Found 228 blog entries tagged as Gulf county.

How to Sell a Home With a Mortgage in Port St. Joe — Expert Advice by Billy Joe Smiley

How do you sell a home with a mortgage in Port St. Joe, FL?

Selling a home with a mortgage in Port St. Joe isn’t as complicated as it sounds — but it does take some planning. From understanding your payoff balance to navigating closing, Billy Joe Smiley breaks down the process so you can sell with confidence.

Know Your Payoff Balance First

Before you list your home, call your lender and find out exactly what you owe. This number — called your mortgage payoff — is key to pricing your home smartly. Billy Joe often says, “You can’t make a good plan without knowing where you stand.”

Understand Equity and What It Means for You

Equity is the difference…

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4.33 Acres with Private Pond — 4810 CR 381, Wewahitchka, FL (Gulf County)

Looking for land that delivers space, privacy, and quick access to both rivers and Gulf beaches? 4810 CR 381 offers 4.33 acres with a private pond between Port St. Joe and Wewahitchka—a rare blend of quiet country living and coastal convenience. You’re about 5 minutes from three public boat landings serving the Chipola and Apalachicola Rivers, and roughly 20 minutes to Port St. Joe or Mexico Beach for sugar-white sands, shopping, dining, and world-class saltwater fishing. Additional acreage is available if you want even more room for your vision.

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Why This Acreage Stands Out

  • Private pond for relaxing, light fishing, and…

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Expert Guide: How Billy Joe Smiley Helps Port St. Joe Buyers Save Thousands

How does Billy Joe Smiley help Port St. Joe home buyers save thousands?

Billy Joe Smiley helps Port St. Joe home buyers save thousands by negotiating smart offers, identifying hidden costs upfront, and connecting you with trusted local lenders and inspectors who understand the market. His insider knowledge means fewer surprises and more savings.

Why Local Expertise Saves You Money

When you’re buying a home in Port St. Joe, every dollar counts. From insurance premiums to inspection strategies, the wrong move can cost thousands. Billy Joe Smiley uses 27+ years of experience to help buyers avoid costly mistakes.

He doesn’t just know the market—he knows the stories…

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When Is the Best Time to Sell a Home on Cape San Blas, FL?

When is the best time to sell a home on Cape San Blas, FL?
The best time to sell a home on Cape San Blas is typically late spring through early summer, when buyer interest peaks. That said, local demand, weather, and property type also affect timing—which is why working with a local expert like Billy Joe Smiley makes all the difference.

Why Timing Matters on Cape San Blas

On Cape San Blas, seasonality plays a huge role in how fast homes sell and what price they command. Many buyers plan around school schedules, vacation windows, or snowbird migration. Others time their purchase to capture peak rental season. The result? Certain months see stronger buyer urgency and more competitive…

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Forgotten Music Fest 2025: Music, Sunsets & the Coastal Lifestyle

The Gulf Coast’s Signature Fall Event

Get ready for one of the most anticipated events on Florida’s Forgotten Coast—the 7th Annual Forgotten Music Fest, happening October 4–5, 2025, at George Core Park in Port St. Joe. This two-day festival has become a local tradition, bringing together award-winning artists, soulful sounds, and the unforgettable backdrop of the St. Joseph Bay.

This year’s lineup features nationally recognized talent, including:

  • The Currys

  • Thornetta Davis

  • Sticky Tim | The Shealyn Band | Josh Garrett | Bo Spring Band | Kenny Brown | Piper & The Hard Times

With food trucks, vendors, and two full days of music, it’s the perfect…

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Can You Sell a Home Without a Realtor in Port St. Joe, Florida?


Yes, you can sell a home without a realtor in Port St. Joe — but it’s not always the easiest route. There are big decisions, legal requirements, and pricing strategy to consider. That’s why many locals turn to someone who knows the area — like Billy Joe Smiley.

FSBO: What It Really Means

FSBO — For Sale By Owner — sounds simple on paper. You list it yourself, take the calls, handle the showings, and work the paperwork. But once you're knee-deep in legal docs and buyer negotiations, things get a little more real. Especially in a place like Port St. Joe where beach access, flood zones, and seasonal demand all affect value.

Why Some Sellers Try It

Most folks going FSBO want…

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WindMark Beach Music Festival 

Experience the Sounds of the Forgotten Coast 

Mark your calendars for Saturday, September 20, 2025, as WindMark Beach in Port St. Joe, Florida, comes alive with the rhythm of the WindMark Beach Music Festival. From 3 PM to 8 PM EST, enjoy an evening of unforgettable performances set against the backdrop of the Gulf of Mexico.

This family-friendly event brings together the best of coastal living and live entertainment, making it the perfect way to spend a fall evening in one of Florida’s most scenic destinations.

Featured Performers

The WindMark Beach Music Festival lineup is filled with incredible talent:

  • The Krickets – Beloved for their folk-infused harmonies and heartfelt lyrics.

  • 55 South…

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18 Acres in Dalkeith, Gulf County, FL: Country Space. Coastal Access.

If you’re dreaming of wide-open land with quick access to freshwater rivers and Gulf beaches, this 18-acre opportunity in Dalkeith (Gulf County, FL) checks every box. The attached video walk-through highlights exactly why buyers love this rural-to-coastal lifestyle: 5 minutes to three public boat landings on the Chipola and Apalachicola Rivers and ~20 minutes to Port St. Joe or Mexico Beach for sugar-white sands, dining, and small-town charm.

Why This Dalkeith Acreage Stands Out

  • Flexible use: Primary homesite, recreational retreat, or long-term land investment.

  • Adventure nearby: Freshwater fishing, paddling, and Gulf beach days within easy reach.

  • …

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Where Do I Start If I Want to Buy a Home on Cape San Blas?

Where do I start if I want to buy a home on Cape San Blas?

Start by connecting with a local agent like Billy Joe Smiley, getting pre-approved, and narrowing your priorities. From beachside charm to budget-friendly options, the journey begins with smart prep and local insight.

You’ve Got Dreams. Let’s Build a Plan.

Buying a home on Cape San Blas? That dream starts with a step—and a plan. Whether it’s your first time or your next big move, you’ll want more than listings. You’ll want someone who knows how to read the tides—of the market and the water.

Step 1: Talk to a Local Pro (Hint: That’s Me)

Before you even start scrolling listings, get someone in your corner. A quick chat…

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Billy Joe Smiley Breaks Down the Real Costs of Buying in Port St. Joe, FL

What are the real costs of buying a home in Port St. Joe, FL, according to Billy Joe Smiley?

Buying a home in Port St. Joe, FL involves more than just the price on the listing. Billy Joe Smiley explains the full range of costs—from inspections and flood insurance to property taxes and long-term upkeep—so you’re prepared from day one.

Why Knowing the Real Cost Matters

A lot of first-time buyers think the home price is the whole story. But in coastal towns like Port St. Joe, FL, the costs of buying a home go beyond the listing. Billy Joe Smiley has walked hundreds of clients through the full picture—and he’s seen how unexpected costs can surprise people.

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