Found 221 blog entries tagged as buyers.

Memorial Day Breaks the Market Loose on the Forgotten Coast

Memorial Day weekend has a way of breaking the market loose. People spend a long weekend down here, walk the beach at Cape San Blas, eat a few good meals, and somewhere between the sunset and the drive home the conversation shifts from "wouldn't it be nice" to "let's actually look." This week's numbers reflect exactly that kind of energy. Eighteen homes closed across the Forgotten Coast in a single seven-day stretch, and the pipeline of buyers under contract is holding strong at 22. The coast is open for the season, and the market knows it.

What is the Forgotten Coast real estate market doing this week?
For the week of May 18–24, 2026, the Forgotten Coast recorded 18 residential…

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What Do Cape San Blas Buyers Need to Know About CBRA Flood Zones and Insurance?

The majority of Cape San Blas sits within a Coastal Barrier Resources Act (CBRA) zone, which means properties there cannot be insured through FEMA's National Flood Insurance Program. Private flood insurance is the only option, and costs vary significantly by flood zone: Zone VE (Gulf-front, wave action) typically runs $5,000 to $20,000 or more per year on a high-value coastal property, Zone AE (bayfront, lower-lying parcels) runs $2,000 to $10,000, and Zone X (low risk, elevated) runs $400 to $1,200 with no mandatory requirement. Knowing the flood zone, the CBRA status, and whether a LOMA might apply before you make an offer means the insurance picture is expected…

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Forgotten Coast Real Estate Market Report — May 11–17, 2026

May has a way of changing the feel of the Forgotten Coast. The snowbirds are wrapping things up, the summer crowd is a few weeks out, and this in-between stretch tends to reveal exactly where the real market stands. No seasonal noise. No end-of-year scrambles. Just buyers and sellers moving when the numbers make sense.

This week, 11 residential homes closed across the coast, and the spread in what sold tells a clear story about who is buying and where. Cape San Blas carried the luxury side of the ledger with five closings averaging just under $1.9 million. St. Joe Beach and Mexico Beach answered with five more at a much more attainable average of $473,000. Inventory is deep at 598 active…

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Spacious Wewahitchka Home Near White City Boat Launch | 6672 Gardenia St

Looking for a home that offers more room, convenient water access, and proximity to Port St. Joe? 6672 Gardenia St in Wewahitchka, Florida brings together everyday comfort and outdoor lifestyle appeal in one Gulf County location.

This 3-bedroom, 2-bath single-family home offers approximately 1,938 square feet of living space on a 0.64-acre homesite, giving buyers room to spread out while staying close to boating, fishing, dining, shopping, and coastal recreation. The property is currently listed at $239,000 through Port Realty Group.

A Spacious Home on 0.64 Acres in Wewahitchka

Set on a generous homesite, this Wewahitchka property provides the kind of space many…

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Mother's Day weekend slowed the coast down, which is typical for this stretch of May. Real estate goes quieter when families are together. The week behind us posted the lightest closing pace of the spring. The week ahead looks different. Twenty-one homes are under contract, the most we have logged in months.

What is the Forgotten Coast Real Estate Market doing this week?

For the week of May 4 to May 10, 2026, the Forgotten Coast logged 9 residential closings and 3 land sales across Port St. Joe, Cape San Blas, St. Joe Beach, Mexico Beach, and St. George Island. Active inventory sits at 600 residential listings and 381 land parcels. Closing volume dropped sharply over the holiday weekend, but the high end carried what did move, pulling the weekly…

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Late April flips into May this week, and the coast is feeling it. Snowbird season is mostly over for the regulars. The summer crowd is showing up early. Boat traffic at Indian Pass is picking up, and Memorial Day weekend is only three weeks out. The market noticed.

What is the Forgotten Coast Real Estate Market doing this week?

For the week of April 27 to May 3, 2026, the Forgotten Coast logged 20 residential closings and 3 land sales across Port St. Joe, Cape San Blas, St. Joe Beach, Mexico Beach, and St. George Island. Active inventory dropped to 590 residential listings and 374 land parcels. Months of supply tightened to roughly 6.8 from 9.3 last week, moving the coast meaningfully closer to a balanced market. Port St. Joe is now under 4 months…

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What is the Forgotten Coast Real Estate Market doing this week?

For the week of April 20–26, 2026, the Forgotten Coast logged 15 residential closings and one land sale across Port St. Joe, Cape San Blas, St. Joe Beach, Mexico Beach, and St. George Island. Active inventory stands at 601 residential listings and 378 land parcels, putting residential supply at roughly 9.3 months. Buyers have leverage on paper, but well-priced homes are still moving and Port St. Joe is clearing inventory faster than anywhere else on the coast. Here is what the week of April 20 through April 26 had to say.
Residential …
601 Active Listings Across the Forgotten Coast
 
15 Homes Sold Closed this week
 

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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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Should I Buy a Home Close to Port St. Joe High School?

Buying Port St. Joe real estate close to the high school can be a smart move if you value convenience, community, and strong resale potential. Billy Joe Smiley helps buyers weigh the benefits and considerations of living near this local landmark.

Why Proximity to Schools Matters

For many families, being close to a school is a major benefit. It means shorter commutes for students, easy access to school events, and a strong sense of community. In Port St. Joe, homes near the high school often appeal to buyers with kids and buyers looking for properties with long-term resale appeal.


Market Overview Near Port St. Joe High School

Homes near the high school tend to range in price…

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Forgotten Coast Real Estate Market Report | April 13 – April 19, 2026

Week ending April 19, 2026

April has a way of announcing itself around here. The Gulf turns that particular shade of green you only get when the sand warms up and the wind settles, the dune grass starts bending the right direction, and the beach roads fill in with rental vans and fishing poles. Spring break is wrapping, the first real swimmers are back, and every porch from the Cape to the Island is earning its keep.

The market followed suit this week. Buyers are out walking properties. Sellers are paying attention to price again. And the spread between the two is where the interesting conversations are happening.

What is the Forgotten Coast real estate market doing this…

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