Found 196 blog entries tagged as Gulf county.

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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Discover Your Dream Building Lot on Cape San Blas

Few places capture the true essence of Florida’s Forgotten Coast like Cape San Blas — where sugar-white sand, emerald waters, and laid-back living create an unmatched coastal lifestyle.
Located in the sought-after Piney Woods Beach community, 127 McCosh Mill Rd offers an exceptional opportunity to build your ideal home just steps from the Gulf of America shoreline.

This cleared homesite lies within the X Flood Zone, providing peace of mind and easy construction options for your future coastal retreat.

Property Highlights

  • Address: 127 McCosh Mill Rd | Cape San Blas, FL

  • Community: Piney Woods Beach Subdivision

  • Lot Type: Cleared and Ready for Site-Built Home

  • …

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New Homes Coming Soon to Dairy Farm Estates – Wewahitchka, Florida

Modern design. Open concept. Affordable living.

A new chapter of Gulf County living is taking shape in Wewahitchka, Florida with the launch of Dairy Farm Estates — a thoughtfully planned community that blends small-town charm with modern comfort. These 3-bedroom, 2-bath homes, each offering approximately 1,493 square feet, are designed for today’s lifestyle — combining open-concept layouts, energy efficiency, and timeless curb appeal.

The Heart of Small-Town Living

Wewahitchka, affectionately known to locals as “Wewa,” offers a peaceful setting surrounded by freshwater lakes, towering cypress trees, and the scenic Chipola River. It’s a place where neighbors wave from the…

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Can You Buy a Home Near Cape San Blas State Park? What Buyers Should Know

Can you buy a home near Cape San Blas State Park?

Yes, you can buy a home near Cape San Blas State Park, and many buyers seek out this area for its natural beauty and privacy. Billy Joe Smiley explains what to consider before making the move.

Living Next Door to Natural Beauty

Cape San Blas State Park, officially St. Joseph Peninsula State Park, is one of the Cape’s crown jewels. For buyers, the chance to live near its trails, wildlife, and untouched beaches is a dream come true. But before you buy home here, there are a few things you should know.

Why Buyers Love Homes Near the Park

Here’s what makes the area so attractive:

• Direct access to hiking, fishing,…

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Build Your Dream Coastal Retreat in Treasure Bay

Discover a Prime Homesite 

If you’ve been searching for a peaceful coastal setting to build your dream home, Lot 6 Sandbar Drive in Treasure Bay offers an unbeatable opportunity.
This ½-acre homesite sits in one of Gulf County’s most desirable bayside communities, with deeded access to St. Joseph Bay—a haven for kayaking, scalloping, and world-class fishing.

Located between Port St. Joe and Cape San Blas, Treasure Bay combines the tranquility of the bay with close proximity to the Gulf of Mexico. Residents enjoy a lifestyle centered around nature, recreation, and the laid-back charm of the Forgotten Coast.

Experience the Best of Bay-to-Beach Living

This spacious lot provides plenty of…

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Is It Legal to Sell a Home ‘As Is’ in Port St. Joe?


Yes, it’s legal to sell your home ‘as is’ in Port St. Joe but there are rules to follow. Florida law requires full disclosure of any known issues. Billy Joe Smiley helps sellers understand what that means so there are no surprises.

What ‘As Is’ Really Means

Selling ‘as is’ doesn’t mean you can hide problems or skip the paperwork. It means you’re telling buyers: what you see is what you get. No repairs before closing. No promises to fix anything that comes up in inspections.

Florida’s Legal Requirements

Under Florida law, sellers must disclose any material defects they know about. That includes roof leaks, flooding history, or major system issues. For Port St. Joe homes for sale,…

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What Paperwork Do I Need to Sell My House in Port St. Joe, FL?

What paperwork do I need to sell my house in Port St. Joe, FL?

To sell your house in Port St. Joe, you’ll need documents like your mortgage payoff statement, title deed, property disclosures, and closing paperwork. Billy Joe Smiley helps sellers keep it all organized so nothing slips through the cracks.

Start With the Basics

Every sale begins with proof you actually own the place. That means your property deed. Add in a mortgage payoff statement if you still owe, and you’re off to a solid start.

Required Disclosures in Florida

Florida law says sellers must disclose anything that could materially affect a buyer’s decision. For Port St. Joe homes, that often includes flood…

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What’s the Real Cost to Sell a Home on Cape San Blas, FL?


The real cost to sell a home on Cape San Blas typically includes agent commissions, closing costs, repairs, and staging. Local factors like flood insurance, market competition, and property condition also affect your net proceeds. Working with Billy Joe Smiley helps you understand each cost and plan for a smoother sale.

Common Costs Every Seller Faces

When you sell a home on Cape San Blas there are other costs above commission:
- Closing Costs: Title fees, documentary stamps, prorated property taxes, and recording fees (about 1–3%).
- Repairs & Prep: Any agreed-upon fixes, plus cosmetic updates that help your home show better.
- Staging & Photography: Optional, but when marketing…

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Do You Pay Capital Gains Tax When Selling a Home on Cape San Blas, FL?


You may owe capital gains tax when selling Cape San Blas real estate if your profit exceeds IRS exemption limits. Primary residences often qualify for exclusions, while second homes and investment properties may face higher tax liabilities. Billy Joe Smiley helps you understand how these rules affect your bottom line so you can plan wisely.

What Is Capital Gains Tax?

Capital gains tax is the tax you pay on profit from selling property. If you bought your Cape San Blas home for $400,000 and sold it for $700,000, your gain is $300,000 before exemptions and deductions.

Federal Exemptions for Primary Residences

If the home was your primary residence for at least two of the…

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Avoid These Mistakes When Buying a Home in Port St. Joe, FL
By Billy Joe Smiley

What mistakes should you avoid when buying a home in Port St. Joe, FL?

When buying a home in Port St. Joe, FL, common mistakes include skipping inspections, underestimating insurance costs, and rushing into neighborhoods without local insight. Billy Joe Smiley helps buyers avoid these pitfalls with practical, trusted advice.

Why Mistakes Cost More in Coastal Markets

Buying on the Gulf Coast isn’t the same as buying inland. Salt air, flood zones, and seasonal demand make Port St. Joe unique. The wrong step here can cost you thousands—or worse, saddle you with a home that doesn’t fit your needs. Billy Joe Smiley’s years of local experience mean he’s seen it…

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