Found 206 blog entries tagged as Gulf county.

The Patriot Tour Comes to Port St. Joe: Supporting Veterans and Their Families

The Forgotten Coast has always been a place where community, patriotism, and support for those who serve run deep. This July, residents and visitors will have a meaningful opportunity to come together as The Patriot Tour™, hosted by Nation of Patriots™ – Florida, travels through the Port St. Joe area on July 8–9, 2026.

This powerful nationwide event carries one American flag through communities across the country, uniting people behind a shared mission: supporting veterans and their families. More than a ride, The Patriot Tour is a moving symbol of gratitude, remembrance, and action.

About Nation of Patriots™

Nation of Patriots™ is a national nonprofit…

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How Much Does It Cost to Sell a Home on Florida's Forgotten Coast?

Selling a home on Florida's Forgotten Coast typically costs between 7% and 9% of the sale price in total closing expenses, not counting what you still owe on your mortgage. On a $900,000 sale, that's roughly $63,000 to $81,000 in costs before you net a dollar. The largest line items are real estate commission, Florida documentary stamp taxes paid by the seller at $0.70 per $100 of the sale price, owner's title insurance, and title company fees. Running a seller net sheet before you list is the only way to know what you'll actually walk away with.


By Billy Joe Smiley | June 10, 2026

The first question almost every seller asks me isn't "what should we list at?" It's "how…

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1.05 Acre RV-Acceptable Land with Utilities for Sale in Wewahitchka, FL

If you have been searching for land for sale in Wewahitchka, Florida, 246 McGlon Dr offers a practical opportunity in the heart of Gulf County. This 1.05-acre property is located near downtown Wewahitchka and features water, sewer, and electric available, making it an appealing option for buyers looking for utility-ready land, RV-friendly use, or a future homesite in North Florida.

Utility-Ready Land in Wewahitchka

One of the biggest advantages of this property is that essential utilities are already available. For many land buyers, access to water, sewer, and electric can be a major factor when comparing properties. Having utilities available may help simplify planning…

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Is Cape San Blas a Good Vacation Rental Investment in 2026?

Gulf front vacation rentals on Cape San Blas are generating six figures in gross annual income, with top performing properties earning $200,000 or more per year. The 2026 market has shifted clearly toward buyers. Prices are off recent peaks, inventory is climbing, and sellers have flexibility they haven't shown in years. The $34.5 million beach nourishment and breakwater project just completed, stabilizing the peninsula's shoreline for the long term. For investors who choose the right flood zone, the insurance cost advantage alone can add $10,000 or more to the bottom line annually.

This is what the investment case looks like right now.

By Billy Joe Smiley | June 2, 2026

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A Gulf-Front Luxury Vacation Rental Opportunity in Indian Pass

There are beach homes — and then there are properties that immediately make you imagine morning coffee with Gulf views, afternoons by the pool, and evenings spent entertaining under the coastal sky.

Welcome to 178 Red Hawk Ln in Indian Pass, Florida, a Gulf-front single-family vacation rental property in Indian Pass designed for buyers who want more than a second home. This is a luxury coastal retreat with the kind of setting, space, and lifestyle appeal that can make it especially attractive in the high-end vacation rental market.

Gulf-Front Luxury Designed for Coastal Living

Set along the natural beauty of Indian Pass, this 5-bedroom, 5.5-bath Gulf-front home offers a rare…

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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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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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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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Can I Buy a Home on Cape San Blas With No Down Payment? Billy Joe Smiley’s Guide

Can I buy a Cape San Blas home with no down payment?

Yes, it’s possible to buy a home on Cape San Blas with no down payment using programs like USDA or VA loans. Billy Joe Smiley explains your options and what to expect in the process.

No Down Payment Doesn’t Mean No Options

For many buyers, the biggest hurdle to owning on Cape San Blas isn’t the mortgage, it’s the down payment. But there are ways around that. From zero-down loans to assistance programs, you may be closer to beachside ownership than you think.

Zero-Down Loan Programs

Here are the main ways buyers get into homes with no down payment:

• **USDA Loans:** Gulf County, including sections…

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Should I sell my home in the Oak Grove community of Port St. Joe?

The decision to sell your Oak Grove home depends on your goals, the market, and timing. Billy Joe Smiley shares what’s happening locally and helps you decide whether now is the right time or if waiting makes sense.

The Oak Grove Market Today

Oak Grove is one of Port St. Joe’s most established neighborhoods, known for its proximity to town and affordability. Homes here are in steady demand thanks to their charm and location near schools, shops, and Reid Avenue.


Reasons to Sell Now

- Rising home values in Gulf County over the past few years.

- Buyers looking for more affordable options compared to downtown or Windmark Beach.

- Low inventory in Port St. Joe makes Oak…

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