Found 225 blog entries tagged as Gulf 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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Your inspection found issues. Can you get the seller to fix them or pay you for it?

Yes, and in today's Forgotten Coast market you have more room to work with than buyers have had in years. Florida's standard AS IS contract does not require a seller to make repairs, but it gives you a defined inspection period, typically 10 to 15 days, to use your findings as leverage for a closing credit, a price reduction, or repairs before closing. With inventory rising across Cape San Blas and the surrounding coast, sellers are saying yes to reasonable requests more often than they were even a year ago.

By Billy Joe Smiley | August 6, 2026

The inspection report just landed in your inbox and it's longer than you expected. Maybe the roof is pushing 17…

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IMPORTANT UPDATE FROM FWC!!!!!

FWC just released an announcement regarding the 2026 bay scallop season, and if you're in the Gulf County area, here's what you need to know.

The Gulf County Zone, including St. Joseph Bay, is closed for the 2026 bay scallop harvest. The closure covers state waters from Mexico Beach Canal down to the westernmost point of St. Vincent Island, and it's a precautionary move based on this summer's population survey. FWC is already working with the community on restoration efforts and will continue monitoring.

The bay is still wide open for fishing, boating, and swimming. And scallop season is still running in Franklin County waters east of St. Vincent Island all the way through Hernando County through September 24th.

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Do HOA fees and rental rules differ between Ovation, WindMark Beach, and Secluded Dunes?

Yes, significantly. Ovation enforces strict signage rules and tiered dues penalties, WindMark Beach charges roughly $490 to $600 per quarter with rental policies that vary by neighborhood, and Secluded Dunes has recorded covenants but no active HOA collecting dues or enforcing them day to day. I always pull the actual documents for the specific lot before a buyer writes an offer, because the rules can differ even within the same community.

By Billy Joe Smiley | August 4, 2026

I love this question, and I get it often, because it means a buyer is thinking ahead instead of getting surprised later. Cape San Blas and Port St. Joe have some of the best…

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Does "beach access" on a listing actually mean you have a legal right to the beach?

Sometimes, and it is worth confirming exactly which kind before you write an offer. Deeded access is a recorded easement in the property's chain of title, spelling out a specific path to the water that transfers with the home. Public access is a government-maintained crossover open to everyone, reached from a public right of way rather than through a recorded right tied to your parcel. A title search during your due diligence period settles the question in writing, so you know precisely what you are buying rather than assuming it from the listing photos.

By Billy Joe Smiley | July 30, 2026

I get some version of this question every time a buyer falls for a…

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8th Annual Forgotten Music Festival Returns to Port St. Joe in October 2026

Music lovers, mark your calendars for one of the most anticipated fall events on Florida’s Forgotten Coast. The 8th Annual Forgotten Music Festival returns to Port St. Joe on Saturday and Sunday, October 10–11, 2026, for two days of blues, soul, funk, blues rock, and American roots music overlooking beautiful St. Joseph Bay. 

Held at George Core Park, the festival brings nationally recognized performers, regional favorites, residents, and visitors together for an unforgettable weekend of live music in one of Port St. Joe’s most scenic waterfront settings.

Two Days of Live Music on St. Joseph Bay

Forgotten Music Festival is more than a concert. It is a…

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Can I build a dock or boat lift on my Forgotten Coast waterfront property?

In most cases, yes, but the answer depends on where the lot sits and what's under the water in front of it. Bay-front and canal-front lots on the Forgotten Coast typically qualify for a straightforward state exemption or a simple general permit, while lots on St. Joseph Bay near protected seagrass beds may need extra design steps and a submerged land lease from the state. None of this should scare you off a waterfront purchase. It just means dock rights are a due-diligence item to confirm before you write an offer, not something to assume.

By Billy Joe Smiley | Published July 28, 2026

I get this question more than almost any other from buyers looking at bay-front…

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2026 Florida Scallop Music & Arts Festival Moves to Beacon Hill

Mark your calendar for one of Gulf County’s favorite Labor Day weekend traditions! The 2026 Florida Scallop Music & Arts Festival is scheduled for Saturday and Sunday, September 5–6, 2026, at a beautiful new waterfront location—Gulf County Veterans Memorial Park at Beacon Hill in Port St. Joe, Florida.

With live entertainment, local art, food and coastal fun overlooking the Gulf, this two-day festival is the perfect opportunity to gather your family and friends, support the community and enjoy a memorable weekend along Florida’s Forgotten Coast.

2026 Florida Scallop Festival Details

Dates: September 5–6, 2026
Location: Gulf County Veterans Memorial Park at Beacon Hill
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What does Florida's new builder warranty actually cover if I buy new construction on the Forgotten Coast?

Since July 1, 2025, Florida law requires builders to provide a one-year warranty on every newly built single-family home, covering construction defects that create a material violation of the Florida Building Code. It doesn't cover normal wear, settling, storm damage, or appliances under their own manufacturer warranty, and it runs from the date you take title or move in, whichever comes first. Combined with a solid final walkthrough and your own agent at the table, it gives buyers on Cape San Blas, in Ovation, at WindMark Beach, and across the rest of the Forgotten Coast real protection they didn't automatically have before.

By Billy…

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Wooded 2.2-Acre Parcels for Sale in Indian Pass, Florida

Private Gulf County acreage near Indian Lagoon, the Indian Pass Public Boat Launch, Port St. Joe, and Apalachicola

Buyers searching for acreage near the coast without the congestion of a traditional beach community should take a closer look at these approximately 2.2-acre wooded parcels on County Road 30-A in Indian Pass, Florida.

Carved from a larger wooded tract, each parcel offers privacy, natural surroundings, and the flexibility to create a homesite that fits your vision. Keep the mature pine and oak trees for added seclusion, selectively clear an area for a future residence, or preserve much of the land in its current, largely undisturbed condition.

Additional adjoining acreage…

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