Found 214 blog entries tagged as Florida.

What Are the Best Waterfront Homes for Sale in Mexico Beach, FL?

What are the best waterfront homes for sale in Mexico Beach, FL?

The best waterfront homes for sale in Mexico Beach, FL often combine Gulf views, boat access, and storm-ready construction. From Canal Parkway to beachfront cottages, Billy Joe Smiley helps buyers find homes that balance beauty, safety, and long-term value.

Why Waterfront Homes Are in High Demand

Mexico Beach’s coastline is the town’s heartbeat. Buyers are drawn to waterfront living for the views, access to boating or fishing, and the simple joy of walking out the door and hearing the surf. Demand is strong, and inventory can be limited, so having a local expert like Billy Joe Smiley is essential.

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198 Monarch Beach Dr, Cape San Blas, FL

Coastal Luxury Living: A Showstopping 1st Tier Home on Cape San Blas with Gulf & Bay Views

If you’ve been dreaming of a coastal getaway where sunrise coffee meets sunset views — and luxury meets laid-back beach living — 198 Monarch Beach Drive on Cape San Blas may be your perfect match. This 6 bedroom, 6 full baths (and 2 -1/2 baths) coastal masterpiece is located 1st Tier to the Gulf, offering sweeping water views from every level and the ultimate indoor-outdoor lifestyle along Florida’s Forgotten Coast.

Cape San Blas is known for its sugar-white beaches, pet-friendly shoreline, and clear waters, making it a top-rated destination for vacationers and homeowners alike. Homes with this level of design…

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What Are the Pros and Cons of Buying a Home on Cape San Blas?

What are the pros and cons of buying a home on Cape San Blas?

Buying a home on Cape San Blas comes with big perks like beachfront living and strong rental demand but also challenges such as insurance costs and storm risk. Billy Joe Smiley walks you through both sides so you can make an informed decision.

Every Dream Home Comes With Trade-Offs

Cape San Blas offers one of the most beautiful coastlines in Florida, and owning here feels like a dream come true. But like anywhere, there are things you’ll love and things you’ll need to plan for. Let’s talk about both.

The Pros of Buying Cape San Blas Real Estate

Here’s why buyers fall in love with owning here:

• **Scenic…

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Where Holiday Magic Meets Coastal Living: December on the Forgotten Coast

When December arrives on Florida’s Forgotten Coast, something magical happens. The shoreline sparkles with lights, golf carts become holiday floats, and coastal towns from St. George Island to Port St. Joe, Mexico Beach, Eastpoint, Carrabelle, and Wewahitchka come alive with community spirit.

Whether you're a homeowner, visitor, or future buyer dreaming of Gulf Coast living, December showcases everything that makes this region warm, welcoming, and wonderfully unique.

Watch the featured video for a full look at this month's events.

December Happenings Along the Forgotten Coast

Holiday Events That Make the Coast Shine

Festival of Trees – Now through Dec 13

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What Billy Joe Smiley Wants Every Port St. Joe Home Buyer to Know


Billy Joe Smiley wants every Port St. Joe home buyer to know that buying here means understanding the market’s unique costs, lifestyle opportunities, and long-term value. With his guidance, you’ll know how to avoid common mistakes and buy with confidence.

The Port St. Joe Market Has Its Own Rules

Port St. Joe isn’t a copy-paste version of other Florida markets. It’s smaller, more community-driven, and deeply tied to coastal living. That means homes sell on more than just square footage. They sell on lifestyle, location, and local know-how.

Billy Joe Smiley emphasizes that buyers should prepare for both competition in desirable neighborhoods and slower pacing in others.

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The Best Gated and Private Communities on St. George Island for Discerning Buyers

What are the best gated and private communities on St. George Island for discerning buyers?

The best gated and private communities on St. George Island include St. George Plantation, East End enclaves, and select bayfront retreats. With Billy Joe Smiley’s expertise, you’ll find the neighborhood that matches your lifestyle and long-term goals.

Privacy is one of the biggest draws for homebuyers on St. George Island, and its gated and private communities deliver just that. From luxury estates in The Plantation to smaller, tucked-away enclaves, discerning buyers can choose from several exclusive neighborhoods that balance security, beauty, and lifestyle value.

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What Are the Tax Implications of Selling a Home in Florida?


When you sell a home in Florida, taxes may apply depending on your profit, how long you’ve owned the home, and whether it was your primary residence. Billy Joe Smiley reminds sellers to plan ahead and to consult a tax professional for detailed advice.

Capital Gains Basics

If you make a profit on your home sale, the IRS may treat it as a capital gain. But here’s the good news: if you’ve lived in the home as your primary residence for two of the past five years, you may be able to exclude up to $250,000 in profit (or $500,000 for married couples filing jointly).

Florida’s Advantage: No State Income Tax

Here’s where Florida gives sellers a break. There’s no state income tax!…

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Selling a House FSBO in Mexico Beach: Trusted Advice from Billy Joe Smiley

How do you sell a house FSBO in Mexico Beach, FL?

To sell a house FSBO in Mexico Beach, you’ll need to handle pricing, marketing, disclosures, negotiations, and closing without an agent. Billy Joe Smiley shares trusted advice on how to navigate the process, avoid costly mistakes, and decide whether FSBO is truly the best option for you.

What FSBO Really Means

FSBO (For Sale by Owner) means you’ll take on every responsibility normally handled by a licensed Realtor. From pricing and marketing to contracts and compliance, you’ll be wearing many hats.

Step 1: Pricing Your Home

Getting the price right is key. Too high, and your home sits. Too low, and you lose equity.

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How Long Does It Take to Sell a Home on Cape San Blas, FL?


Most homes on Cape San Blas sell within 30–60 days, though Gulf-front properties and competitively priced homes often move faster. Timing depends on location, pricing, and marketing strategy, areas where Billy Joe Smiley provides expert guidance.

Average Days on Market

As of 2025, sold homes on Cape San Blas averaged 42–55 days on market. Gulf-front homes in high-demand neighborhoods like Seagrass often sell in under 30 days, while bay-view or older cottages may take closer to 60 days.

Billy Joe Smiley monitors these trends to give sellers realistic timelines.

Factors That Speed Up a Sale

- Competitive pricing aligned with recent comps
- Professional photography and drone shots
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Can I Sell My Home in Port St. Joe if I Still Owe on the Loan?


Yes, you can sell your home in Port St. Joe even if you still owe on the mortgage. At closing, the buyer’s funds pay off your remaining balance. Billy Joe Smiley guides sellers through each step so the process feels smooth and stress-free.

How Selling With a Loan Works

When you sell, your lender gets paid first. At closing, part of the buyer’s payment goes straight to your mortgage company. Whatever’s left after fees and costs is yours to keep. Simple as that.

Step 1: Find Out Your Payoff Amount

Call your lender for an updated payoff statement. This number includes your remaining loan balance plus any daily interest owed. Billy Joe always recommends doing this early so you…

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