Found 44 blog entries tagged as Franklin county.

Do You Need a License to Rent Your Forgotten Coast Home Short-Term?

Yes. If you rent a whole home for stays under 30 days more than three times a year, Florida requires a state DBPR vacation rental license, and your county adds its own layer on top. On the Forgotten Coast that means a Gulf County STR business license, a City of St. George Island business license, or a Bay County Short-Term Vacation Rental Certificate, depending on where the property sits, plus sales tax and tourist development tax registration.

By Billy Joe Smiley | August 27, 2026

I get this question from almost every investment buyer I work with, and it usually comes up late, right after they have fallen in love with a house and started running the rental numbers in…

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

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

Average Selling Times on St. George Island

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

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

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

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

Factors That…

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What Every First-Time Buyer on St. George Island Should Know – A Guide by Billy Joe Smiley

First-time buyers of St. George Island real estate should know the importance of choosing the right neighborhood, understanding insurance and maintenance needs, and working with a local expert like Billy Joe Smiley. His guidance ensures you avoid pitfalls and make confident choices.

Buying your first home is exciting! Buying on St. George Island adds an extra layer of opportunity. From Gulf-front estates to bayfront retreats, the island offers unique options, but it also comes with considerations that every first-time buyer should keep in mind.

Understand the Market

St. George Island has limited inventory due to zoning restrictions and environmental…

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

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

Understanding the Impact of Seasonality

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

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

Peak Selling Seasons on St. George Island

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

- **Early Summer…

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Billy Joe Smiley’s Expert Advice: How to Buy a Home on St. George Island Without Regrets

How can you buy a home on St. George Island without regrets?

You can buy a home on St. George Island without regrets by setting clear goals, understanding local market dynamics, and working with an experienced agent like Billy Joe Smiley, who ensures every step of the process is informed and confident.

Buying a home is always a big decision, but buying St. George Island real estate carries its own set of unique considerations. From waterfront regulations to neighborhood culture, making the right choice means having the right guidance. Billy Joe Smiley has helped countless buyers avoid common mistakes and make smart, lasting investments here.

Define…

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What’s the Fastest Way to Sell a Waterfront Home on St. George Island? Billy Joe Smiley Shares Tips

What’s the fastest way to sell a St. George Island waterfront home?

Selling a waterfront home on St. George Island requires a tailored approach to stand out in a competitive market. Billy Joe Smiley shares proven strategies to help you attract buyers quickly and close faster.

Understand What Waterfront Buyers Want

Waterfront buyers on St. George Island are seeking more than just a home. They’re looking for a lifestyle.
- Panoramic water views, private docks, and boating access are major selling points.
- Vacation rental potential is also a top priority for many buyers seeking investment opportunities.


Price Strategically for Maximum…

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What Paperwork Do I Need to Sell a House in St. George Island, Florida? Billy Joe Smiley Explains

Selling St. George Island real estate requires specific paperwork to ensure a smooth and compliant transaction. Billy Joe Smiley explains what documents you’ll need and how to prepare them.

Why Having the Right Paperwork Matters

Selling a home isn’t just about finding a buyer. It’s about ensuring the sale is legal, transparent, and smooth.

Proper documentation helps avoid delays, protects both parties, and ensures compliance with Florida’s real estate laws.

Essential Documents You’ll Need

- **Property Deed:** Proves your ownership and is required for transferring the title.
- **Title Report:** Shows the legal status of your property and any…

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Your Guide to Buying Waterfront Property on St. GeorgeIsland, FL

What should you know when buying waterfront property on St. George Island, FL?

Buying waterfront St. George Island real estate means understanding neighborhood options, regulations, and value factors. With Billy Joe Smiley’s local expertise, you’ll gain insight into prime areas, investment potential, and key steps to secure the right home.

Waterfront living is the dream for many buyers on St. George Island, and with good reason. From Gulf-front estates to bayfront retreats, the island offers some of the most desirable coastal properties in Florida. Here’s a comprehensive guide to buying waterfront property with confidence.

Gulf-Front vs. Bayfront Properties

The island…

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How Do i prepare my st george island home for sale?

Proper preparation is key to selling your home quickly and profitably on St. George Island. Billy Joe Smiley shares expert tips to get your property market-ready and attract serious buyers.

Step 1: Declutter and Depersonalize

Buyers of St. George Island real estate often envision a beach-inspired, stress-free lifestyle.
- Remove personal photos and keepsakes to help buyers picture themselves in the home.
- Declutter living spaces to create an open, breezy feel.
- Stage furniture to emphasize flow and maximize space.

Step 2: Focus on Coastal Curb Appeal

First impressions matter, especially in a competitive vacation-home market:
- Power wash decks, siding, and driveways.
- Refresh…

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