Location: Gulf-Front vs. Near the Water

In Mexico Beach, 'beachfront' can mean right on Highway 98 with Gulf views or tucked into neighborhoods a block or two away with walkable access. Gulf-front homes offer unmatched views but often come with higher insurance costs. Just-off-the-beach homes may provide more privacy and lower premiums.

Construction and Storm Readiness

Post-Hurricane Michael, newer beachfront homes…

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