gulfrealestateblog

2025 Annual Recap

Cape San Blas closed 4 lots in December. The C30 corridor delivered 2 of our sales, including a Bay front lot. Indian Pass and Cape San Blas North each closed on a lot. The North Cape sale was also a Bayfront lot. The four sales averaged a price of $262,500 over a 67 day period. For the year, the Cape San Blas market closed 60 lots for an average sales price of $267,234 in an 88 day marketing period. Activity has significantly picked up with 10 lots currently under contract. For those still looking we have 127 options to choose from. December was a bit slower but delivered a nice Gulf front home sale at $1,725,000 after a mere 19 days on market. For the 2025 year, there were 97 home sales, at an average price of $1,034,278 and an average 170 days on market. As in vacant land, things have certainly ramped up, bringing 14 contracts. Currently, there are 99 homes for sale in the Cape San Blas area.

North Gulf County had a good December, with 7 land sales. The White City sub area lead the way, with 3 of our sales, while Howard Creek, Dalkeith, Wewa and the City of Wewa each closed one lot. These transactions averaged a price of $46,143 with a painful 221 days on market. For the 2025 year, this market produced 76 sales, with an average price of $57,232 over a 135 day period. As seen in other markets, 2026 is off to a nice start with 6 lots under contract. As of now, we have 74 lots available. I look for that number to increase in the coming weeks, with many waiting until after the holidays to put their property on market. As for home sales, North Gulf County closed 4 homes in December, 2 in the City of Wewa, one each in Dalkeith and White City. These sales average a price of $166,500 in a 48 day period. For the year, we closed 48 homes with an average sales price of $188,294 in a 76 day marketing period. We’re bringing in the new year, strong with 7 homes under contract, leaving 36 for the taking, again with more to come.

Port St Joe delivered 2 December sales. An improved RV site in Highland View and a 1.5 acre property comprised of multiple lots in the City of PSJ which boosted our average sales price to $915k and brought the days on market down to 2. For the year, the Port St Joe market closed 45 lots with an average sales price of $317,804 in an average of 84 days on market. For now, there’s just one lot under contract, and 34 pieces of vacant land available. The Port St Joe market is the only market that maintained sales from November to December with 9 closings. The average home price was $324,856 after 172 days on market. There were 142 homes sold in this market during 2025. Those homes averaged $4043,717 after 107 days on market. As in other markets, things are picking up in the new year with 16 homes under contract. There’s a nice variety of 80 homes available.

Mexico Beach didn’t have a super exciting December, but managed to close a nice beachside lot on Circle Dr at $517,500 in a mere 4 days on market. For the year, they fell just under the North Gulf County market with 67 lots sold, at an average price of $241,281 with an average of 94 days on market. Kind of wild to see that the average sales price of lots are similar to what we saw for average home prices 10 years ago. January is off to a much better start with 6 lots under contract. Options a plenty, see all 112 here. Residential sales certainly slowed in December from November with just 10 closings. These 10 sales averaged a price of $505,153 in a 121 day period. For the year, the Mexico Beach market delivered 214 sales at an average price of $587,184 in a 115 day marketing period. Clearly, the holidays are behind us and folks are shopping again, with 21 homes under contract. As in other markets where DR Horton is present we have a plethora of options available, see all 175 here.

I hope everyone had a beautiful holiday season, and your new year is off to a great start! As we embark on 2026, we’ve been blessed with few super cold days, and lots of beautiful sunsets.

Team 98 is proud to announce we finished the 2025 year as Top Producing Brokerage MLS wide and continued to dominate the North Gulf County, Mexico Beach and WindMark Beach markets! Its all about you, the amazing customers who allow us to do what we do!

2024 Annual Recap

Cape San Blas had three lot sales in December. Two in the Cape San Blas South sub area, with the final at the Waters Edge subdivision on C30. The average sales price was $101,500 in a 100 day period. We have4 more lots under contract and 97 on market. For the 2024 year there were a total of 69 lots sold averaging a sales price of $338,070 in a 111 day period. The number of sales is down from 2023’s 98, however the sales price is up by $36,037, the days on market increased by 11. This market only delivered one home sale in Decemb at Indian Pass with a price of $610k after 132 days on market. Things are certainly looking up for January with 9 homes under contract, leaving 107 still to choose from. For the year there were 76 homes sold with an average sales price of $1,149,861 in a 107 day period. Compared to 2023 the number of sales is down from 99, sales price is up by $133,539 and the days on market nearly doubled. Many would say a higher sales price is well worth the delayed time.

North Gulf County closed 4 lots in December, which is fairly in line with their typical production. Two of these sales were in Wewahitchka sub area, while White City and Overstreet North each closed one. The average sales price was $88,500 in a 61 day period. Currently, there are 11 lots under contract and 84 active listings. For the year this market closed a total of 83 lots with an average sales price of $59,438 in 96 days. 2023 delivered 124 sales at an average of $55k in a 99 day period. Shockingly there weren’t big differences in the two years for North Gulf County. In the residential realm, we had two sales in the City of Wewa, averaging a price of $235k with 153 days on market. There are two more under contract and 23 on market. For the year, we sold 53 homes, at an average of $205,852 over a 62 day period. Compared to 2023 home sales and days on market are only down by 6 and the sales price was up by $33,554. 2024 may have brought the highest average sales price we’ve ever seen in this market!

Port St Joe closed a lot in Jones Homestead and City of PSJ in December, averaging $118,750 with an average of 185 days on market. This is the only lot under contract and these 43 lots remain. For the year we closed 31 lots at $211,565 in 104 days. Looking back at 2023, we were down by 3 sales, up by $1,395 in sales dollars but saw nearly an additional month of marketing time. December actually closed one more home than in November. Of the 8 sales, Oak Grove delivered one, the remaining were in the City of PSJ sub area. They averaged a price of $375,942 in an average of 85 days. There are a whopping 17 homes under contact and 97 on market. For the year, PSJ closed 118 homes at a price of $416,344 in a 71 day period. Compared to 2023 the average sales price ($374,217) was up, the number of sales (122) was down but days on market were identical.

Mexico Beach land sales increased by 1 from November with 5 closings. St Joe Beach delivered 2 sales (1 Gulf front) which boosted the average sales price ($701,700), Beacon Hill, Mexico Beach and Overstreet South all closed one lot. The average days on market was 73. There are currently 5 more lots under contract. and 104 for the taking. In all of 2024 the beaches market closed 93 lots at an average of $240,149 in 89 days. Land sales are only down by 2 from last year, sales price is down by 22,462 and days on market are down by nearly 30 days. Overall I’m surprised by the mild fluctuation in these numbers across many markets, as this year has felt much slower than the numbers reflect. In the way of homes, December finished out the year with 15 sales. St Joe Beach closed 6, Mexico Beach 5 (1 Gulf front condo, 1 Canal front condo), WindMark Beach 3 and Beacon Hill 1. The average sales price was $381,320 over a 98 day period. Year to date this market closed 216 homes at a sales price of $592,105 in 89 days. Much of this production is related to the new construction by DR Horton on the West end of the beach and at WindMark Beach. In 2023 this market closed 270 homes, at $604,463 in 103 days, so we are down a bit in all three areas.

Locally, it COLD and not much going on this month. We’re all looking forward to the warmer days and activities of Spring! For the first time ever, Team 98 finished the year as the Top Producing Brokerage MLS wide!! For the last 12 years we’ve finished as the Top Producing Brokerage in the Mexico Beach market and 5 years running with that title in North Gulf County. We can’t thank YOU the for allowing us this privilege without you this wouldn’t be possible! Happy New Year, Stay Warm!

Year End Results

Ladies and Gentlemen 2017 has come and gone. See the years totals in the charts below.

HOME SALES IN 2017:

Market	Number of Units	Total Sales Volume	Average Sales Price	Average Days on Market
Cape San Blas	103	$49,915,200	$484,613	164
North Gulf County	55	$5,173,552	$94,064	94
Port St Joe	92	$17,216,301	$187,133	79
Mexico Beach	204	$56,813,448	$278,497	126

LAND SALES IN 2017:

Market	Number of Units	Total Sales Volume	Average Sales Price	Average Days on Market
Cape San Blas	133	$20,376,149	$153,204	185
North Gulf County	90	$1,642,180	$18,245	489
Port St Joe	39	$1,548,500	$39,705	267
Mexico Beach	115	$8,816,949	$$71,190	164

First Time Buyer? Here’s what you need to know.

So you’re ready to buy a your first home? To assist in the understanding of this process below are the things you need to know before shopping.

Get Pre-Qualified by the lender of your choice. Many sellers require this before reviewing an offer. Don’t miss out on the home of your dreams because you were waiting. There are many options for financing, USDA with 0% down, FHA with 3.5% down, and conventional loans with 5% – 20% down.
Choose a Realtor®. As a buyer, this won’t cost you a thing. The seller pays commission in most transactions. If you don’t know and agent, ask friends and family for recommendations. If they are at a loss, search local real estate websites, most feature agent profiles. Be sure to choose someone familiar with the market where you are looking to buy. Your Realtor® needs to be someone you are comfortable with and have confidence in.
Start Shopping! Your Realtor® will help with this and can set up customized searches to send you new listings that match the criteria of your home search. When you’ve found the home(s) you’d like to see, contact your agent to schedule a date and time. Remember many homes are owner occupied and require 24+ hours notice.
Once you’ve selected a home, its time to make an offer. Ask your agent to provide you with recent comparable sales and discuss with them a good starting price if you’re unsure. Usually it’s best to start below what you want to pay, so there’s negotiating room. However, there are times your highest and best offer will be required with particular listings.
Your offer has been accepted. Congratulations! Your agent will forward the contract to you, the sellers agent, your lender and the closing agent. Now is the time to get serious with inspections and communicating with your lender.
Next deliver an earnest money deposit (most sellers prefer 1% of purchase price, or a $500 minimum). This deposit typically due within 3 days of sellers signature. This money is deducted from your total purchase price and can be refunded as long as the contract is canceled within the specified contingency period on your contract.
Now your agent should line up home inspections. A typical home inspection is optional and done by most buyers to ensure the condition of the home is satisfactory. If unacceptable conditions are found, this is the time to re-negotiate or cancel the contract (if the issues can’t be resolved). There are other inspections that may be required for insurance purposes or to meet the loan requirements. One example being most insurance companies require a standard 4 point ($100+) for any home over 20 years old. Other inspections may be necessary for your loan; water sample ($30+), septic inspection ($250+) and possibly a termite inspection ($125+).
If the inspections come back satisfactory or you feel you’ve been able to get a fair concession from the sellers for the needed repairs, please proceed with your loan. Once your lender has all information needed from you and you advise you’re ready to move forward, they will order an appraisal ($450+).
During this time your agent will begin lining up the survey ($500+), if the home is in a flood zone an elevation certificate will also be required ($100+). It is suggested to have these items completed simultaneously to save time and money. (This is an expense that can be paid at closing.)
Once all inspections, appraisals and survey’s have been completed, we are ready to proceed with closing. The entire process from contract to closing is typically 30 to 45 days. Closing is when you’ll be working with the title/closing agency and your lender to finalize the purchase of your new home. While some items must be paid out of pocket when services are rendered, closing is when the bulk of the money is due from you. The closing agency will require your payment to be made with by cashier’s check or wire transfer. While closing day can be very stressful, it’s also the day you’ve worked hard for and the day you get keys to your new home! Phew, I promise it’s worth all the stress and headaches!

When asked about money needed for a purchase, I always suggest having at least $5000 on hand. There’s no magic formula, but this proves to be the least I see buyers spend on closing. This figure will vary based on the sales price, inspections required and type of loan. Its possible to ask the seller to pay for certain closing costs, but this must be done upfront when negotiating your offer. We all dream of owning a home, and I believe every hard working America deserves that privilege. However we must be prepared for the expenses associated. Need blinds, go buy them. AC goes out, its on you. There’s no longer a landlord or property manager to call for repairs. When considering this step in life be smart and be prepared! I’d love to help you find a home and earn a commission, but not unless you’re truly ready financially. It is my privilege and honor to assist you in this life changing adventure!

Sizzlin’ Summer

Not only have our tempertures been hot this summer, with a average temperatures of 91°, our local Real Estate market has been on fire! While our summer residential sales numbers have remained consistent with previous years, the sales volume (prices) have increased! This is great news for sellers. If you’re looking to purchase, I’d say no time is better than the present. As statistics show prices are rising, however interest rates remain steady.

Year	Number of Sales	Sales Volume
2015	133	$31,355,960
2016	130	$33,356,887
2017	129	$38,828,100

As for lot sales, we’ve seen a nice spike in number of transactions, while the sales volume has fluctuated quite a bit. To our sellers, hold your head high and dont be discouraged, there are many lots available, but the numbers show they’re moving! Due to a less than plentiful housing inventory many buyers are purchasing land and building. If you’re a buyer, your options are unlimited! Get what you want why the inventory is abundant!

Year	Number of Sales	Sales Volume
2015	87	$5,676,700
2016	90	$15,980,527
2017	104	$10,316,250

Busy Busy Busy

Hey Guys! Its been a little over a month since my last blog. I do apologize for my absence! My lack of blogging is attributed to all the lovely buyers and sellers Ive been busy assisting. The Forgotten Coast doesn’t seem to be so Forgotten lately. We have many new buyers coming from as far as Illinois, and as nearby as Panama City. All of these buyers have one thing in common…escaping the chaos and confusion affiliated with the City life. Gulf County and Mexico Beach are great vacation destinations because we do live life at a slower pace and truly appreciate all of God’s beautiful creations. According to suburbanstats.com, Gulf County has a full time population of only 15,863, while Mexico Beach only has 1,072 full time residence. This time of year I would say our population easily doubles! Even with that, you can still get across town in the number of minutes as miles traveled. If you havent ventured to our little piece of paradise, what are you waiting for??? Hop in the car and book your room on the way! We always have vacancy (ok maybe not Memorial Day, 4th of July and Labor Day)! Check out the area information tab on my webpage to learn more about this area!!

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How to Choose a REALTOR®?

realtor

When buying or selling, its important to choose the right Real Estate agent. Sure any agent can list your home or help you buy a home, but what kind of service and experience can they provide? Here are a few tips and suggestions on making the right decision.

Are they a full time agent? If they cant give this business their full attention, they cant give YOU their full attention!
How well do they know the market? Its in your best interest to utilize an agent who works the market you are buying or selling. Would you buy fruit from a cotton farmer? Sure they are both farmers, but each have their own area of expertise.
Are they truly a REALTOR®? Realtors are members of the local, state and national Association of Realtors, and are backed by large groups that fight to make homebuying an affordable option for Americans.
How long have they been an agent? Experience counts!
When you call, are you able to reach the agent? You want an agent you can talk to, not just their voicemail or assistant. Remember if you cant reach them, more than likely no one else can either.

Most of all you want an agent who you are comfortable with, the items mentioned above are important, but your comfort and confidence in a person is key. Use an agent you can trust and depend on!!

Spring Has Sprung

spring While Spring doesn’t officially start until March 20. In the real estate world its already begun! Agents across the Forgotten Coast have had their work cut out over the last month. I personally have sold 7 properties, bringing Team 98 Real Estate Group to a total of 26 sales for $2,736,550 in volume. Not only am I on track for my personal best year, but our company is too! My success is a combination of hard work, dedication, and an outstanding leader and a fantastic group of colleagues.

With that being said, if you are considering selling, now is the time to list! Residential inventories are especially slim in the Port St Joe market. Clients have watched homes slip right through their hands! You almost need to be an impulse buyer to get what you want in this market.

Buyers beware, with homes moving this fast, supply and demand is encouraging competitive prices. Many buyers are willing to pay asking price just to get the home they’ve been watching. If you’re not ready to pay full price, but looking for a home, be sure you’re working with an active agent and being notified as soon as new properties are available. You can register to receive these notifications at http://www.mirandarollins.com.

N. Gulf Focused 2016 Market Report

The North Gulf County market, like everything else saw increases in number of properties sold and in sale price, compared to the previous year! Starting with White City, there were 2 lots listed last year, one sold for $14,000 after only 24 days on the market, while the remaining lot is still available at $17,500. There were 5 residential sales, one property even sold twice!! Sales prices of these properties ranged from $30,000 – $136,000. There are currently only 3 homes available in this area, in the range of $39,900 – $289,000, see them all here. On to Howard Creek, there was 1 unique lot sale last year for $72,000. Leaving a large inventory of 20 lots still available. Agents moved 4 residential properties in HC, ranging in price from $39,000 – $82,500. Leaving only 2 homes to sell, with asking prices of $79,900 and $130,000. Moving up to Dalkeith, there were 4 large parcels sold, for prices of $50,000 – $60,000. Leaving 12 lots available, asking prices range from $5,500. – $199,000. Dalkeith moved 4 homes, with prices of $40k – $169,900. Leaving behind 6 homes, priced from $38,000 – $180,000. Honeyville sold 1 five acre lot for an unbelievable price of $25,000, and 3 homes, $65,000 – $199,900. After these sales, this area has 3 lots remaining, for prices of $23,000-$139,900, and 2 homes for $125,900 and $172,000. Wewa comes in second to the top in North Gulf Co, moving 16 vacant lots last year with prices of $3,500. – $30,000. There’s no shortage of vacant land in this area, we still have 76 vacant lots available, 35 of which are bank owned. These lots have price tags of $5,000 – $350,000. The residential sales in Wewa top all other areas in North Gulf County, with 31 homes sold!! These homes ranged in price from $22,600 – $308,000. No worries, there are still 25 homes available, $25,000 – $245,000. Moving toward the Gulf, North Overstreet agents sold 26 vacant lots, spanning $4,500 to $240,000. Whereas the residential market had 6 sales, at $64,000 – $355,000. Again, still plenty of choices in vacant land, with 56 active lots, anywhere from $7,500 – $297,000. The N. Overstreet residential market is a bit scarce with only 4 options $89,900 – $195,000. I feel a large portion of the success along Overstreet, is attributed to the new RV ordinance along the beaches. Many of the weekend warriors are bringing RV’s and building pole barns.

Mexico Beach was on fire with 181 homes sold between $50,000 and $770k. Leaving 93 homes on the market ranging in price from $112k – $1,750,000! As for lots, Agents moved 116 with prices of $16,500 – $3.8m. Two of the lots that sold this year over a million dollars included almost a full beach front block, and the top dog for $3.8 was 220 acres between Mexico Beach and Tyndall AFB. There are still 112 available lots in Mexico Beach, choose yours $18k – an 87 acre parcel for $8.5m!

In the Port St Joe market sold 101 homes, with prices of $19k – $375,000. Leaving only 29 on the market ranging from $112,700 – $599k. This market moved 34 vacant lots at prices of $4,000 to $700k. The big sale here was the 9 acres associated with the Old Highland View School. Building may be something to consider in Port St Joe, as we have 66 vacant lots available. Choose yours anywhere from $12k – $999,000.

Cape San Blas always our high dollar market; brought in 121 sold lots, from $17k – $3,610,000. Three lots sold for more than $1m each all with more than 4 acres of beach front property. We have 164 lots remaining, priced from $24,500 – $1,875,000. As for homes, there were 99 sold, six over $1m! We currently have 67 homes left in this market, price from $145k – $3,250,000. The big boy at $3.2m offers 5700 sq ft and 12 acres along beautiful St Joe Bay!

Judging by the above stats from MLS I feel confident that our local market is on a steady rise!! Vacant land seeming to be the latest trend, and keeping our contractors busy! Until next time….

So they think we should blog…

Miranda Rollins here, I am quickly approaching my third year in the Real Estate business. As my top notch broker promised, my business is beginning to flourish! Year one was more of a haze, as I continued to work a full time job, and struggled to attend weekly trainings. As my first year wrapped up, I realized this business would never become what I dreamed unless I was going to make it a priority. So last January I took the plunge. Times have been tough, ya know we don’t get paid until we close a sale. But with hard work and the support of my husband and children, we have persevered!

Once I focused entirely on my Real Estate business I slowly but surely started seeing the fruits of my labor. By the end of that first full time year, I had more listings than any other agent in North Gulf County! I was blown away and beyond humbled! Sure North Gulf County is not high priced, or fast paced. But the people are so caring, down to earth and truly a blessing to work with. There are many obstacles to overcome when listing and selling in this market. The biggest struggle being; getting priced to sell! We all know our property is worth something, but often disappointed to find its not worth what we think. Asking someone to put a price on a home they’ve raised their family in, is almost as difficult as asking them to put a price on their child’s life. The older generation values the dollar more than we youngsters. Most still have the couch they bought in the 1970’s, and can tell you how much they paid for, which is exactly why they never got rid of it. 🙂 Momma can tell you how family meals were cooked in that kitchen, and Daddy can tell you how many nails he put in that deck. With each listing I make new friends, and learn something I didnt know the day before. Seems, in this business you can never know too many people or have too much information.

Ut-oh dinner is burning, lets do this again next week…